Regular Council Meeting - 2026-03-11
Meeting Intelligence Preview
Meeting Summary
The Tulsa City Council approved MPD-6, a 6,200-acre master planned development for Fair Oaks Ranch in East Tulsa bounded by US Highway 412, East 41st Street, and South 193rd/273rd East Avenues, rezoning from AG to MPD-6 with an amendment allowing future zoning code revisions to apply. The council also held a public hearing on the second amended Downtown Area Economic Development Project Plan (TIF districts) supporting the Philcade Building redevelopment with 115 apartments and 125 hotel rooms. The MPD-6 approval passed 6-2 with Councilors Dutton and Bellas voting no.
Key Decisions (5)
MPD-6 Rezoning for Fair Oaks Ranch
Rezoning from AG to MPD-6 for approximately 6,200 acres bounded by US Highway 412, East 41st Street, South 193rd East Avenue and South 273rd East Avenue. The master planned development allows up to 23,938 dwelling units across multiple land use categories including residential, commercial, business/industrial centers, and 1,200+ acres of open space. Applicants: Fair Oaks Ranch LLC and Rob Wall LLC, represented by Lou Reynolds of Eller and Dietrich.
Downtown Area Economic Development Project Plan Public Hearing
Public hearing held for the second amended downtown area economic development project plan (TIF districts) to support redevelopment including the Philcade Building renovation with 115 apartments and 125 hotel rooms. Multiple speakers supported the project including representatives from Boston Avenue United Methodist Church, Ambassador Hotel, and local developers.
Mayor's Items 4B-K
Approval of mayor's items with emergency clause on item 4B.
Board and Commission Appointments
Appointments approved: Kayla Lee to Tulsa Preservation Commission, Jackie DuPont to Tulsa Women's Commission, Majesty Pearson and Corey Taylor to Tulsa Arts Commission, Kate Neary reappointment to Tulsa Women's Commission, Cheryl Kohinauer reappointment to Greater Tulsa Area Indian Affairs Commission, Terrell Siegfried reappointment to Tulsa Area Economic Opportunity.
Travel Authorization for Councilor Hall Harper
Travel authorization for Councilor Hall Harper to attend Chamber of One Voice DC fly-in in Washington DC, April 14-16, 2026, in the amount of $3,400.
Zoning Changes (1)
Multiple properties bounded by US Highway 412, East 41st Street, South 193rd East Avenue and South 273rd East Avenue
Fair Oaks Ranch LLC and Rob Wall LLC, represented by Lou Reynolds of Eller and Dietrich
Development Activity (5)
Fair Oaks Ranch MPD-6
6,200-acre master planned development with up to 23,938 dwelling units (compared to 11,500 under conventional suburban development). Includes regional center, town center, village centers, neighborhood centers, business/industrial centers, and 1,200+ acres of preserved open space. Features 11 different street types including four-lane boulevards with landscaped medians.
Philcade Building Redevelopment
Historic building renovation with 115 apartments and 125 hotel rooms. Part of Cathedral District/Downtown TIF proposal.
Project Anthem (Data Center)
Approximately 400-acre data center project already approved, referenced as catalytic development for infrastructure in the area.
First Christian Church Renovation
Historic church renovation project mentioned as example of local developer activity in Cathedral District.
Boston Avenue United Methodist Church Housing
RFP issued for two possible housing development sites focusing on workforce housing (AMI-based affordability).
Market Signals (7)
Housing Demand
City housing study indicates need for 13,500 housing units in the next ten years; MPD-6 could provide up to 23,938 dwelling units over 30-50 year buildout.
Commercial Demand
Downtown Tulsa F&B businesses report 20-40% decline in sales since pandemic due to reduced office attendance, with multiple closures including coffee shops and ice cream shops.
Sentiment
Multiple speakers emphasized need to transform downtown from Central Business District to Central Entertainment District with more housing and hotel capacity to attract conventions.
Infrastructure
City investing $64 million in Lower Bird Creek Wastewater Treatment Plant expansion and 12,000 linear feet of 64-inch sanitary sewer interceptor, enabling development in East Tulsa.
Labor
Tulsa wages have declined from 114% of national average in 1980 to approximately 90% today, creating affordability challenges for residents below top-third income levels.
Housing Demand
East Tulsa identified as fastest growing part of the city according to census data.
Commercial Demand
Tourism is booming with Tulsa Tours expecting 15,000th guest; visitors frequently ask why downtown appears empty.