All right.

Good evening.

And welcome to the 5 PM Tulsa City Council meeting.

You can view this meeting on our Facebook page, our YouTube channel, Cox Channel 24, or at T Gov Online.

Assisting the council tonight are Jack Blair, City Attorney.

Lori Doring, Secretary to the Council, and Chris Boffman, Council staff.

Excuse me, Council staff.

If you wish to speak on an agenda item, please see Chris to complete a request to speak card prior to that item being read.

You will not be allowed to speak on any item that has already been read.

Please join us in pledging allegiance to our flag and remain standing for a moment of silence.

And then we have a proclamation for National Safe Place Week that Councillor Hall Harper will present.

So Councillor Bellis, will you join me in our years of service?

Okay, you do all the handing of the side.

All right.

Good evening, everyone.

The City of Tulsa has an incredible team of over thirty five hundred public servants dedicated to making all aspects of city government run smoothly each month.

The city council's pleased to recognize some of these exceptional public servants who have committed decades of their lives in their career with the city.

And we're hiring if anyone else in the room wants to dedicate years of their life too.

And whereas those employees have dedicated years of service to the state of Tulsa, its officials and its citizens.

And therefore we, Mayor Munro Nichols, and the Tulsa City Council do hereby express our sincerest appreciation for these employees' years of hard work, dedication, and continued service to the City of Tulsa and its citizens.

And in witness thereof, we hereby set our hands on this eleventh day of March 2026.

And that is what is on all of these beautiful certificates.

So we'll be calling folks up one at a time.

We'll go over to the middle to take a picture with you.

I know photo ops.

There will be paparazzi.

So when your name is called, please come to the front to receive your recognition.

And up first, oh she just walked in.

Karen D.

Tipler, police for thirty-five years of service.

Okay, and now we have Michelle Williard, water and sewer for thirty years of service.

That's right.

All right, ready one, two, three.

All right.

Alex M.

Brown, Asset Management for twenty years of service.

All right.

Is it Nick?

Nikia.

And if it's Nikaya, you let us know.

Good, Nikia.

All right, Nikia S.

Welch from Finance, also for twenty years of service.

All right.

Rhonda J.

Foster, water and sewer for twenty years of service.

All right.

Sears, water and sewer for twenty years of service.

This is clearly the department to be in.

Last one.

Last one.

Okay.

All right.

This is from the same department, water and sewer.

So just mentioning to everyone that that's clearly the place to be.

Um all right.

Alison B.

Webb, water and sewer for twenty years of service.

Many employees who are receiving their years of service award this month could not be here tonight.

We would also like to acknowledge their contributions to the city for thirty-five years of service.

Lee M.

But Buser with the police and Linda J.

Upton also with the police.

And for twenty years of service, Julie A.

Miller with Finance, Joshua B.

Goldstein with the police, and Paula G Powers with water and sewer.

The continued growth of the city of Tulsa is a direct result of the valued employees that serve our city 24 hours a day, seven days a week.

They're a true representation of service, excellence, loyalty, and commitment.

Their work does not go unnoticed, and their many sacrifices are truly appreciated.

And I especially want to thank everyone who's been part of responding and cleanup from the storm that we had recently.

Thank you all so much.

Okay.

Next we have a proclamation for National Safe Place Week.

And there she is.

Come on in.

Come on down.

Okay, we want to recognize National Safe Place Week.

I'm going to give you that.

The proclamation, then this is larger, so I can read it.

Is there anyone else sticking with you?

Okay.

All right, National Safe Place Week proclamation.

Whereas Safe Place, a national outreach and prevention program for youth in need of immediate help and safety, has operated in the City of Tulsa and surrounding areas since 1991.

And whereas National Safe Place Week is an opportunity to nationally recognize more than 22,000 businesses and organizations, as well as thousands of volunteers who give their time, resources, and energy to make our country a safer place for young people.

And whereas in the Tulsa area, Safe Place is operated by youth services of Tulsa and has provided shelter, access to more than 5600 youth, making safety readily available to these youth in crises.

And whereas the Tulsa community has many businesses that have charitably opened their doors to offer safe place and safe place trained employees, including QuickTrip, Tulsa City County Library, Tulsa Glass Blowing School, Medwise Urgent Care, Tulsa Transit, EMSA, and the Tulsa Fire Department.

And whereas the City of Tulsa is grateful to have Safe Place operating in our community, supporting our future generation with the opportunity for free access to qualified and compassionate assistance to work through a crisis situation.

Now, therefore, we, the mayor and the city of Tulsa and the Tulsa City Council, do hereby proclaim the week of March 15th through the 21st, 2026 as National Safe Place Week.

In witness thereof, we hereby set our hands on the 11th day of March 2026.

Thank you so much for all the work that you all do.

I really appreciate it.

Yes, we're going to take a picture.

Come on down.

People wishing to speak on agenda items are limited to five minutes total per meeting.

Public input is a time for members of the public to provide insight on the agenda item.

Due to the meeting format, public input is not a time for a question and answer period.

All comments should be relevant to the agenda item and directed to the council.

We're using an electronic timing system in front of the speakers at the microphone.

There's a timer that will count down the time used.

A green light indicates your time is running.

A yellow light will come on when you have 30 seconds remaining.

A blinking red light will show that your time has concluded.

We ask that you stay within your time limit so everyone wishing to speak is given equal time.

Thank you.

Please keep the podium area, railings, and aisles free from recording devices and tripods, recording equipment and accessories, including tripods, must be set up in the media center.

As posted on tonight's agenda, certain items are subject to consideration, possible approval, adoption, denial, amendment, or revision.

I call this meeting to order.

Lori, will you please call the roll?

Counselor Hall Harper.

Here Counselor Archie.

Here.

Counselor Dutton.

Here.

Counselor Bellis.

Here.

Counselor Gilbert.

Counselor Bengal.

Here.

Counselor Director Wright.

Here.

Counselor Lakin.

Here.

Counselor Bush.

Here.

All right.

Item number one, receipt and filing amendments item A, minutes of regular meeting held at 4 p.m.

on February 11, 2026, and minutes of regular meeting held at 5 p.m.

on February 11, 2026.

Do we have any speakers?

We have no speakers.

Any council discussion?

Move to approve items 1A and B.

Second.

Lori, will you please call the roll?

Counselor Dektor Wright?

Yes.

Counselor Lakin?

Yes.

Counselor Bush?

Yes.

Counselor Hall Harper.

Yes.

Counselor Archie?

Yes.

Counselor Denton.

Yes.

Counselor Bellis.

Yes.

Counselor Bengal.

Yes.

Item two.

Appointments and reappointments.

A Kayla Lee, appointment to the Tulsa Preservation Commission.

B Jackie DuPont, appointment to the Tulsa Women's Commission.

C Majesta Pearson.

Majesty, sorry.

I apologize completely.

Appointment to the Tulsa Arts Commission, Corey Taylor, and I'm glad you all corrected me on that.

Appointment to the Tulsa Arts Commission, Kate Neary, reappointment to the Tulsa Women's Commission.

Cheryl Cohenauer, reappointment to the Greater Tulsa Area Indian Affairs Commission, and Terrell Siegfried, reappointment to the Tulsa Area Economic Opportunity.

Do we have any speakers?

We have one speaker on items two A through G.

Mr.

John Hafines.

Good evening, sir.

Good evening.

Sirs and ma'ams.

Thank you.

Yes, peace.

Yes.

Peace.

I'm thankful for our honorable leaders, the honorable council chair Karen Gilbert, the honorable acting vice chair, Christian Bingo, honorable counselors, staff, team, and security.

We're thankful to the citizens of this great city of love, Tulsa, Oklahoma.

It is a joy to be with you on this 11th day of March in the year of our loving Lord Jesus Christ 2026.

Appointments and reappointments.

A Kayla Lee.

B Jackie DuPont.

C Majesty Pearson.

Appointment to the Tulsa Arts Commission.

Years ago, the Honorable Reverend Carlton Pearson, Majesty's father, and I had the opportunity to share this space together.

And more rest and more recently, Majesty's Aunt Antonia, and my lovely wife and I enjoyed singing and sharing a stage together in Branson, Missouri.

My wife and I were honored.

Majesty will be a gift to the Tulsa Arts Commission.

Yes.

As has been said before, Holy Spirit, we welcome you into the Tulsa Arts Commission.

D, Corey Taylor, E.

Kate Neary, F.

Cheryl Kloenauer, G.

Tyrell Siegfried.

Thank you.

May we continue to honor and give thanks for our employees and volunteers.

Thank you, family.

Thank you, Mr.

Huffines.

Chris are there any other speakers?

There are no more speakers.

Is there any council discussion?

Oh me.

All right.

Move to approve items 2A through G.

Second.

Lori, will you please call the roll?

Counselor Lakin.

Yes.

Counselor Bush.

Yes.

Counselor Hall Harper.

Yes.

Counselor Archie.

Yes.

Counselor Dutton.

Yes.

Counselor Villas.

Yes.

Counselor Bengal.

Yes.

All right.

Uh all these appointees are now appointed.

Uh, do we have I see Cheryl here and I see Majesty?

Do you would you like to come up and say a couple of words?

You don't have to.

You don't have to.

If you want to, please.

Well, I just would like to extend my gratitude for the opportunity to join you all and all of the beautiful missions that the arts commission has already launched.

And thank you so much.

I really appreciate it.

Well, thank you.

Ready to go, let's do it.

Thank you for serving.

Cheryl, same to you.

And to our other commissioners.

Is there anybody else here?

Come on, Cheryl.

No, and Kayla's right here, too.

Okay, yes, absolutely.

Are you sure?

Okay, all right.

Thank you.

All right.

Uh item three.

Public hearing for the purposes of giving members of the public an opportunity to be heard to any vote on the proposed second amended downtown area economic development project plan.

Is there a motion to enter public hearings?

I move to enter public hearing.

Second.

Laurie, will you please call the roll?

Counselor Doctor Wright?

Yes.

Counselor Lakin.

Yes.

Counselor Bush?

Yes.

Counselor Hog Harper?

Yes.

Counselor Archie.

Yes.

Counselor Dutton.

Yes.

Counselor Bellis.

Yes.

Counselor Bengal.

Yes.

All right.

Chris, how many speakers do we have?

We have eight speakers.

Eight speakers.

All right.

Call the first speaker, please.

Our first speaker is Reverend David Wiggs.

Good evening.

Good evening.

Counselors, great to be here.

I'm David Wiggs, former senior pastor at Boston Avenue United Methodist Church, now chief advancement officer working on development issues on behalf of the church.

Our 8,000 member churches, a long time part of the cathedral district.

We've been active years ago when the cathedral district was first organized and uh working with stakeholders there.

We've been uh a part of reconvening that group.

We've been part of the work that downtown Tulsa Partnership has been leading in terms of the pre-development master plan.

We are uh definitely in favor of this proposal and um think it'll be pivotal in spurring development in our part of downtown since the city and first announced that housing was the number one need in the city several years ago.

We have had a task force researching how we could be a part of that solution to that, uh how we could participate in providing affordable and attainable housing uh for citizens of Tulsa.

Just recently we've been able to issue an RFP on two possible sites where we believe housing could be developed and built, focusing on the workforce part of kind of that AMI structure that you're probably familiar with.

We believe if you all would adopt this proposal that it not only would make our project much more viable going forward, but really could spur great development in the whole part of downtown.

I'm sure everyone's uh familiar with all the parking lots.

It would be great uh to not only have parking, but also to have housing, to have businesses, to have services, uh have other amenities and in that part of the city, and we hope to be a part of that.

We think this idea of the public-private funding of such development is a key to making all that come together.

We really want to help build a more vital neighborhood with more people and more services and more businesses uh that can benefit the city and all of its residents.

We think it will be uh more livable if this part of the city does get developed, that it will strengthen the economy of the city, that it will improve public safety, that will increase amenities and services.

So uh we asked for your support.

We believe in this proposal.

We think it's a step in the right direction.

Thank you for your time and attention.

Thank you.

Chris caller next speaker, please.

Next speaker is Jim Stevens.

Good evening.

Afternoon, counselors.

Uh my name is Jim Stevens.

I've been a Tulsa resident since 1990, uh, and involved in the commercial real estate business since the mid-90s to now.

Uh, did take six and a half years uh during that period to be part of the Board of Adjustment and and uh say I enjoyed that, but I appreciate your time here and the time you have to spend to do this.

Um I'm here to urge you to vote yes for the uh development for the uh for the um two TIFF districts in support of uh the fieldcade redevelopment project.

Um seen a lot of projects come and go, but I haven't seen any one that's disorganized and this put together as well as what these guys are are doing.

These guys, I mean by Air American Residential and uh Morris Atlas.

Uh they're two very expensive, well well known people, 115 apartments, uh hundred and twenty-five hotel rooms.

115 apartments, uh hundred and twenty-five hotel rooms, uh does nothing uh but help uh downtown Tulsa, help the city of Tulsa, uh the citizens of Tulsa.

And um just think that you know, with 10 boutique hotels at Morris and Atlas have developed, uh numerous uh uh American residential apartments, the largest apartment holder and uh manager in downtown Tulsa.

I really don't see how um how I can fail, frankly.

They're so organized in everything they're doing.

Uh so um in addition, it'll be welcome to the city, I would think, and especially to that area of uh downtown Tulsa.

So thank you for your time.

Thank you.

Chris, will you call our next speaker, please?

Next speaker is Andrew Mungle.

Good evening.

Good evening, counselors.

Appreciate your time.

Uh my name is Andrew Mungle, and I'm actually here speaking on behalf of Paul Corey.

Uh many of you may know.

Uh Paul is the owner and developer of one of the longest standing uh and most highly regarded hotels in Tulsa, the Ambassador Hotel.

Uh, and we're here to strongly support uh this measure.

Uh from a market perspective, this project is frankly good for every hotel in Tulsa.

Uh one of our biggest challenges as a market uh is attracting larger conventions, corporate meetings, and midweek group business.

Um that business requires high quality room supply.

A project like this helps solve that problem uh and strengthens our ability to compete as a convention and events destination.

When Tulsa attracts more group and convention demand, it it benefits the entire hotel market, including our hotel.

In that sense, this project truly is a rising tide that lifts all boats and is a perfect compliment to our new convention hotel.

Speaking from a development standpoint, uh project like this are extremely complex.

Uh project costs, timelines, uh availability of financing, cost of financing, all these things make it incredibly difficult to do a project of this scale uh and complexity.

Um without meaningful incentives, something like this just frankly won't get done.

Uh I think it's also important to remember that many of the past hotel developments in the city have benefited from public incentives that frankly are no longer available today, such as the Oklahoma Tourism Development Act, uh, which supported many major hotel projects in city.

Uh and I and we feel that the proposed TIFF helps fill that gap and allows for this project to move forward.

Uh beyond the economics, the broader benefits are clear.

This development restores one of Tulsa's most important downtown buildings, uh, and frankly is a catalyst for redevelopment in that entire area.

Uh for the Deco district, for the multifamily that's coming in to make Tulsa a more vibrant place to live and to work and to play and to visit uh and create a further destination for the city.

Um we understand that there's been some opposition to this proposal, um, but we believe that this uh kind of investment really strengthens Tulsa's hospitality industry.

Um and this project is great for the city, for the citizens, and great for the industry.

Uh we strongly support this uh initiative and we appreciate your time.

Chris, will you call our next speaker, please?

Next speaker is Jeffrey Tannenhouse.

Good evening.

Good evening.

My name is Jeffrey Tannenhouse.

I'm a downtown resident, but I'm not from Oklahoma.

I moved here 10 years ago from New York City, and I started a small business called Tulsa Tours.

And it's exactly what it sounds like.

We lead walking tours of the history and architecture here downtown.

In 2020, peak pandemic, I opened a storefront at 511 South Boston Avenue, which is the Philcade building.

And from the base of the Philcade, I have watched the Deco district struggle through the pandemic and after it.

Businesses are still closing.

Restaurants, the coffee shop next to me, and soon the ice cream shop around the corner.

Fortunately for us, tourism is booming, and this year we expect to welcome our 15th thousandth guest at Tulsa Tours.

Um, but the most frequently asked question I get on tours is it always this dead here?

And that was the same question I had 10 years ago when I first visited is where are all the people?

Um the Philcade is an incredible opportunity to turn the Deco district into a destination and add much needed vibrancy to this iconic street downtown.

We're not building art deco anymore, so let's renovate what we have because a transformed Philcade can be a driver of cultural tourism to Tulsa.

Thank you.

Thank you.

Chris, our call our next speaker.

Our next speakers are James Alexander Ann Junior and Bernice Alexander.

Evening, Mr.

Alexander.

Good evening, everyone.

Hey, I have a different take than everyone else.

How far north does downtown go?

I've heard to uh Pine, and I've heard to 36th Street.

I just that's just an open question.

Now hasn't the uh Crest building received some money before to renovate it?

Uh I think it has.

I'm not sure, but I think it has.

Um when you look at downtown, just like the previous speaker said, it's dead.

It's dead as a doughnut.

But yet you have stuff around it that could work in the city up.

And that would be Greenwood.

That would be the best marketing for Tulsa, Oklahoma.

Rebuilding of Greenwood.

Not just play with it.

Just put a name down there for two few blocks.

But to redevelop it, the redevelopment like it was.

And uh we're looking for an economic engine for the cathedral area.

But like we said, there's nothing down there.

And this if I would come to Tulsa and move it there for a couple of days, I would be sadly uh upset.

I would be hotly upset.

Because there would be nothing to do.

I'd have to get in my car and go find something to do.

And what is it to do in Tulsa?

I don't Baja, so that would be out.

We're gonna have to find something to bring people here and keep them here.

Thank you, Mr.

Alexander.

Miss Bernice.

Is Bernice uh Miss Bernice?

Are you uh Chris is Miss Bernice a separate speaker for Mr.

Alexander, or are they signed did they sign the same card?

They both signed up separately.

Okay.

I will pass.

All right, thank you, Miss Alexander.

All right, Chris call our next speaker.

Next speaker is John Gaberino.

Good evening.

Good evening, counselors and everybody.

Uh I just wanted to come and give my support for uh the TIFF and the experience I've been trying to make Tulsa better and uh trying to make downtown better for uh well over 20 years.

Uh I was uh had a coffee shop at the bottom bottom of the Filcade uh and I can attest for the uh challenges that uh F and B have uh had to go through over the last uh six years since the pandemic, our volume uh at and I think most FB can attest their anomalies, but in general are down anywhere between 20 and 40 percent in sales just because people don't come downtown for office as much as they used to.

Uh the solution I think in the long term is that rather than being the central business district that we become the central entertainment district.

Uh that is what one of our consultants that the city has hired uh in the past has recommended, and that uh that avenue includes having people uh live downtown, having hotel space convention center that I hope uh we figure out a solution for.

All of those things are the best chance that we have uh for continuing to get trying to get back to where we were in 2019 in the sense of the energy, uh financial and um human capital in and downtown.

So I just wanted to give my uh support for the project.

I I've also renovated uh we just finished uh a renovation of uh 110,000 uh square foot old building that the gradient's in.

Uh we use multiple avenues of funding to make it work.

It's very difficult to make the economics work on restoring old buildings.

Uh it doesn't work without the support.

Um and I I absolutely 100% feel uh that that is a core representation as much as uh the callinary that a city um uh is known for.

The the buildings and the architecture is a core part of the history of what we have and should be proud of.

Um and the Philcade is definitely one of those that we need to invest in.

So thanks.

Thank you.

Chris, unless my math is incorrect.

Can you call our final speaker?

We actually have two more speakers.

See, I told you my math was bad.

Go ahead, call the next one.

First speaker, or next speaker is Luke Lefesti, followed by Susan Nichols.

Must have counted one finger too many times.

No, I know that isn't it.

Good evening.

This is actually my first time speaking at a city council meeting, but I'm very passionate about this.

Okay.

So yes, I'm I'm definitely coming out in support of this uh TIFF and specifically this Philcade project, just is very exciting to me.

I I'm a native Tulsa and grew up here, moved away for 12 years in New York.

I moved back, and I have a special appreciation for when Tulsa has really visionary, ambitious projects that are both creative and artistic.

And I think if you think about some of the civic projects that have had the biggest impact on Tulsa, uh, for example, the gathering place, the BOK Center, bringing in Caesar Pelley, bringing bringing in Michael Van Valkenberg for the gathering place.

Those are the destinations that have really moved the needle for us as a city.

And even looking back to Waite Phillips and Philbrook and the Phil Tower, these are things that have defined our city's identity and really shaped who we are.

And this Philcade renovation feels like it's in the same vein as those projects, something that has ambitious creative and artistic vision that can make a huge impact for Tulsa.

And I think as many people have stated, this deck desk Deco district is struggling, and I believe as someone who's lived in a big city and seen what these kind of projects can do as destinations for dining, social activity, and tourism.

I fully 100% believe in it, and the developers behind it I think are perfectly suited to make uh a positive impact that will be felt in Tulsa for years to come.

So excited for this.

Thank you.

Chris, you made me doubt my math.

This is speaker number nine.

You are correct.

All right.

Oh my goodness, shame on you.

All right, call our last speaker.

Oh, I'm already here.

She's already here.

Hi, I'm so ready.

Good evening.

Um this is also my first time at speaking at council.

Um so I'm a young local developer.

My sister and I recently took over um our family's real estate company.

And I just want to um I really wanted to come and say I'm so supportive of this um project for so many different reasons.

We have lost so many of our buildings, which I I think is why we need the cathedral district part of this project.

Um, and also we have the opportunity to not lose one of our most historic buildings by investing in the Falcade.

So I um and also I think it it's you know, looking at the new projects that are happening in the cathedral district.

I was able to go um tour the first Christian church that um Sharp Development is working on, and those kinds of projects are just so incredible and funded by um and envisioned by local developers, and it's also going to take national um Morrison Atlas style developers to bring um what Tulsa needs.

So yeah, just want to give my support.

Thank you.

We appreciate it.

Okay.

Since that's our last speaker without objection, we will exit public hearings.

Item four, mayor's items.

The mayor's not with us tonight.

Uh the remaining items for B through K will not be read aloud.

However, public comments will be received on those.

Chris, do we have any speakers?

We have no speakers.

Is there any council discussion?

Move to approve items four B through K with the emergency clause on 4B.

Second.

Lori, will you please call the roll?

Councillor Dictor Ray?

Yes.

Counselor Lakin.

Yes.

Counselor Blush.

Counselor Hall Hartford.

Yes.

Yes.

Councillor Denton?

Yes.

Counselor Villas.

Yes.

Counselor Bengal.

Yes.

All right.

Items 4B through K are approved with the emergency clause on 4B.

Number five.

Uh authorities, boards, and commissions.

A rezoning application MPD6 from AG to MPD6 for multiple properties bounded by U.S.

Highway 412 East, 41st Street South, South 193rd East Avenue, and South 273rd East Avenue requested by Fair Oaks Ranch LLC and Rob Wall LLC in care of Lou Reynolds, Eller and Dietrich, property owner Fair Oaks Ranch LLC.

Do we have any speakers?

We have five speakers.

Okay.

Only five.

First, Lou Reynolds.

Evening, Lou.

Even Mr.

Chair.

My name is Lou Reynolds.

My address is 2727 East 21st Street.

And uh I represent uh Fair Oaks Ranch LLC and Rob Wall LLC.

Uh there's been discussion in the past that this has been filed by Mr.

Joe Robson, it was.

He's my longtime friend and been a client for years, and we all know he's passed away.

But these properties are owned by two entities, and I represent these entities.

I represented the entities, you know, before he passed away, and I still do today.

So there had been talk about that at the planning commission that something wasn't quite right about all that.

So this is our our MPD number six, and and this is just the first page, the cover page.

I wanted to show that to you all.

If you'll go to the the next page, the the the this is this shows you what's going on this area.

Fair Oaks is in color down there in the lower right hand corner.

And if you look up to the top uh to the north, you'll see uh that's the uh lower Bird Creek wastewater treatment plant.

And and the city of Tulsa is is working on that uh right now.

If you can go back to that last one, please, Chris.

Uh with with the uh we're increasing the size and capacity in that uh wastewater treatment plant.

We also the orange line extending south from it, that's 12,000 linear feet of 64-inch sanitary sewer interceptor line.

That's primarily where that $50 million of ARPA money that you're familiar with that we got a grant from the state.

The city of Tulsa's also put 14 million dollars in towards it as well, and we're so we're spending 64 million dollars in this project uh to increase the ability of the sewer sanitary sewer to flow through here and and and it will provide sanitary sewer service to uh this project when it's completed in about the next year and a half to two years.

If you look at to the to the lower left, all that in green, the city spent between 60 and 70 million dollars providing sanitary sewer service for that area over about the past 10 years and has opened that up for development.

And this now will open Fair Oaks up for development.

Something that that you also used to know about Fair Oaks, its perimeter from its north and east boundary and its south boundary, that's been wrapped with a 24-inch looped with a 24-inch water line.

So from a city standpoint, we're very close to having all the services right in place here to develop this rather intensely.

The next one, please.

If you can shrink that one down, Chris, so we can see all three on one page, it would help.

But this this three that right there, the first one is the Fair Oaks Comprehensive Plan.

That this is comprehensive planning process that Fair Oaks went through with the City of Tulsa.

It's a private plan.

We did this in conjunction with the one in the middle, which is the City of Tulsa's future land use plan for this area, and and and we put together our plan and the city's plan at a similar time.

And then the far the plan on the right is uh is our MPD land use plan that we've we've developed to develop Fair Oaks through.

Come up to the next one, please.

So this is the specific Fair Oaks land use plan that's in this MPD.

And it's basically you got a residential center for retail and mixed use.

We have town and village centers for neighborhood centers, with business areas for employment, neighbored areas for housing.

We have over 1200 acres for that are preserved for open spaces.

These will be open to the public.

So all that green in there, that's all that's the 1200 acres of our open space.

That'll be from fields to parks to trails to you name it all kinds of different things.

Next one, please.

These are our our classifications that that we use, and these are our substitute for zoning districts.

These could say, you know, RS3, they could say OL, Office Light, they could say CS, commercial shopping district.

This is what we've named our our particular zoning districts.

We have a regional center, a town center, a town center neighborhood, a village center, a neighborhood center, and a business and industrial center.

And this lists the number of acres allocated to them and how they fit into the MPD.

Next one, please.

So you can kind of shrink that down.

One of the things I wanted to tell you, if if this were developed just like we've mapped it out, and we had all the dwelling units that that we would propose and things like that, we believe we would get 23,938 dwelling units in here, homes, dwelling units, and if we did this in a conventional suburban standard based on the average of what's out there, there'd be about 11,500 houses.

And if we did this in a conventional suburban standard based on the average of what's out there, there'd be about 11,500 houses.

So we almost got a doubling of dwelling units in this uh this MPD.

So next one, please.

So this is this is a start with some of the details.

This outlines, you can see the outline in orange.

There's two spots down there toward the south end and the east.

This is the neighborhood consenter center component.

If you'll flip to the next one, I have some more details about the neighborhood center.

So it's a this is this is like it said, it's a neighborhood center.

It's key design standards that are built into this MPD or variety of housing types from single family homes to small scale multifamily.

We have small neighborhood commercial uses located at key intersections throughout that area.

We have walkable neighborhood design with sidewalks, street trees, et cetera.

And and I think our big concept is that there'll be supporting local services and housing diversity all within walking distance of each other.

The next one, please.

This is our next district, our town center neighborhood.

And this is this is a neighborhood that's just off of our town center, the town center areas that darker purple.

That will be our downtown portion of this project.

So if you go to the next slide, please, this gives us some idea of what this is about.

It's it's key design standards or mix of housing types integrated within the town center.

We have alleys or side drives used to limit front loaded garages.

So we're trying to get away from that.

We have pedestrian oriented streets, sidewalks, street trees, and and we're looking to create a walkable uh residential neighborhood connected directly to the downtown district, and so that you can kind of go back and forth and get that walkable, and I'll show you some other things we built into that.

Our next one is a town center.

This is our our city center.

This is our downtown type area.

If you'll go to the next slide, please, it's got a little bit of a of a picture of what that might look like.

And uh, and so our key standards here are going to be active storefronts, mixed use buildings located close to the sidewalk, buildings arranged to form a continuous street wall, walkable downtown environment with sidewalks and street trees, and it'll be the functional downtown core of this project.

And that the standards for that are in this MPD.

Next one, please.

This is our village center, and and it's mostly south of the uh uh downtown area.

And if you go to the next slide, I'll give you some more details.

This village center is going to be small, mixed-use uh village centers within walking distance of surrounding neighborhoods.

Uh buildings are gonna be placed close to sidewalks.

We want to have active frontages.

We put the standards in this MPD for that.

We've got housing located above or near the neighborhood serving retail services, and we're designing to have the very walkable area so that we have sort of we call a walk shed that there's a lot of access for people within a quarter mile of of where they live throughout this whole whole district.

The next one, please.

This is our regional center, and and if you'll go to the and it runs the the length of the project on the east side of the Creek Turnpike and kind of north and south, it's a narrow standard.

One of the design standards that's in this MPD with respect to the regional center, is that we have a block length can be no more than 1,600 feet.

And then inside that block length that uh that at 800 feet, we have half blocks, so they're cut up.

So we're we're while we have lots of uses and intense uses in here, we don't allow the the blocks to get really, really big.

And and the biggest block would serve something that might you might consider to say a say large box retail type center, and and with with say, say a super Walmart or super target or something like that.

That'd be the biggest track we've got with those size limitations.

Uh we limit those blocks to 1,600 feet uh of frontage on a street.

So if you'll go on and kind of look at this, uh we're we're hoping and it's built in the standards for commercial, mixed use, multifamily buildings, all supporting kind of a walkable regional destination.

Our buildings are organized in connected blocks with parking primarily located behind the buildings.

There'll be pedestrian connections limiting nearby neighborhoods to jobs, shopping and services.

So this reflects uh uh this intent to create different building types as well as having walkable commercial activity.

And remember, this runs the the length of the uh MPD down the expressway.

Next one, please.

This is our business and industrial center, and these are at our northeast corner and and then on the west side of the expressway, the turnpike.

If you go to the next slide, please.

This is sort of a description and somewhat how that would look like.

So if you make some changes in those standards, that's just fine with us.

And so I'll I'll make sure we've got that verbiage for you all before second reading.

So I I think that make that something that's easier to do.

Next, please.

So there was there was talk and and and what I want you to see on this, there was there was uh a discussion about gosh, it's sure there's a lot of uses.

Well, and there are, but these are right out of your zoning code.

And and if we zoned a piece of property, say CS, you know, at that 71st in Yale for lack of a better term, or anywhere else in the city, all these uses would be in there too.

And and you have to remember we go from single family, if you will, really from parks and open space, all the way to industrial.

So we've got to put in all the uses in this MPD, or we won't have the use.

So if you open up your zoning code to the office commercial, industrial section, this looks exactly like it.

We did do a few custom things to fit in the spirit of what we're doing.

We added like a small artist type studio, and and to allow, say uh a bronze artist or somebody that makes guitars or or whoever it might be, they can do that in some of the residential areas, and and that's not you know an industrial activity.

And and so we've got the flexibility in this MPD to put uses where we want, and we we put limits on that.

It can't be any more than 4,000 square feet and and things like that.

So we we we've tried to give people the right to do artsy and crafty things close to where they live.

Uh and and we we we took out a lot of uses that we didn't think were appropriate.

So we've actually got less uses than you have in the zoning code, but we did craft one more to put it in some special areas where you can't put it in the zoning code today.

Uh next one, please.

You can keep scrolling, Chris.

That's and now I wanted to focus on this because this is the big driver of this uh of this MPD, and and it's very important to us, and something we've spent a lot of time working with and and working with the city and and working on and and in this particular MPD, it's got it's 53 pages.

Well, 13 of them are about our transportation and our street system.

So, you know, uh a full fourth of what we're doing is all about getting our streets right.

And so if if you look at the the go down to the next slide, please.

We've got a a street grid that we've proposed, and throughout this grid, it has different types of streets and things.

We've proposed uh 11 different types of streets uh in throughout this this this MPD and everything down to a one-lane alley.

And and we've we've worked out with the city the standards for a one-lane alley.

We to my knowledge, we don't have those anywhere in modern times.

So we think that's something we need to bring back in certain areas.

So if you look at what just some examples, there's there's the details of all those streets by their classifications, and then the next one, please.

Here's all of those streets are laid out here with the Fair Oaks street sections, and and here's one that's uh four-lane boulevard and major arterial streets through there would look like that.

Here's another four-lane boulevard, and and how it would be laid out.

And I just want to note on something.

We've got sidewalks on one side, a trail on the other, trees, trees between it, you know, trees between the sidewalk and the street, that sort of thing designed to just focus in on that that walkability, getting around on your bicycle, things like that.

And and these are the streets we would intend to build.

Next one, please.

And just goes right through what these streets would be like and what they would look like.

Next one, please.

And and I think you can scroll through these, Chris, but you can get the idea.

It comes on down the very last one is our our one-lane alley.

And uh so we we work very hard uh on the design and and limitations and things to to make this this something that will be very good for our city.

So uh I'll respect what you requested you approve this.

It's been recommended for approval by your staff.

It's been recommended unanimously for approval by the planning commission, and with my proviso that I'll get back with you and work out some language on future treatment of how a data center might be.

So if you have any questions, I'll try to answer them.

We might take questions afterward.

Should we get through our speakers first?

Like we should go through that, and then we can call up Mr.

Reynolds afterwards.

Um Thank you, Luke.

Thank you.

Um, our next speaker, please.

Our next speaker is Danielle Krachowski.

Good evening.

Um thank you all for having me.

I'm a little nervous.

I'm a little and I don't really have any prepared points, even though it looks like I do.

I brought my whole folder of MPD six stuff up with me because I wasn't expecting to be called first.

Um my name is Danielle Khruskowski.

I am a or I was, I should say longtime Tulsa resident.

I believe I've emailed each of you today, at least once a little bit about me.

I like I said, longtime Tulsa resident.

I recently moved to the area that MPD6 affects.

Um I have Tulsa roots, I've been here for over 10 years, I've spent several hundreds of thousands of dollars getting an education at OSU and OSU Tulsa.

I'm an accountant, I have an MBA in finance, I'm a data person.

Okay, so I want to thank um Councilman Bengal for meeting with me at his town hall.

And if any of his uh constituents are here, I apologize for eating up all of his time after the meeting.

Um but I do think we had some great conversation, and we have a you know, while we disagree on a lot of things, I do believe that there is a way for us to meet in the middle, which is why I'm speaking today.

Um Councilman Bengal helped me to realize that MPD6 isn't going anywhere, no matter what I'd like, right?

Um I have done a little bit more research on it, um, and I've I have accepted the fact that it it's here to stay, right?

There's nothing I can do about it, and that's fine.

I've made peace with that.

Um my concerns are the rezoning.

If this has been a 20-year plan and it's going to continue to be a plan for the next 20 or 30 years, why do we have to rezone this immediately?

Okay, simply because we have the moratorium on the data centers, there's bills being presented in the Oklahoma government about data centers.

And if you look at the maps that were presented, my neighborhood, which is really just, you know, I live on the wrong side of the tracks.

I live 20 feet, you know, 20, 30 feet from the the city line.

So I've kind of been told that my voice doesn't matter.

And I have a problem with that.

Because sorry.

Um if we are rezoning, why don't we wait and see what happens with the data centers?

Because according to the maps, there's only a 250 feet buffer between my neighborhood and a data center, and I don't think that's right.

We don't know the environmental impacts, which I've already said.

I'm not gonna go into all the things that I've sent you all an email about.

Um, but we also hear I've I've listened to the planning meetings, I've listened to some of the urban development meetings, and I keep hearing this is what our young people want, right?

This is what our young people want.

This kind of MPD six.

Um so my question as an accountant and as a finance person, where does where does that blanket statement come from?

Like what are what are the entrances where we're looking at where these people say this?

Um I I kind of want the data on that.

I really do, because I can tell you when I was 20.

I lived and worked in New York City, loved it, loved it.

But now that I'm 50, where do I live?

I live here in a city, or just outside of a city, which I love.

I love that I live just outside of the city where I have all the amenities of a city, and I do believe that Tulsa can be a world-class city.

I really do.

Um I like I said, I've lived in New York.

But New York also does more of a stakeholder than a shareholder.

I think the residents of Tulsa, we can look at them like shareholders and the people outside of Tulsa, just outside of Tulsa.

Literally, I live on the wrong side of the tracks, right?

Um, we're the stakeholders.

So that's what we we do in business, right?

Businesses are moving more of a stakeholder where we don't just consider our residents or or the people that own our stock, right?

We look at the people outside.

Like, how does what my my decisions affect the people outside of my boundary who maybe don't own my stock, but my decisions affect them in their life.

Um I think that I've I've said everything I want to say.

I I want to I want to say so much more, but I see that my time is running running low.

So I want to be respectful of everybody's time, and I thank you all for reading my emails.

I can continue to send more with more links and more research.

Um so again, I just thank you for allowing me the opportunity to speak.

Thank you.

Chris Cull, our next speaker, please.

Next speaker is Buchanan Dowling.

Good evening.

Can you bring up the uh when we mentioned the map before I start?

Thank you.

Okay.

Thank you.

Uh my name is Buchanan Dowling.

I live at 2913 East Quaker Street.

That's in the neighborhood of Whiskey Ridge.

I'm an electrical engineer and I specialize in industrial automation and controls, and I'm intimately familiar with the technology and infrastructure that is placed within data centers.

I previously submitted documents, questions, and document uh on MPD6.

I provided many recommendations, the bulk of which have never been addressed.

I spoke at the Planning Commission about the contamination of this site.

I'm not going to touch on that anymore today.

What I would like to do is direct focus to the screen, and I trust that everybody can actually see this.

The blue areas are the business and industrial centers.

Now I I really should commend Mr.

Reynolds and his team for doing an amazing job and in putting all this stuff together.

But as they say, it's like kind of lipstick on a pig here.

If you live on the east side of the turnpike, it's going to be an amazing place to live.

You're going to have all these places where you could walk and explore, go eat.

But there's a huge risk to the people myself that live on the other side of the turnpike.

These are the people that abut that blue section.

So everyone knows about Project Anthem, and that's that section on the top, top left that's in blue.

It's already approved, it's happening, that's fine, right?

So much going on.

My big concern is an expansion of that data center, right?

So those handful of people that live nearby that, they're gonna be it's gonna be hell, forget my language.

There's gonna be loud noises, there's gonna be generators, there's going to be uh it's just not gonna be fun.

Now that's just a handful of residents, and this is for a project that's already approved.

Ultimately, what I'd like to see here today is a moratorium on any expansion into the MPD zone.

For what reason?

If you look on the south side of this map, blue, how many thousands of homes, how many 10,000 people live there?

These are people that are gonna be directly affected by this expansion.

If there's gonna be any expansion of a data center, we really need to kind of hold off.

I would recommend that we one put a moratorium, but if you don't want to do that, that needs to be reserved and put on a totally separate project.

It really has no bearing on this project at all.

Period.

It's a convenience for the developer.

They put that in there so they can dictate the rules.

As you said today, he has he's put all that in there.

Uh he's stating that he's going to put information in there.

There's nothing in this putting restrictions that predict existing residents.

And that's what I'd like to talk about.

So just recently they'd approved a new neighborhood that's on the left side of that blue area.

That's Amethyst Falls.

I live in Whiskey Ridge.

You have other neighborhoods all over there.

And there's also brand new homes in that little uh uh brown section there.

So you're talking about three or four sides this a data center could expand into.

Now, if I'm a builder of a data center, I'm looking at all this electricity, all the power that's right there, it's perfect.

That's exactly what they want.

But as a resident, that's not good.

So in some of my emails, I pointed out that the Tulsa comprehensive plan cited on 5.3 explicitly directs industrial uses to particular areas of the city while discouraging them in close proximity to neighborhood areas.

This is it.

Right here.

There's no standards, noise standards, no protections for us residents.

And that's what I'd like to think about.

So please, I urge you to request an I'm requesting an amendment to establish a moratorium and prevent any expansion.

Because we really don't know what's going on when these are put into place.

There's so much going on in Tulsa right now, and I would urge caution and just don't allow it, right?

We can take that piece out, let the rest of it go forward.

Everybody's good.

Thank you.

Thank you, sir.

Chris, can you call our next speaker, please?

Next speaker is Koealani Balu.

Good evening.

Hello, Chair, Commission.

Thank you.

My comments today focus on solely on the procedural requirements of MPD ordinance and whether the MPD6 application contains the evidence.

You are legally required to evaluate at rezoning.

So MPD6 or the MPD ordinance requires findings of adequate public infrastructure, adequate utilities, environmental impact evaluations, compatibility, defined uses, and a binding site plan now at rezoning.

These findings cannot be deferred to staff or for future administrative steps.

There is a reason for that.

Once zoning is granted, all permitting all permitted uses become a matter of right.

After rezoning, staff cannot deny a permitted use, cannot impose new conditions, and cannot require new studies.

Permitting becomes administrative.

The city loses all discretionary authority.

So Tulsa has already learned this lesson the hard way.

MPD6 application contains no traffic impact analysis, no roadway capacity modeling, no freight routing, no emergency access modeling, no funding identified for in the fiscal year 26 ODOT or city budgets.

With oil prices spiking due to the Iran conflict, construction costs and transportation budgets are under even more pressure.

ODOT is already facing infl in inflation-driven overruns, rising fuel and asphalt costs, and unfunded improvements.

Tulsa Hills required millions in emergency intersection rebuilds.

East Tulsa Industrial Corridor caused pavement failures and truck um trucks cut throughs.

Now Owaso 96th Street Corridor required taxpayer funded widening after approvals.

And today the application confirmed, the applicant confirmed that the application is incomplete.

Mr.

Reynolds described 13 conceptual street principles, 11 street types, one lane alley and sidewalk trail combinations, but these are illustrative, not binding.

He did not submit a binding street plan, adopted engineering standards, emergency access modeling, traffic capacity analyses or funding sources, conceptual drawing do not satisfy the ordinance.

Without evidence, the commission cannot make the required finding of adequate public infrastructure.

Now the application includes no water demand projections, no wastewater load estimates, no electrical demand disclosures, no substation requirements, no stormwater modeling.

Now HP 2392 makes the this emission even more serious because it requires large large customers to share transmission and substation costs, upfront collateral, minimum contract duration, OCC filings, protection against stranded investments.

Now MPD6 contains none of these elements.

Tulsa's already paid this price, skipping utility analysis.

The River District required emergency lift station upgrades, aspen hillside in broken error caused downstream flooding and retrofit.

So without utility capacity disclosure, the commission cannot make the required finding of adequacy.

Now a federally listed species assessment was required for 104 acres in Fair Oaks parcel in 2023.

It identified habitat for northern long-eared bat, piping plover, red knot, and monarch butterfly.

Now MPD6, it's 6200 acres, 60 times larger, yet no species assessment was required.

Tulsa's already experienced the consequence of skipping environmental review, including contamination delays in North Tulsa, and federal consultation in East Tulsa.

Without environmental evaluation, the record is in incomplete.

Now, combatibility.

MPD6 includes no noise limits, no lighting standards, no vibration or heat controls, no truck trip caps, no hours of operation limits, and Mr.

Reynolds referenced screening and setbacks, but then admitted they did not have the time to put those in writing.

This is an admission that the application is incomplete.

Without performance standards, the commission cannot make the required findings of compatibility.

Now the ordinance requires requires defined uses, a binding site plan, a phasing plan.

Today the applicant admitted we have to put all of these uses into the NPDs.

We we added art studios, we took out uses, we didn't think were appropriate.

We want flexibility to put uses where we want.

We'll get back to you on data center language at second reading.

These statements confirmed the use table is not final.

Uses are being added and removed ad hoc.

The applicant wants discretionary placement of uses.

They intend to add new use language after the public hearing.

Adding uses after the hearing violates public notice and due process.

If it cannot be codified today, it cannot be approved today.

So more than 100 pages of the MPD6 application consists solely of signage photos.

These pages do not contain any of the required infrastructure.

And with all the pieces spiking from the RAN conflict, MPD6 requires major roadway improvements, but no funding is identified.

A species assessment was required for 104 acres.

MPD6 does not have it.

The applicant admitted today that uses standards and data center language are not in writing and would be added later.

Without infrastructure funding, without environmental evaluation, please say no.

Thank you.

Thank you.

Chris, don't challenge my math.

Call the last speaker.

Our final speaker is Cheyenne Morgan.

Good evening.

I feel like I just saw you this morning.

Hello.

I don't have anything super prepared, so I'm just gonna go wing it.

Um PD6, there are unremediated mines on this land that have not had an environmental study.

I think it's irresponsible to rezone this land to uh create these neighborhoods where kids will play when there's a possibility of contamination with um from those mines.

Also in proximity to an already approved project, project anthem, there has been no studies on how data centers will impact neighborhoods around them.

Um yeah.

I just think that we should delay approving rezoning until there's a a final appro uh final environmental study on this land and uh moratorium on data centers.

Thank you.

Thank you.

All right.

Uh that was our final speaker.

Uh is there any council discussion?

So we're in council discussion, excuse me.

So counselor Dutton.

Okay.

Thank you.

Thank you for every uh to everybody for coming out to speak.

Um Chris, I would appreciate if you would go back to the Master Plan Development District Table of uh, I'm sorry, section five five under supplemental use regulations.

Actually, let's go back to 4.1.

I'm sorry, page 18.

Counselor, these to work are are you gonna direct these to anybody specific?

To uh Lou, please.

Mr.

Reynolds.

Yes, Mr.

Reynolds, thank you.

Louis, would you mind coming back up?

Hi.

Hi.

Okay, so section 41 page 18.

It should have maps.

Okay.

That's yeah, that was yeah, go back.

Yeah, that was good.

Oh, yep, there you go.

You were right.

Okay.

Okay, yeah.

So the gray areas here are the business and industrial centers, correct?

Yes, ma'am, that's correct.

Okay, and then back to 4-2 page 19, the next map.

And it shows the same.

And this lower uh peach colored area would be a park.

Is that correct?

Or green space?

No, that that's not part of the green space.

The neighborhood center.

That's a neighborhood center.

Oh, okay.

Okay.

Okay, and then let's go to section 5.5 under supplemental regulate use regulations.

Page 32.

Okay.

All of these uses here listed.

We have four pages roughly of uses that are listed, correct?

Yes, ma'am.

That can be applied.

And then we go to 5.5 page 32.

Item I hit the bottom here.

Um right there.

Yes.

I data centers.

That wasn't something that was brought up when you were up here speaking.

Um that's an item that does not necessarily have to be in the plans, correct?

If you guys want to remove that from the plans, you can.

No, we we added that to the plan and presented that to the planning commission and as an additional development restriction, so that that no data center would be within 250 feet of that line, and so everything would be 250 feet away and further away from anyone.

Okay.

And so we're trying to add an additional setback.

Okay, I get that.

But if you wanted to take that out of the NDP, MDP, you could.

Well, with the approval of the planning commission and you.

Right, but you could ask you.

On the thicket reading public hearing.

And the development for the property, correct?

Well, we're not.

And so yes, it could be, but we're not.

Okay.

That's what I wanted to know was if it could be if that was an option that you guys could remove.

So you did answer that question.

One, we're not, but we're also agreeing to add whatever you're doing.

We will be flexible to whatever restrictions you come out in the future with respect to it.

Okay.

I also just want to remind uh constituents and um the viewers that are watching that you can get this material that we're reviewing on this uh subject matter from last week's uh City Council UED 1030 meeting, and it would be in the backup materials for agenda item number six.

You can get that supporting documentation to look for yourself.

Thank you.

So to be clear, we're not proposing taking anything away.

We're proposing adding an additional restriction.

So that no one will be misled by our discussion.

Right, got to okay.

Thank you.

Counselor Bullis.

Um I think I well no, here since you're up here, I'll ask my two questions for first.

Um is just for my own.

So it's a proposed, it's the 250-foot setback for industrial data centers.

For data centers specifically.

Right.

Um does that include, just to clarify, is it codified in here requiring certain screening and sound mitigation?

Because those sounds could have a high impact even a mile, two miles, three miles away, worse impacts up to 3,000 feet away.

This is only 250 feet.

We don't have anything specifically sound for data centers.

We have screening and setbacks and and lighting and landscaping, and we've got double in the landscaping that the code would require its property lines where it would be residential.

But you know, we don't have all those standards in our code, and that's why I suggested to you all, we'd be happy to accept what you come up with.

Okay, and then um next question is and this might be something I might ask um legal or the planning office more about, but there's something in here about this all referring back to I think a May 13th date.

Certainly.

I can answer that.

Okay, what's what does that mean?

But that that's just a reference.

It's referring back to the date of the zoning code at that time, so that the rules in place at that time would be the rules in place that apply to this project.

So grandfather added.

So how does that pair with you saying you'd be open to revisions if we're gonna be able to do that?

So I'm telling you, data centers were willing to revise that standard to whatever you do in the future with spectacular data centers.

Okay, so changing the May 13th date and what's proposed.

That's part of what the language I'll bring to you.

Okay.

That is that's helpful.

And then as my last question, that's super helpful because that's something I was really looking at.

Um are there already for whether it's for these industrial purposes, the data center purposes, or all of this really exciting housing development side of this, are there already developers or dollars or contractors like in the like because I know these are some amazing robust plans.

How much of this is imminent with certain folks at the table?

Back up.

A laser pointer.

So that all right, let's start scrolling.

So I just want to give you the big picture, what's going on.

Keep going.

I'm sorry.

Go down.

We've passed where I want to be.

Uh keep going.

One more.

Stop right there.

So with respect to what's going on right now, the the we we missed a project that was known to you all as Project Cane Break.

And that's down in here in this industrial part where the pointer is not going to work, and I'm not going to look at it to zap my eyes out to prove that it's not working, right?

So down in down in the southwest corner, that that gray, that employment part, uh, that was where cup project cane break was planned to be.

And and and it's turned out that that's a project that that's not very likely to make, and we've worked on it for a couple of years to have it come to us.

That gray spot, that gray spot, if you just scroll so we can see the top of this the other way, and and north of this, there's about a thousand acres.

These lands are under a joint development agreement between us and partner Tulsa.

And and part of those those lands and the purpose of that joint development agreement as part of the ARPA grant that we got, one of the commitments that we made was to seek employment within the area impacted by those funds, and that was a commitment we had to make to the state.

So we partnered with Partner Tulsa and partner Tulsa partnered with us to make these areas available for uh employment.

And and partner Tulsa had had helped us and partner Tulsa had recruited the Crane Bank project, and we came very close to that.

So uh that that's the closest that we're coming to something that's right now, but it's not going to work out.

Okay.

So they're all under a joint development agreement with partner Tulsa.

Okay.

And then for the more kind of beautiful, exciting parts of this to happen, we assume that people will want to develop lots of housing.

I'm sorry I didn't hear you.

Sorry, for the for like the really beautiful, exciting parts of this to happen, that's then we're assuming that if those things come in, or the proposition is then all the housing will want to develop near it.

Yes, we we think so, and and and we think you know, it it's one of the parts of the problems when you look at some parts of Tulson and you walk around and say these used to be neighborhoods, these houses used to be nice, people used to live here.

Well, the the folks are gone, but the jobs went before the folks left.

And and and you know, the in in the big picture when we're talking about the housing and and the the term we always bring up with is affordability.

And and the the tricky part about affordability, and you all know this, and most people don't, so I'll say it kind of just for the the general public, but in 1980, Tulson's earned 114 percent of the national average.

So Tulson's as a whole made 14 percent more money than the average American just on average.

Today we earn about 90 percent.

So we've lost 25 percent of earning capacity compared to average Americans.

And you know, the nice part about Tulsa, we are a city, we do have some big companies, we do have big business.

Well, it's really nice if you're in like the top third of those people and you earn a similar wage to someone in Denver or Chicago or Houston, because you get to live in Tulsa, you get to pay a Houston wage and and prices and things are lower, and you riv it's really great.

But if you're below that, it's kind of crushing.

Yeah.

And uh and and that's why you have these, you know, these affordability issues and what you all as a council are working on.

You guys can impact the affordability of housing to try to drive down housing costs.

It's very difficult for us to bring jobs that pay more than the prevailing average to raise everybody's boat and and and make everyone better off here.

And that's our struggle.

That was partner Tulsa's and our commitment with respect to Project Cane Break.

These are bringing in good jobs, they paid more than the prevailing average wage.

You know, it it was what you all want, and and we're all looking for and we're fighting for.

And it's a fight, it's really competitive to to get you know better jobs, and that was part of the commitment we made to the state.

And that's why these areas are so important to us.

That's why those uses are in there.

We realize there there's pushback on data centers, but those aren't the tenure.

Those aren't gonna give us 10,000 jobs, those will give us a handful that we're gonna do.

But we want we want to know, we'll get we're flexible with you all to ensure you get the protections you want.

That's helpful.

Okay, can I switch out to the planning office for some quick questions?

Thank you so much.

Thank you.

Um I was just gonna check with the amount uh since there are so many different land uses embedded in this with the um different physical space that could be industrial and would permit data centers, how many could fit in this plan?

Sorry, I'm asking you to do like some random back of napkin math maybe.

Yeah, well, and and there's an assumption I would know.

I mean, so right now, I guess I'll start with this.

We we, as you all know, classified data centers as a low impact or a light industrial use within this development plan map that we have on the screen, those would be permitted uses within the business and industrial centers as well as the regional centers.

Um I think in total that equates to about 2400 acres of land.

Um if I'm judging by let's say Project Anthem, which is a roughly 400-acre tract of land, and you just do the quick math, that would be six sites.

Um but that's again assuming geometry works for that type of a use and and scale and and some of the other requirements that would be in the plan.

So thank you.

That's really helpful.

And then related to the setbacks, is that and that might be this might be what you're researching as we consider zoning for hyperscale ones.

Is that something that you all are seeing different best practices around?

Because I know this has the 250 feet, which isn't a lot for what relative to what we know about some of the noise pollution.

Sure.

It is something we've seen.

I don't want to speak conclusively about some of the things because this kind of has just kicked off in what we're looking at.

And I will tell you that we found cities with a wide range of approaches.

There are some that have that have not dealt with setbacks, but maybe have dealt with the scale of the buildings themselves or their particular districts that are allowed within.

There are some communities that have used setbacks as a tool.

Some of them have been as great as maybe 1,500 feet away from a residential area.

So I don't know that I have a good answer as to what the best recommendation is on setting these away from residential districts.

And you know, response to the addition of the 250-foot setback on this project, that is much greater than the other industrial setbacks that we have today.

I think you all at your committee today saw a map of where we have IL zoning.

None of those would have a 250-foot setback from residential.

So it is is still in it in excess of what we would generally apply, but I'm not sure where we will come at this with new recommendations yet.

That's helpful.

And then just since someone mentioned unremediated mines.

Do we know where those are on here?

Or what is I was just curious if that's I don't know a lot of things.

I think Lou will probably be able to tell you more if he wants to, but there are there are um coal mines to the east of the highway.

A lot of them you can see from an aerial photography standpoint, just because they've become lakes.

Um there's strip lakes throughout the entire property on the east side of the highway.

Um what I will say is that remediation of mining activity is not a scope that we deal with in the planning office.

There are uh federal agencies that oversee reclamation of mining activity.

There are federal regulations that require remediation of those types of activities, um, and they would have to be adhered to if property owners are going to move forward with developments like those you see in these proposals.

Uh it is not a requirement to submit a zoning application that all of those things be dealt with at this time.

So thank you.

That's really helpful.

Um and then I just wanted to real quick name to um my council colleagues.

I was checking related to that piece where it has that May 13th date, but we heard from uh Mr.

Reynolds that they you know would be open to being able to have revisions.

We would it I I checked with Sarah and Jack, and they she was recommending um that we if we if we were going to amend that we would want to do it today.

And the informal way of looking at that would be deleting the names listed by the or the dates listed by the zone and code reference and add as maybe amended from time to time, or Jack provided some more formal language, but just since they mentioned being open to revisions if we had new standards that we would want to make that amendment tonight, just flagging that to my colleagues.

Okay.

Thank you, Mate.

Sure.

I think that was me.

I hope so.

I don't know.

Council are deck to right.

Thank you, Chair Bangle.

Nathan, could you come back?

Should have known better.

Um Chris, can you pull up page 50 of the PDF?

It's actually page 40 in the presentation, but um I have so admittedly, I think this is the first MPD six that has ever come before me as a city counselor.

Obviously, we have master plan developments across the city.

Um, it's the one that shows the four it's page 40 of the PDF, but like in the the whole big thing, it's 50.

Yeah, yeah, yeah.

It's the four-lane.

There you go.

So this kind of jumped out at me.

I don't think this is something typical in our city, is that correct?

Would this be the first?

I think it would.

I can't think of any other examples in Tulsa that's analyzed this design.

I can't either.

And so immediately I went fiscal impact of a four-lane boulevard with um you know beautiful trees in between, as we share the memorial corridor and often are talking about how we don't have dollars to take care of these things.

So understandably desirable, but um when we're doing a master plan like this that is so just like out of wholesale cloth, building a whole new not just a neighborhood, but like a collection of neighborhoods, all of it.

Is there a fiscal pack impact analysis done of like when the city is a responsible for these, what the ongoing maintenance and you know, repair and all that's going to cost us?

Not as part of the zoning.

Right.

So what will happen if if this were to be approved, uh there will be a series of of subdivision processes as each piece of this comes in for development.

For plating and all that stuff.

Right.

And during that plating phase, um the plat is is very much a partner item to the engineering of infrastructure.

So the developer, whomever that is at the time they come in to develop, would represent on an engineering set how they intend to build out those public streets.

They would go through our infrastructure permitting process while they were platted the property for development.

The city would have to accept those improvements.

So in addition to reviewing them for our engineering standards to meet all of our requirements.

Amenities like this, which which have come up in smaller scale developments around town, oftentimes come with a request by the city to to arrange some sort of maintenance agreement that it's not going to become the city's responsibility to come in and maintain all of the nice landscaping.

Um we've seen that in several business improvement districts around town who have their own allocations set aside to to maintain and deal with those types of amenities.

So I think that's what you would see in this aspect when these things start to be developed and built, there would be a request by the city to ensure that privately those amenities are going to be maintained by the property owners adjacent to these types of pieces of infrastructure.

And the reason I bring that up is so in my part of town, there are these master planned communities that 50, 40 years later, now there's these question marks around these beautiful islands, who's maintaining it used um, you know, would be a um mandatory HOA.

That agreement expires.

Now it's this.

So I'm just flagging as this counselor who is navigating master plan communities put in Tulsa in the 80s, 90s, and the things in 70s even and the things that we're grappling with today.

So I want us to be very mindful.

Um I understand this is just kind of a dream big, and then the reality of it all sets in.

But these kinds of things flag for me as we constantly in South Tulsa have these kinds of amenities and now have to fight in every capital improvement package to try to maintain them.

Um I do think East Tulsa's desirable.

I think we know from the census that it's the fastest growing part of our city.

I want to go back to the discussion.

Thank you, Nathan.

Um, today, as we were talking about Anthem and data centers, and there was a statement made, and I can't remember which of you said it, but it's like, oh, well, this doesn't have housing near it.

So um because I raised a flag when Counselor Bellis showed different parts of town and my part of town has IL already, and we talked about rodeo and noise and all of that.

And one of the statements was, well, we don't have to worry about that with this project because there's no housing nearby.

But now we have this proposal to do 20 to00 dwelling units within 250 feet to I don't know how many miles away once this would all be built out.

So I just do want to flag that.

Um these are companion pieces and um to counselor Bellis' inquiry just a minute ago, it looks like up to six could probably fit in the area.

We know that two are coming moratorium or not.

So I just if we're planning something that 50 years from now, the residents are gonna say, what were those people thinking?

I just really want to be on the record.

Like, let's learn from parts of town that did have this kind of master plan, what the impacts are fiscally on infrastructure maintenance, not just roads, but also under the roads, and really be mindful of um you know what these approvals are.

When it comes to the amendment, I do think since we are looking at um tightening up language, obviously when this started, we didn't know about a lot of this stuff.

We're learning as fast as we can.

I do think we should make a friendly amendment and take the date certain out and put this more flexible language in.

But I would just be cautiously supportive of something like this, knowing that the infrastructure impacts ultimately will be every citizen in the city of Tulsa funding it.

And to this day, long-term existing parts of town, I'm looking at counselor Bush, I'm looking at Councillor Hall Harper, Counselor Dutton, Counselor Archie, and even Counselor Bangle are already underinvested in a way that we are constantly looking for how we're going to catch up.

We have a lot of streets under 40 PCI across the city, including my part of town, that we have no plan for how we fix those streets, and we're looking at taking this on.

So I just want to be thoughtful about how we do all this, the commitment today, and then like the long-term impacts.

I feel sometimes because we're in two-year seats, we're just looking right in front of us.

Um because grants and things have time, you know, they're time bound.

We're like, we gotta move fast.

But I do sometimes wonder like how we're thinking about the choices we make today for 10, 20, 30, 40, 50 years from now.

And I know there's a saying that that's a future mayor and council's problem, but I would just be remiss if I didn't just verbalize that because I am the counselor now looking in my community for how we solve some of these issues.

Counselor liken.

Okay, so you guys recommended this, right?

Yes.

How come?

Oh, that was it?

So how how come?

Oh, how come?

I thought you said okay.

Yeah, thank you.

You maybe see that I'm gonna cross-examine every question.

So one of the things uh for a minute I'm gonna put aside the industrial pieces.

I know we're talking a lot about those aspects of it, and I think that's because they are the most imminent pieces of this development.

On the other side, where we do have this plan for a mixture of uses, housing units, um, a diversity of commercial highway fronting development.

One of the main distinctions I see between maybe some of the historically master planned communities we may have referred to or seen, a lot of those came in with with solely residential um uses.

And this is somewhere where I don't think there's a single piece of this entire project that is exclusively residential.

You can mix uses throughout the entire development.

Um it's intended to be very dense and walkable, and with that extra piece, the non-residential element included, you have the opportunity to generate revenue on top of the housing that you're developing.

And so the hope would be, and I and I say hope because I don't know the numbers, would be that this project would help pay for those infrastructure improvements through the the revenue it's going to generate with those new uses, through the attraction it creates along the highway corridor by developing something.

I've been using Tulsa Hills as an example just because it's a highway corridor and the regional center is set up as Mr.

Reynolds indicated for big box retail and things of that nature.

So you start to see this opportunity to fund some of the infrastructure that would be required, but it is a lot.

It's a huge lift.

There is a ton of infrastructure proposed as a part of a development like this.

And I think it was Councillor Gilbert, who's not here tonight, who brought up the question about public service capacity, the the police and fire needs that would ultimately be uh required to serve something of this scale.

Um but with all of that, I I think it it does come back to the point that this is not an imminent project.

This is something that is going to occur over a 30 to 50 year timeline.

And I think that as the development in this occurs, those other pieces start to fall into place.

These employers, these things that are coming in to help generate more revenue are also happening.

And so I think if we're going to recommend how to develop an area like this that's on the edge of town, it's important for us to find that mixture of uses, that dense walkability, and that ability to to hopefully fund some of those infrastructure liabilities by the uses that are there on their own.

So that's good.

That's really helpful for me.

Uh yeah, I think some of these things, just given the timeline, aren't even going to be necessary at that point, given what kinds of uh success we have in getting around um town differently.

Um I mean, I was I I think that was the first time I saw this.

The 22,000.

Hopefully we'll have less lane number.

But if if you all remember our our housing study says we need 13,500 in the next 10 years, like absorbing 22,000 all at once would be amazing, but I mean it would surpass what we ultimately so this is something that has to occur in in the long run.

And obviously we'll continue to have those housing needs, but but I don't I don't see this as one a fix for our current housing shortage because I think the timeline is so slow.

But uh I do think that it's a more responsible way to develop if we're gonna move all the way to the edge of the city and and find a path.

So gotcha.

Um let me ask Mr.

Reynolds one question.

Are are you okay with the friendly amendment that's been proposed?

We are.

And and and baked into this, we have to take care of the trees.

This this project is responsible for it and it's in our zoning.

It's part of the laws and rules with respect to it.

So we'll care for those trees in the middle of the the streets and and uh and so that's our own.

So yes, I'm vaccinated in there.

On the public streets?

These streets like that, those trees.

Yeah.

We'll we will pay to maintain those streets.

I'm sorry, the trees.

Are they private streets?

No, they're public streets, but we'll enter to an agreement to to maintain those trees.

So that's part of our like a shared maintenance agreement or something.

Okay.

That's great.

Let's he's on the record.

It's in it's in our since I mean we're gonna have to stop debate because I know that Councillor Bingle wants to trust you.

Well, you for sure.

Uh but but mess Mr.

Riddles in in putting some kind of side agreement to it before us.

But since he's fine with the amendment, Councilor Bellis has proposed the amendment.

Does someone want to move the amendment and at least get it on the table?

I I just want to make a quick comment.

So when Lou, when you were talking about um Project King break, yes.

Um this kind of displays some of that flexibility that's gonna have to be exercised throughout this MPD.

And I think that's relevant.

So even though it may be specifically designated as a industrial park or whatever the case may be, what that looks like today may not be the same industry tomorrow.

Yes, sir, that's correct.

So that that's what I want to bring kind of the forefront.

It's not get overly focused on what specifically is proposed with Project Anthem.

It is actually the catalytic development that allows the rest of this to continue moving.

Yes, sir, that's correct.

It's a big driver of infrastructure in this area, and that's a lot of what this plan's about is infrastructure and how to get the infrastructure there so you can have a development like this.

Yeah, because I I think that's the problem is is the overfocus that on the data center aspect of it.

Yes, sir, I agree.

So it's fine.

Just as one more piece of the conversation that I'm kind of struggling with, though I know this is there's a long kind of horizon for this is I or I just I'm just naming this to my colleagues.

Um I just see this as you know, kind of sprawl, which we just have so much trouble maintaining, and I'm just I'm just naming to everyone that I I struggle with that.

And no, you said that I just want to re-elevate that.

That is beautiful as the plan is, it's kind of like adding a mini city on the edge of our city.

Maybe they'll secede one day.

But um I don't know.

I just am naming that we just have so much trouble maintaining our assets.

I'm struggling with that.

We are in council discussion.

Did you all you got cut off over there a little bit?

Um Yeah, I mean, this is the conversation we have every time we craft a capital improvement package.

And the counselors closer to downtown always say, well, we shouldn't widen because it's too expensive.

Where's Mr.

Ewing?

I saw he left, but I'll I'll argue his side of the thing that we always debate.

But since we're out there, if you live out there, it's needed.

So I appreciate Nathan kind of recent us on like this is a comprehensive plan, essentially, and not Capital C, but a long-term plan that we are putting together.

Sorry, I made you guys nervous when I said that.

Um starting now but going on for decades before you know before it's fully realized.

Um that said, I did have questions about the concerns raised about environmental studies, about species and things like that.

And I don't feel comfortable yet knowing that are those things to come or are they required, or is it through the platter process that those things get you know these these concerns about noise, traffic impacts, is that when we get closer to platding?

Um I'll say yes uh to the points that the city enforces.

So um noise, obviously we have we have our own nuisance ordinances around noise, uh traffic.

We certainly look at traffic as platding begins.

I think a project of this scale would likely inherit the requirement of a traffic impact analysis as things start to come in and start to develop.

I I would assume that Project Anthem had a traffic impact analysis as they're currently going through their plating process to make those assessments.

Uh as it relates to things kind of outside of the city's purview, yes, there are regulations in place about endangered species and protection of habitat that are enforced by other entities.

Those are pieces that property owners would have to address through their own diligence as they go through a project like this and are becoming ready to develop something if a endangered species is identified, there are there are paths they have to go through with the appropriate agencies in order to either mitigate against those concerns or avoid areas where those things come up.

Right.

And neighbors can always file like a lawsuit or some kind of injunction or something like that too, if they're um yeah, I I don't want to speak too strongly on that because I just don't know.

Yeah, but but I think yes, there there's absolutely other people.

There's other remedies.

Yeah.

Yeah.

I briefly was a volunteer with the Sutton Center monitoring bald eagle nests and frequently reported activity around those bald eagle nests to the game warden who would follow through with official reports and would even shut down construction if there was an activity getting too close to the base of that active nest.

So, yes, there are other agencies and enforcements that are out there that can take care of those things, but they're not all covered by the city of Tulsa.

Right.

So I appreciate that.

Sure.

Um I think that shines a little more light on you know what we do today is not set in stone forever.

There's these other layers outside of what we have per view to, and then also just private action.

Um I want to put the amendment out there for the council to just hear.

So we heard right when this was initiated, there's a certain process.

What we'd like to offer is a friendly amendment to um section 5.3, the use provisions to amend to provide use categories and definitions in the MPD that are subject to any future revisions to those use categories and definitions in the zoning code.

So that would take care of this um grandfather clause.

Mr.

Chairman, that's acceptable to the applicant.

So is that a motion for just the amendment?

Is that a motion for the amendment?

I didn't I didn't know if we're still on discussion.

I can add that to 5A.

Move to approve 5A with the following amendment.

Section 5.3 use provisions be amended to provide that use categories and definitions in the MPD are subject to any future revisions to those use categories and definitions in the zoning code.

Do you have a second?

No, go ahead.

Oh, second.

Lori, will you please call the roll?

Counselor Doctor Wright.

Yes.

Counselor Lakin.

Yes.

Counselor Bush?

Yes.

Counselor How Harper?

Yes.

Counselor Archie?

Yes.

Counselor Dutton.

No.

Counselor Bellis.

I think the amendment's a good form of harm reduction, but no.

Counselor Bengal?

Yes.

Okay.

Item 5A is approved.

Thank you, Mr.

Chairman.

Thank you.

Number six, ordinances.

First reading.

The following items in this section of the agenda will not be a read allowed and without objection.

Item 6A will be forwarded to the next council meeting for action.

Seven, ordinances second reading.

Ordinance approving and adopting the second amended downtown area economic development project plan pursuant to the Oklahoma Local Development Act.

We have no speakers.

Move to approve item 7A.

Second.

Laurie, will you please call the roll?

Counselor Denton.

Yes.

Yes.

Yes.

Counselor Hall Harper.

Yes.

Counselor Archie.

Yes.

Counselor Dutton.

Yes.

Counselor Bellis.

Yes.

Counselor Bengal.

Yes.

All right.

Item 7A is approved.

Council items.

Counselor announcements.

Counselor Archie.

Yes.

Okay.

So have we have a few events I would love to invite uh the public to coming up, you know, next week we're not meeting, so want to make these announcements now.

Uh Tuesday, March 24th.

Um I am hosting a town hall at the uh Zara Regional Library in the meeting room.

We're going to start at 6 to 7.

Um Trapper Parks from ODOT will be there.

Brand Pitchford from Code Enforcement.

Uh we're really excited about uh IKEA and the timeline for that, but uh a lot of questions on what is Tulsa Hills going to look like as far as traffic and then the proposed uh project, uh the widening of 81st and 75.

Uh so if you want to get a deep dive into that project and the timeline, please come out.

Also um uh code enforcement will be there to answer your questions, and so that'll be great.

Um then that Friday, March 27th, we are having a grand opening of Bailes Park.

It is um uh Tulsa's uh inclusive park, and we want to invite people to come out looking here.

It's gonna be uh at 61st in Union at Bails Park from 3 to 5.30.

There will be food uh and food trucks and uh resource booths.

I'll be there, the mayor will be there, we'll be speaking um and we'll be inviting all of the kids and uh kids at heart to come out and enjoy the opening of uh Bills Park.

And then finally, if you are a um a faith leader in the city of Tulsa, uh we want to invite you to a uh special town hall.

Uh myself and uh the mayor senior advisor on homelessness, Emily Hall will be at the West Side Kingdom Network for a town hall on homelessness in West Tulsa.

We we will be giving you a um an update on the set of homelessness, and we'll take questions and we'll discuss ways that uh faith communities can partner together to reduce homelessness in uh in Tulsa.

And so that's gonna be at the Mobile Missions Network, which uh is in West Tulsa, uh from 6 30 to 7 30 on Tuesday, March thirty first.

And so that's all I've got.

All right, thank you.

Uh item 8B, travel authorization for council rules and order of business in the estimated amount of 300,000.

Sorry, just kidding.

Three thousand four hundred dollars for Councillor Hall Harper to travel to Washington, DC to attend the chamber of one voice uh DC fly in to be held April 14th through the 16th of 2026.

Uh do we have any speakers on item 8b?

We have no speakers.

Any council discussion?

Move to approve item eight b second.

Lori, we please call the roll.

Council Director.

Yes.

Yes.

Yes.

Yes.

Yes.

Yes.

Yes.

Yes.

All right.

Item eight B is approved.

Item nine, new business.

There are no items.

Ten, hearing of appeals, no hearings.

Uh hearing of public comments, none.

Item twelve, we are adjourned.

Thank you.

I'm Robo Shah Se Wassel Kundalaya connector.