TMAPC Meeting #2961 – May 20, 2026

The Tulsa Metropolitan Area Planning Commission (TMAPC) held its 2961st meeting on Wednesday, May 20, 2026, at 7:00 PM. The commission considered a variety of rezoning requests, a controversial RV park proposal, and extensions for a large development project. Several items were approved, while others were continued to allow further negotiations.

Consent Calendar

• Item 1 – Minutes Approval: Minutes from the May 6, 2026 meeting were approved unanimously.
• Item 2 – Consent Agenda: All consent agenda items were approved unanimously.

Public Comments & Testimony

• Item 4 (Z7861 – MX1 rezoning, Near East Newton & N. Oswego): Ivana Garner (3525 E. Latimer Pl.) spoke against the rezoning, questioning the need for mixed-use in a family neighborhood and raising concerns about unknown future uses, traffic, noise, and drainage.
• Items 5 & 12 (Z7860 & CPA131 – CS rezoning with ODP, West Edison St.): Multiple residents opposed the rezoning intended for a potential RV park:
  • JP Morrison (618 41st W. Ave.) worried about infrastructure, traffic, and scale (55 lots).
  • Kelly Pendleton (540 N. 33rd W. Ave.), neighborhood association president, cited a petition against the RV park, traffic studies showing 2,200 cars/day on her street, and fears of declining standards and property values.
  • Joan Camille Wright (524 N. 39th W. Ave.) detailed concerns about traffic, school safety, septic systems, noise, lighting, insufficient buffering, and the property’s code enforcement history. She asked commissioners if they would want this next to their homes.
  • Pat Jones (address not given) noted the narrowness of West Edison Street and potential for accidents with RVs and cyclists.
  • Annie Pollard (622 N. 41st W. Ave.) objected to the blanket rezoning, asking for conditions on stay length, RV age, background checks, and long-term management.
• Items 9 & 10 (CZ590 & PUD879 – RM0 rezoning with PUD, 3939 E. 161st St., Bixby): Nicole Watts (16208 S. Harvard Ave., Bixby) opposed the 10-acre multifamily rezoning, arguing it conflicts with the surrounding single-family and agricultural character, and criticized the PUD for lacking site plans, development standards, and unit limits. She requested the rezoning be limited to the existing building footprint.

Discussion Items

• Director’s Report: Susan Miller noted recent large approvals (Riverline, 300 lots at 41st & 129th, apartments at 61st & Union, 42nd & Union) and indicated the upcoming agenda would be light.
• Item 3 (Z7852 – Optional Development Plan for Private Street, 119th St.): Staff explained the rezoning would allow two lots to be served by a private street, a first step toward privatizing a portion of East 119th Street. The applicant (Nathan Cross, 2 W. 2nd St., Ste. 600) reported that ongoing negotiations with the Wind River Crossing HOA had resulted in an agreement to share a gate between the two neighborhoods. The HOA president did not attend, indicating resolution. The commission approved the rezoning per staff recommendation.
• Item 4 (Z7861 – MX1 F35 Rezoning, Near East Newton & N. Oswego): Staff (Nathan) described the request for a 1-acre rezone from RS3 to MX1 F35 to allow 4 townhomes and a potential coffee shop. Applicant Kayla Lee (Lee Simon Design) stated she lives nearby and emphasized walkability and neighborhood-scale development. The commission approved the rezoning.
• Items 5 & 12 (Z7860 & CPA131 – CS Rezoning with ODP, West Edison St.): Staff (Nathan) presented the 3.8-acre request to rezone from NE (Neighborhood) to CS (Commercial Shopping) with an optional development plan prohibiting certain uses (e.g., sexually oriented businesses, payday lenders, plasma centers) and requiring 6-foot privacy fences (F1 screening) along the neighborhood boundary and 2.5-foot screening (S1) along 39th W. Ave. The applicant, Darnell Blackman (8660 E. 103rd St.), intends to develop an RV park, which would require a separate special exception from the Board of Adjustment. He noted he had agreed to raise the fence to 8 feet and move a dog run. Several commissioners expressed concern about the disconnect between the rezoning and the ultimate RV park use. Commissioner Hood suggested a continuance to allow the applicant to meet with neighbors and refine the optional development plan. The applicant was initially reluctant but agreed. The commission voted to continue items 5 and 12 to June 3, 2026.
• Item 6 (CZ588 – AG to RE Rezoning, 17096 S. Yale Ave., Bixby): Staff (Kendall) stated the request for a 4-lot split on 2+ acres was consistent with the comprehensive plan. Approved unanimously.
• Items 7 & 8 (CZ589 & PUD878 – AG to AGR with PUD, S. Lewis & E. 171st St., Bixby): Staff described the request for a gated residential subdivision with private streets. Approved unanimously.
• Items 9 & 10 (CZ590 & PUD879 – AG to RM0 with PUD, 3939 E. 161st St., Bixby): Staff (Kendall) explained the request to rezone 10 acres to RM0 with a PUD to formalize 12 existing multifamily units (duplexes, triplexes, fourplex) and allow future redevelopment. Applicant Robert Bell (101 E. Aquarium Pl., Jenks) and property owner John Roach (5521 E. 181st St., Bixby) stated the county and INCOG recommended this path to gain control over non-conforming uses. Bell noted the PUD would limit any expansion beyond 12 units to a major amendment requiring a public hearing. Commissioner Whitlock moved to approve per staff recommendation; the motion failed (tie vote? Not specified, but did not pass). Commissioner Hood then moved to continue to June 3, 2026, to allow further discussions, which passed. The item will be forwarded to the County Commission with a recommendation of continuance.
• Item 11 (CZ591 – AG to RMH, 15843 N. 113th E. Ave., Collinsville): Staff (Kendall) presented the request to rezone an existing mobile home park to RMH to bring it into compliance. Approved unanimously.
• Items 13 & 14 – Project Anthem (Preliminary Plat Extension & Accelerated Building Permit Release): Staff (Austin) requested a one-year extension of the preliminary plat (originally approved Aug. 7, 2024) to 2027, noting infrastructure work is underway. For the accelerated building permit, the applicant had provided escrow funds and submitted amended plans moving cooling towers per neighbor requests. Commissioner Bullmash asked about completion date; Mike Shilley (Fortis Construction) estimated end of 2027 / early 2028. Both items approved unanimously.
• Item 15 – Replat (The Estates, formerly West Estates): The applicant requested a name change. Due to a recusal that caused a lack of quorum, the item was continued to June 3, 2026.

Key Outcomes

• Approved:
  • Consent agenda (items 1 & 2).
  • Item 3 (Z7852) – Private street optional development plan on 119th St.
  • Item 4 (Z7861) – MX1 F35 rezoning for townhomes/coffee shop near Newton & Oswego.
  • Item 6 (CZ588) – AG to RE rezoning at 17096 S. Yale Ave., Bixby.
  • Items 7 & 8 (CZ589 & PUD878) – Gated subdivision at S. Lewis & 171st St., Bixby.
  • Item 11 (CZ591) – AG to RMH rezoning at 15843 N. 113th E. Ave., Collinsville.
  • Items 13 & 14 – Project Anthem preliminary plat extension and accelerated building permit release.
• Continued to June 3, 2026:
  • Items 5 & 12 (Z7860 & CPA131) – CS rezoning with ODP for potential RV park; to allow applicant-neighbor negotiations.
  • Items 9 & 10 (CZ590 & PUD879) – RM0 rezoning with PUD for existing multifamily at 3939 E. 161st St., Bixby; to allow further discussions with the county and neighbors.
  • Item 15 – Replat name change (The Estates) due to lack of quorum.
• Next Steps: The continued items will be heard at the next TMAPC meeting on June 3, 2026. The county commission will receive the recommendation on items 9 & 10 as per procedures.