And to talk through all of that with you.

And not a lot since the last time we met.

I think I told you MPD six, which is the 6200 acre piece out east.

That's there was a few things that went on with that, but that's finally approved.

The ordinance was approved at the last meeting, last council meeting.

Also, the um there was a piece of property just out west on Charles Page at 49th West Avenue, just rezoning to residential from commercial that had house on it.

That's really all we've had.

Okay, any questions for Susan?

Okay, thank you.

Uh entertain a motion for item one.

I'll move to approve item number one.

We have a motion by Commissioner Bullmash and a second by Commissioner Shivel for the approval item one per staff recommendation.

All those in favor?

Opposed, and that is approved.

Um we don't have consent agenda items, so Mr.

Secretary, we please read our rules.

In order to conduct the public hearing in an orderly manner, we ask that you abide the following rules.

Commissioner will first hear from the staff for an explanation of the application, physical facts of the property under application, and the surrounding property, followed by a presentation of the staff's recommendation.

The Commission will then hear the applicant's presentation not to exceed 15 minutes.

Next, the Commission will hear from any interested parties or protestants, a time limit per speaker may be imposed.

Those wishing to speak must use the sign-in sheet over to my left by the door.

For the record, please state your name and address if you choose to speak.

Finally, the commissioner will hear the applicant's rebuttal, if any, not to exceed 10 minutes.

During the commission of the hearing, the commission may ask questions of staff, the applicant, or enter to parties.

In the rumor city uh representatives of the city legal department and development services department and the Tulsa Planning Office staff.

We do have a taping system, therefore, please direct all of your comments into the microphone.

These proceedings are broadcast live on cable channel 24.

Thank you.

Thank you, Mr.

Secretary.

Commissioner Bullmash.

Yeah, Mr.

Chair, uh in my role as senior advisor for housing in the mayor's office.

I'd like to point out that I've met with the developer for items number two, four, five, seven, and eight, uh, and discuss those projects.

Despite those discussions, I believe I can remain impartial and unbiased and will base my vote in those matters on the information provided and heard at the public hearing.

Thank you, sir.

First item in the public hearing, we don't have any consent agenda items.

Uh let's do the request continuance first.

Item number three.

Nathan, you want to was he I don't think he's here, but oh yeah.

There you are.

I think project engineers here.

Um this was one you spoke about at your previous hearing, and there was a discussion about privatizing an existing public street.

The neighborhood to the west had some concerns because they have a desire to also use that area of the street.

They have requested a continuance to May 20th, as they are those discussions are still ongoing with the neighborhood to the west.

Did they meet yet?

I think they have.

Um I think they've discussed some different points or approaches on how they're going to ultimately resolve the issue, but they had not arrived at a final agreement to present to you all yet.

So the first continuance, I guess was technically ours.

So this is an applicant request.

Yeah.

Okay.

Seems fair.

Okay.

Thanks, sir.

Any questions for Nathan?

Thank you.

Move to approve the continuance on item number three until May 20th, 2026.

Second.

Okay, we have a motion by Commissioner Craddock, a second by Commissioner Turner Addison for the continuance of item three.

All those in favor?

Opposed.

And that item is continued.

So back to item number two.

Item number two is a city rezoning request.

This is for MPD 9.

Uh it's for a 30-acre property located east of Riverside, um, actually between Riverside and South Lewis Avenue, just north of 91st Street.

Uh the current zoning on the property is a combination of several things, uh, primarily residential manufactured housing.

There's a small portion of CS and AG, and then also a piece of RM1.

Uh this was formerly a manufactured housing subdivision uh that has been acquired and intended for a large development that many of you have maybe seen uh information about both publicly as as well as in the news.

Um the intent is to rezone all of the property to MPD 9, which is a master plan development.

As we've discussed in the past, MPDs are their own base zoning district.

So the development standards that you have in your packet establish all of the zoning rules that would apply to the project moving forward.

This is a very significant project.

It's uh intended to be a mixed-use project with a good amount of commercial space as well as new residential units.

Um in advance of a question, I think Commissioner Bullmash may ask.

The uh applicant has said that the development has the potential to yield 800 new multifamily residential units, uh as well as 200,000 square feet of new commercial area.

So the site plan that you have on your screen on 2.41 shows a depiction of of where those uses might be.

Uh the intent is really to have uh an interior-focused development along a very walkable corridor uh where buildings would be oriented and provide somewhat of a pedestrian realm inside of the development uh away from the the primary streets.

This particular piece of property is included within the river design overlay, and so the MPD removes the requirements of the river design overlay, uh, but does come with a requirement that the development standards proposed as part of MPDs would still meet the intent of those provisions that are included in the RDO.

Um there's done they've done a lot of work to include uh a lot of bolstered landscaping along Riverside Drive and Lewis uh to ensure that it still remains an attractive piece of property for those frontages.

Uh they've incorporated a plan for a 10-foot side path along Riverside Drive to accommodate pedestrian activity at that point, um, as well as including building materials and design requirements to help align the project with some of those standards in the RDO.

Uh the land use plan is a kind of split.

It's between the Arkansas River Corridor as well as a regional center designation.

Both of those designations are supportive of these types of projects.

Uh Arkansas River Corridor focused really on those same elements that were discussed as part of the RDO, while regional center is really focused on large format retail, mixed use, et cetera.

So in reviewing the development standards, uh we find them all to be consistent with the comprehensive plan land use designation, and we've recommended approval subject to those development standards.

So Nathan, we did the TIFF, and then there haven't been any other applications for this.

So I am aware of.

This is the the big one, yeah.

Yeah, this is to get the zoning aligned with all of their intended project goals.

Any questions for Nathan?

Thanks, sir.

Sure.

Zap can hear it.

Mr.

Chairman, Lou Reynolds, 2727 East 21st Street, and I represent the applicant Rainier Development and the Muscogee uh Creek Nation.

If you'll scroll down, we'll we'll cut to the chase on this.

So you you've seen our our site plan with that Nathan showed earlier, and the two things I want to point out is at the north end and down a little south toward the middle, is we have two traffic signals, and and we've submitted a traffic impact analysis to the city.

Traffic engineering has approved it.

They found that these signals are warranted at this spot for this type of development.

So this frees us up on some things that I will well show you later as we go into it.

One of the things in the big big picture to mention as you think about kind of the RDO and what was intended.

This property, this zoning line doesn't actually follow the exact boundary of the property because some of this is city property up toward the northeast, that triangle, and we're probably our property line is probably 150 feet uh east of uh Riverside Drive.

So we don't always, you know, we we abut Riverside Drive or have frontage on it, but we don't truly abut it like on the street.

There's there's a long air lotta area between us, and we have entered into agreements to make that a lot nicer as we move forward as well as our property.

So next one, please.

This is our overall landscape plan.

And and what I really want to focus on is that boundary along Riverside to show you kind of the detail that we we drill down into this.

So next one, please.

So it and so here we are along Riverside Drive, and all this property that you see green just right up to the edge of the parking is is city right-of-way.

So we're improving that right away too.

And in our northwest, we even have some parking on the city right away in that little triangle, that one set of space there.

But we've got, as Nathan mentioned, we've got a 10-foot uh multi-use path through there, all kinds of bicycle racks, benches, park-like features in there.

The next one, please.

This just shows more detail of how that works as well as spilling it over into our parking lot.

And part of our approach in this was to make our parking lots heavily landscaped and broken up and divided to make them seem smaller and tighter, just as you're parking in it, so it's not just like a big suburban uh parking lots.

We've got much more landscaping in our parking lots and things than you'd ordinarily have.

Next one, please.

This is just kind of a uh another angle to it, and all that drive, if you go back to the east toward that black line, all that's on city property, and our property starts there.

So we're not a we're not a you know, really a uh a riverside drive property in the sense that we're just right there on it.

Next one, please.

So here we are at the at the south end as we we carry that on through.

Uh next one, please.

This is our circulation plan, our connectivity, and you can see with our two traffic signals across Riverside.

We'll be putting zebra crossings across Riverside Drive to have connectivity to the trail.

It's important to us.

We have some planned uses we think that tie in, and we would really like to make this a uh a sort of a trail head, if you will, that are people are going here to use the trail and greatly activate that use some.

And right down through sort of the middle right in the center, we have what we call our high street, and and it's a very active area with a lot of potential for walkability and outside activities for people, and and this all ties into it.

You can see these two park nodes, if you will, at each end of the of the uh high street.

Those aren't park like parking, that's park like park, and and uh to have more outdoor activities there.

Next, please.

So this is just our sort of our conceptual access, just internal to the project that show how we activate that high street and move around the park on the north side and get in and out, you can come through the high street and get in and out.

And and the the buildings that are in pink, if you see, or orange on all these descriptions, those are all commercial.

The blue ones are multifamily.

We have some multifamily on top of of some of our retail uses, and that's how we're we're getting the uh 800 plus right there in my dwelling units, and and we'll have we're we're hoping to have 225,000 square feet of of retail here as opposed to 200,000, and we've got the space for it, and we've planned it into what you see here.

Next one, please.

So again, this is just focusing on sort of the the high street.

We call it the high street experience.

You can see some landscaping, some details, and the next one to kind of show you what we've got planned for that area.

Next one, please.

So here's some breakouts of what that would look like in the park area as you enter into our our facility there right past it, and that that high street's 95 feet wide, and it's on each side, it's got 15-foot sidewalks, it's got 20-foot parking areas, but they're they're filled with streets and uh filled with trees and other planters and things to break that up and make it much more friendly for you to be walking down those 15-foot pathways on each side of that.

And then the open area areas in the plaza and the park where we hope to have uh outside activities and things going on quite frequently.

Next one, please.

So this is a breakdown of that high street, and you can see how that works up at the top, just moving across there with those 15-foot wide sidewalks on each side, and then two lanes of traffic coming down a 25-foot uh roadway.

And so we just just really really hoping to slow things down, park in and you know, kind of a park in at an angle and back out, and it should be kind of a slow moving real sort of a old uh kind of glucolic 1950s town center town square type thing.

So next one, please.

These are our massing.

These just give you some idea of what if we built that just like we'd planned to.

Now, the one thing that I I've over showing you here is uh on our east side on Lewis, there's about three acres that's not in this plan right now.

We have that property under contract.

When we close it, I'm coming back to amend this MPD to add that to it, and that's the old days in motel, and that's like urban renewal in South Tulsa.

And so we're gonna we're gonna get that really nice along here.

So, and and that's what this should look like if we could build that out and include all that property.

I'd like to focus on this.

If you see those three kind of gray structures to the up in the upper corner and one in the middle, those are all parking garages.

And and and that'll support uh these units like that, and then many of them on the high street area, their lower level is retail food, beverage, something like that.

So this should be a real interesting project.

And the next one is just that a different way of looking at the the project massing.

So this is a it's well planned, it's dense 800 dwelling units, 225000 square feet of commercial retail food, beverage.

So it's a very highly activated well connected project.

Your staff recommended approval that comprises the comprehensive plan and I'd respectfully request you to approve it and answer any questions you might have.

Lou, did you or the city considering 91st Street?

Well is that that's not been part of it.

There's 96.

I mean so you're doing two new ones almost in the middle.

So you have 81st then year two and then 96.

That's correct.

Gotcha.

Yeah.

Uh Ms.

Reynolds on the along Riverside the you know working with the city are you under license agreement for that.

Yes sir we have agreement with them.

And uh is that also for the maintenance of that so you all will be responsible to properly maintain that and not the city.

Yes sir.

Awesome.

Yeah thank you very much.

Not that they have a couple questions.

There's there's a map in our packet uh kind of an over aerial overhead view with like a chunk cut out where you is that the three acres you're talking about there we go.

Okay.

Right there along the course now is not that chunk not in this under contract or hope to come back just to close up that bring that out to the street.

Yes sir.

Um and then my other question is I presume there's some sort of like phasing plan do we have sure is a phasing plan.

Housing first right actually it's starting starting at the top starting going north and heading south.

So starting at the north commercial and then into the housing.

There will be some housing in the first phase but second phase will be heavily housing.

Cool roughly how many phases are we talking two when are you when do you expect complete construction?

We we would love to complete this entire project in three and a half years.

Three and a half years.

Perfect.

Thank you.

You're welcome.

Any questions on the drive right there is any uh indication that might be reused in any way in the I do not believe it incorporated as project but there's some historical use that that is being asked for and and I'm not I that someone wants it and it's gonna be wants it to use somewhere to do something with it.

Okay.

I couldn't tell you exactly what it is but I do know that's in the works.

Any more questions for Mr.

Reynolds?

Thank you, sir.

Thank you, Mr.

Chairman.

We do not have any speakers.

So we are in review.

I'll move to approve sorry I'll move to approve item number two staff recommendations.

Second okay we have a motion by Commissioner Bullmash and a second by Commissioner Craddock for the approval of item two per staff recommendation.

All those in favor?

Opposed and that item is approved.

Item three is continued item number four.

Talk about four and five together five yeah that's all right.

So item four is a rezoning request and item five is a major amendment uh to PUD 375.

Uh this is for property located at the northwest corner of West 61st Street and South Union Avenue.

There was an existing PUD on this property that established provisions to allow certain multifamily uses at this corner.

The project under proposal today uh exceeded some of the min the maximum allowances within that previous PUD and so prompted them to need to make some adjustments to those underlying PUD restrictions at this location.

In accordance with that they would also ask to rezone the entire site from the existing kind of split zoning that's going on there of OL and RS3 and CS to instead rezone the entire property to a CS designation.

The reason for the needed rezoning is our PUD provisions uh do require there to be some basis in the underlying zoning and to get to the floor area that they would like for this project uh the CS zoning ultimately accommodates that floor area and allows them to increase it to the amount they're proposing under this major amendment.

Um in general it's it's very minor changes to what I think was previously approved.

However the proposal at this location is a a four story 120 unit uh multifamily building that will be located really close to the corner at this intersection with its associated parking kind of wrapping the site by using the PUD major amendment they're able to adjust the setbacks that are existing at that corner to accommodate the footprint of the building that they're proposing.

They're also asking for an increase in the building height to achieve the four story proposal as well as the increase in the floor area here.

Um but overall I think there's it's really a minimal amount of increase in terms of the density or the units that would be here.

It's just kind of concentrating that into one building and and going up to four stories.

Um at this location, the the actual comprehensive plan designation is multiple use, which is supportive of multifamily projects like this, and and I believe that the disp development standards proposed as part of the major amendment are consistent with those recommendations as well by really accommodating a more urban footprint building close to the street with uh kind of shielded parking by the building.

There's remaining commercial allowances, multifamily allowances and and other things on the surrounding property, both to the west and to the north that remains undeveloped today.

Uh there's also CS zoning on two of the other corners.

Um one includes a gas station to the south, and then a lot of vacant property and to the east is mostly vacant CS with a Tulsa Housing Authority multifamily development to the north of that.

So multifamily is is not out of character for this immediate area.

There is an existing religious assembly just across the north boundary of this project.

Um so we've reviewed these requests.

We found them to be consistent with the the multiple use land use designation and the development standards proposed are consistent with the recommendations there, so we have recommended approval of both item four and five.

Any questions for Nathan?

I believe their representative is here.

Yes.

Well, maybe you know, do you know if they've talked to the neighbors?

Because I know in the past the neighbors have been very significant.

So um we were provided letters that the applicant distributed to the surrounding property owners.

They also did host a neighborhood meeting, but I I don't believe there was anyone in attendance um at that neighborhood meeting.

I don't think they knew at for some reason there was a problem of not they didn't know.

So any uh they they did make an effort to to go out and meet with them, but uh yeah, I'll let their representatives speak more to their efforts to to make that happen.

There were signs posted on the property.

Um I know that I can verify that because I drive by a property every day.

Every day myself.

So any other questions for me?

No.

Thanks, Nathan.

Thanks.

Is the applicant here?

Would you like to come up?

Thank you, Mr.

Chairman, Natalie Cornette, Ellerin Dietrich, 2727 East 21st Street.

Uh I represent Mercy Housing, and I also have a representative for Mercy here as well.

Um to answer Commissioner Q's question.

We invited uh our neighbors in 300 feet to a neighborhood meeting on March 31st.

And then Mercy also attended uh uh town hall meeting with counselor Archie and and the regular folks from the district attended that and and learned about Mercy.

So and and the pro types of projects they do.

So we've had two different outreaches to our immediate neighbors as well as the folks um in this district.

Um I also just wanted to, I don't think it made it into the packet online.

It may be in your packets, but this is our conceptual site plan for the project.

You can see the building is pushed up towards um the towards Union Avenue with the parking behind it.

Um we do have some site constraints based on existing um pipeline easements, um, and so that's really sort of dictated our building placement.

Um but other than that, we're in agreement with staff's recommendation, and I'm happy to answer any questions.

Yeah, Jeannie, go ahead.

Uh how many apartment units are you talking about?

So this will be 120 units, and right now it's planned to be um 55 and older um market price market rent.

So it's senior process.

Yes.

Okay.

Okay.

That eases my mind representing the people.

The other concern is just the traffic flow there with the narrow streets.

How do you plan on?

So there was some discussion in our pre-development meeting um with the city about um if a turn lane would need to be added or widened along union to allow traffic to pull into the site.

Um those discussions are sort of ongoing between the engineers and obviously if those are required by the city, we'll we'll address those at the platting.

Well, it's always my concern because the district that has second the most apartments when you have so many in that area.

But 121 of senior citizen apartments, I think, is there's such a need for that.

There's waiting lists.

So yes, there is, and and they typically the seniors have um, I might need less cars.

That's a whale than my golly.

I'm sorry, I had to say that.

Any more questions for Shane?

Taking into consideration of the trees in the area.

Having just completed a project down the street from this.

We have trees that are 100 to 180 years old, almost 200 years old in some of these places that we worked really hard to not cut down.

And with the uh variety of kind of outdoor economic possibilities in the area with trails, tricking them out and things like that.

The overall design.

Sure.

Well we'll certainly pay attention to that.

And if there's trees that can be preserved, um we'll we'll try to do so as the site site work commences.

Yeah.

One more question.

Who is going to manage?

Is it like Mercy manages their own property?

Oh, they did.

Yes.

Okay.

Yep.

So and it stays their apartments that they built in the past have stayed senior citizen friendly.

Yes, and for Nathan, that decreases cars sometimes.

Sometimes.

Sometimes any more questions.

I don't know if Jenny wanted to give a were you looking for a unit yourself?

Do you need a number?

Do you want to know the rates?

I think I'm good for now.

I'm not planning on getting that bad.

At least for 10 years, I'm gonna be here to irritate you.

Thanks, Natalie.

All right, thank you, Mr.

Chairman.

Do you have separate or can't plan first?

Okay.

We don't have any speakers.

I move to approve item number items number four and five for staff recommendation.

We have a motion by Commissioner Craddock, a second by Commissioner Shivill for the approval of items four and five per staff recommendation.

All those in favor?

Opposed, and those two items are approved.

Item number six.

Good afternoon, everyone.

Item number six, CZ586 is a rezoning request to rezone from AG to RE to allow a single family residence.

The property location is 1283 North 139th East Avenue.

The applicant proposes to rezone the subject tract from agriculture to residential estate to allow for a low density single family residential development consistent with the surrounding rural character of the air of the area.

The RE was chosen so that both lots have enough space while also retaining the existing character of the land, and because it is the least intensive residential zoning.

The anticipated development pattern includes a large lot residential parcel that meets or exceeds the minimum requirements of the RE district, including minimum lot area with and set back standards based on the compatibility with the surrounding land use and consistency with the intent of the RE district and the continuation of low density residential development patterns.

Staff recommends approval of the rezoning request from AG to RE for the subject tract.

Happy to answer any questions.

Any questions for Kendall?

Thanks, sir.

Thank you.

Is the applicant here?

Are you in agreement with staff recommendation?

Absolutely.

Okay.

We don't have any speakers.

We'll move to approve.

Second.

We have a motion by Commissioner Hood, a second by Commissioner Turner Addison for the approval of item six per staff recommendation.

All those in favor?

Opposed.

And that item is approved.

We've got another combo deal here.

We're going to talk about seven and eight together.

This is for property located at the southwest corner of East 41st Street and South 129th East Avenue.

The proposal is a combination of a single a new single family residential development as well as a reservation for commercial space at the corner of that arterial intersection.

The item number eight is a comprehensive plan amendment that is requesting to change the uh future land use map at this location to align with those rezoning requests from its existing employment designation to a multiple use designation to support the commercial and a neighborhood designation to support the single family residential.

This is part of a very large site and to the south.

But the entire area going back to 1970 was designated as a scientific research zoning district, which is very, very rare.

We don't have it in a lot of places in the city, but was set up really for laboratory purposes, testing those types of uses when it was originally established.

But as you can see to the south of the creek that runs through this area, that was taken advantage of and used uh historically for the facility there.

Uh but this piece was kind of carved out and left undeveloped and has been vacant since that time.

Given the development patterns in the area, um, across the arterial streets to both the north and east, becoming much more neighborhood, residential, and then obviously we having that commercial at the corner.

The proposal from the applicant is very consistent with the development pattern that's occurred in this area.

Uh, we believe that there is uh good reason to update our land use here to change it from that employment district to align with the proposal that this applicant has.

Um in fact, we I think that employment uses at this location, given the development that's occurred around it, would be probably less appropriate at this time.

And so uh we've recommended approval of CPA 130 to update the land use plan per their proposal.

Uh we've also recommended approval uh subject to approval of that comp plan amendment of the rezoning request to RS5 and to CS.

Happy to answer any questions.

Any questions for Nathan?

Thank you, sir.

Sure.

Is the applicant here?

Robert, you want to come up with Robert Bell of Bell Lanyus.

Um my address is 101 East Aquarium Place and Jinx.

We are in complete agreement with staff.

This needed a change so it can move forward.

Uh this property is separated from the employment areas by the creek that has floodplain going there, and you could see that on the on the pictures.

It's just better aligned to be a part of the neighborhood uh and and a part of the corner.

I I think the commercial is positive for the area.

We've got apartments on the corner on the east side uh of uh to to the east of the property, and and this area needs some more commercial development in it to support the growth that's going on right now.

So I'm don't want to talk anymore.

So I'm here to answer any questions if you have have them, and we're like I said, we're in complete agreement with staff.

Okay, thank you, Mr.

Bell.

We do not have any speakers.

We are in review for items seven and eight.

Move to approve items seven and eight for staff recommendation.

Second.

We have a motion by Commissioner Craddock, a second by Commissioner Shivill for the approval of items seven and eight per staff recommendation.

All those in favor, opposed, and that item is approved.

Those items are approved.

Uh item number nine.

Um, Kim, thank you for the gender reveal blue and pink packet today.

Is the printer fixed?

Yes.

I'll make a motion for make a motion for adjournment.

Second.

We have a motion and a second for adjournment.

All those in favor?

Opposed?

We are adjourned.