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Record of Proceedings

TMAPC Meeting #2965 – July 15, 2026: Rezonings, Subdivisions, and Commission Restructuring

City Council — Wednesday, July 15, 2026

BodyTulsa, Oklahoma

SessionCity Council

DateWednesday, July 15, 2026

StatusFILED

Video Record

0:00 / 54:28

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0:05

Good afternoon.

0:06

Welcome to TMAPC meeting number 2965, Wednesday, July 15th, 2026.

0:13

I call this meeting to order.

0:15

Don't have a chairperson's report for director's report.

0:18

We'll recognize Susan Miller.

0:23

Hi, good afternoon.

0:25

So I don't have any cases to report.

0:27

Council hasn't met for a few weeks.

0:29

I did want to just mention a couple of key dates as we're planning for the separation of TMAPC into a city and county planning commission.

0:39

We know that today's Wednesday.

0:41

So Monday, the county, the Board of County Commissioners approve the resolution to dissolve TMAPC effective September 2nd.

0:50

The last TMAPC full meeting with cases from both the city and the county will be August 19th.

0:58

And then on September 2nd, we will have the last TMAPC meeting for the first maybe 15 minutes to meet to approve the minutes from the 19th.

1:08

And then we'll have the first city planning commission after that.

1:11

So there's a lot that we have to do.

1:13

Also the mayor will need to do appointments and then I can't really speak to that to the county side, but um.

1:33

So there's all of that that we're working on.

1:35

I just wanted to kind of throw out those dates so you had an idea and see if you had any questions.

1:40

Any questions for Susan?

1:43

Okay, thank you.

1:46

Um, we please read our rules.

1:51

Good afternoon.

1:52

Uh in order to conduct the public hearing in an orderly manner.

1:56

We ask you by the following rules.

1:59

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.

2:13

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

2:19

Next, the commission will hear from any interested party or protestants.

2:23

A time limit per speaker may be imposed.

2:27

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

2:33

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

2:38

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

2:44

During the hearing, the commission may ask questions of staff, the applicant, or interested parties in the room are representing the city legal department and the development services department and the Tulsa Planning Office staff.

2:59

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

3:05

And these proceedings are broadcast live on cable channel 24.

3:10

Thank you.

3:12

Thank you, Mr.

3:13

Secretary.

3:13

Is there a motion for item one?

3:16

Move approval.

3:18

Second.

3:19

We have a motion by Commissioner Turner Addison and a second by Commissioner Shivel for the approval of item one.

3:24

All those in favor?

3:26

Opposed.

3:27

And those minutes are approved.

3:29

Uh moving on to consent agenda item number two.

3:32

Would any planning commissioner like to move item two to the public hearing?

3:40

I'll entertain a motion.

3:42

Move to approve consent agenda item number two.

3:46

Second.

3:46

We have a motion by Commissioner Bullmash, a second by Commissioner Shivel for the approval of item two.

3:51

All those in favor?

3:53

Opposed.

3:54

And that item is approved.

3:56

Item number three.

4:02

Good afternoon, Commission.

4:04

Item three is a city rezoning request.

4:07

It's for a property located at the northeast corner of East 11th Street and South Harvard Avenue.

4:12

It's roughly a 1.37 acre property, but approximately half or a little bit less is actually already zoned.

4:19

CH.

4:21

The properties currently owned by the University of Tulsa, and they've entered an agreement with someone to build a restaurant at this location, and they're asking to extend that CH zoning to the north along South Harvard Avenue to get the entire property within the commercial zoning designation.

Discussion Breakdown — Share of Meeting

Miscellaneous████████████████████████████████████████████44%

Zoning█████████████████████████████████33%

Engineering And Infrastructure██████████10%

Transportation Safety███████7%

Procedural██████6%

Summary of Proceedings

TMAPC Meeting #2965 – July 15, 2026

The Tulsa Metropolitan Area Planning Commission (TMAPC) held its 2965th meeting on Wednesday, July 15, 2026. The meeting included approvals of rezonings, preliminary plats, and extensions, as well as a presentation on a future neighborhood character overlay amendment. Director Susan Miller also provided key dates regarding the dissolution of TMAPC into separate city and county planning commissions.

Consent Calendar

Item 1: Minutes from the previous meeting were approved by motion (Commissioner Turner Addison, second by Commissioner Shivel) with no opposition.
Item 2: Consent agenda item number two was approved by motion (Commissioner Bullmash, second by Commissioner Shivel) with no opposition.

Public Comments & Testimony

Item 3 (Zoning Case Z 7867): Two residents spoke in opposition to the drive-through design of the proposed Press & Plough restaurant on Indianapolis Avenue. Edric Clark (839 S. Indianapolis Ave.) expressed concerns about traffic congestion and emergency vehicle access during peak hours and events. Kennedy Ireland (827 S. Indianapolis Ave.) noted the street is one block long, used as a cut-through, and that adding a drive-through entrance/exit would increase neighborhood traffic and endanger residents, including a special needs child. Both stated they were not opposed to the restaurant itself but objected to the drive-through location and the lack of prior consultation.
Item 6 (County Rezoning CZ 596): Joseph Heidi (13120 S. Norfolk Ave.), a neighbor to the east, stated that the land holds water and may require half-acre lots for aerobic septic systems, and requested that homes on the east side be limited to single-story.
Item 8 (Minor Plat – Tulsa Classical Academy): Cyril DeLap (6732 E. 97th St.) thanked the commission and staff for attention to long-standing erosion and sediment issues at the school property, noting that code violations had been remedied after three years.

Discussion Items

Director’s Report (Susan Miller): Miller announced that the Board of County Commissioners will approve a resolution to dissolve TMAPC effective September 2, 2026. The last TMAPC full meeting with city and county cases will be August 19, 2026. On September 2, a brief TMAPC meeting (about 15 minutes) will approve the August 19 minutes, followed immediately by the first city planning commission meeting. Mayor appointments for the new commissions are pending. No questions were raised.
Item 3 (City Rezoning – Z 7867): Staff (Nathan) presented a rezoning of a 1.37-acre parcel at NE corner of E. 11th St. & S. Harvard Ave. from RS-3 to CH (commercial) to extend existing CH zoning for a proposed Press & Plough restaurant (breakfast-centric, 4,000 sq. ft., with drive-through). The property is owned by University of Tulsa, which has design approval and right of first refusal. Staff found CH consistent with the Comprehensive Plan’s “regional center” designation. The applicant (Lou Reynolds) noted the restaurant would operate 6 a.m. to 11 a.m., use existing curb cuts on Indianapolis Ave., and proposed a no-left-turn sign to mitigate traffic. Commissioner Turner Addison expressed concern about traffic on a residential street but noted the restaurant could already be built on the CH-zoned portion without the rezoning. The rezoning was approved.
Item 4 (City Rezoning – Z 7869): Staff (Nathan) presented a rezoning from AG to RS-3 of a 9-acre property at SW corner of E. 41st St. & N. Columbia Ave. to allow subdivision into additional single-family lots. The applicant, Micah Tilford, described plans to create up to five lots to accommodate family members (parents, sister, grandmother). Staff recommended approval as consistent with the “neighborhood” designation. Approved.
Item 5 (City Rezoning – Z 7870): Staff (Nathan) presented a rezoning from RS-1 to RS-2 for a lot at SE corner of E. 16th St. S. & S. 85th E. Ave. to enable a lot split from one to two single-family homes. Approved per staff recommendation.
Items 6 & 7 (County Rezoning CZ 596 & Preliminary Plat – Howard Ranch Estate): Staff (Kendall) presented a rezoning from AG to RS-1 and a preliminary plat for a 12-lot residential subdivision on 8.15 acres at 718 E. 131st St. S. in Jenks. During the hearing, it was discovered that the plat notices did not include the southern agricultural tracts added for drainage/detention (per county engineer requirement). The commission approved the rezoning (Item 6) and continued the plat (Item 7) to August 5, 2026 for re-noticing.
Item 8 (Minor Plat – Tulsa Classical Academy): Staff (Austin) presented a minor plat for the school located NE of S. Sheridan & E. 101st St. S. The plat had been pending for years; staff recommended approval, noting that if not acted upon within 30 days of the original hearing, the plat would be automatically approved. The applicant (John Drose) and school representative (Mike Shaftsal) confirmed recent code enforcement issues were resolved. Approved.
Item 9 (Extension of Preliminary Plat – Bill Knight Commercial Center): Staff (Austin) presented a one-year extension for a collision center plat south of 91st St. & S. Dominic Ave., primarily for easement dedication. Approved.
Item 10 (Extension of Preliminary Plat – Battle Creek Park Phase 3): Staff (Austin) presented an extension for a single-family residential subdivision at E. 152nd E. Ave. & E. 41st St. The request was timely filed. Approved.
Item 11 (Presentation – Renaissance Neighborhood Character Overlay Amendment): Staff (Austin) gave a notice-only presentation on proposed amendments to the Renaissance Neighborhood Character Overlay, including restrictions on front facade-to-garage proximity, roof pitch, and design standards aimed at preserving character. The amendment will come for a vote on August 19, 2026. No action was taken.

Key Outcomes

Item 3: Approved (motion by Turner Addison, second by Walker; no opposition recorded) – CH rezoning for Press & Plough restaurant with drive-through.
Item 4: Approved (motion by Walker, second by Fugate; no opposition recorded) – RS-3 rezoning for potential subdivision.
Item 5: Approved (motion by Shivel, second by Whitlock; no opposition recorded) – RS-2 rezoning for lot split.
Item 6: Approved (motion by Whitlock, second by Q; no opposition recorded) – AG to RS-1 county rezoning for Howard Ranch Estates.
Item 7: Continued to August 5, 2026 (motion by Walker, second by Whitlock; no opposition recorded) – Preliminary plat for Howard Ranch Estates to be re-noticed.
Item 8: Approved (motion by Bullmash, second by Turner Addison; no opposition recorded) – Minor plat for Tulsa Classical Academy.
Item 9: Approved (motion by Fugate, second by Humphreys; no opposition recorded) – Extension for Bill Knight Commercial Center preliminary plat.
Item 10: Approved (motion by Whitlock, second by Shivel; no opposition recorded) – Extension for Battle Creek Park Phase 3 preliminary plat.
Meeting adjourned at approximately 6:05 p.m. (noted as “World Cup in four minutes”).

Meeting Transcript

Good afternoon. Welcome to TMAPC meeting number 2965, Wednesday, July 15th, 2026. I call this meeting to order. Don't have a chairperson's report for director's report. We'll recognize Susan Miller. Hi, good afternoon. So I don't have any cases to report. Council hasn't met for a few weeks. I did want to just mention a couple of key dates as we're planning for the separation of TMAPC into a city and county planning commission. We know that today's Wednesday. So Monday, the county, the Board of County Commissioners approve the resolution to dissolve TMAPC effective September 2nd. The last TMAPC full meeting with cases from both the city and the county will be August 19th. And then on September 2nd, we will have the last TMAPC meeting for the first maybe 15 minutes to meet to approve the minutes from the 19th. And then we'll have the first city planning commission after that. So there's a lot that we have to do. Also the mayor will need to do appointments and then I can't really speak to that to the county side, but um. So there's all of that that we're working on. I just wanted to kind of throw out those dates so you had an idea and see if you had any questions. Any questions for Susan? Okay, thank you. Um, we please read our rules. Good afternoon. Uh in order to conduct the public hearing in an orderly manner. We ask you by 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. Commission will then hear the applicant's presentation not to exceed 15 minutes. Next, the commission will hear from any interested party 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 commission will hear the applicant's rebuttal if any not to exceed 10 minutes. During the hearing, the commission may ask questions of staff, the applicant, or interested parties in the room are representing the city legal department and the 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. And these proceedings are broadcast live on cable channel 24. Thank you. Thank you, Mr. Secretary. Is there a motion for item one? Move approval. Second. We have a motion by Commissioner Turner Addison and a second by Commissioner Shivel for the approval of item one. All those in favor? Opposed. And those minutes are approved. Uh moving on to consent agenda item number two. Would any planning commissioner like to move item two to the public hearing? I'll entertain a motion. Move to approve consent agenda item number two. Second. We have a motion by Commissioner Bullmash, a second by Commissioner Shivel for the approval of item two.

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