Tulsa Metropolitan Area Planning Commission - 2026-02-04
Meeting Intelligence Preview
Meeting Summary
The Tulsa Metropolitan Area Planning Commission approved the largest rezoning in its history—MPD 6 covering 6,229 acres (nearly 10 square miles) of the Robson family's Fair Oaks Ranch for master-planned development including residential, commercial, and industrial uses. The commission also approved PUD 876 for a 16.5-acre warehouse/commercial development on North Yale Avenue in Sperry, and confirmed that the Second Amended Downtown Area Economic Development Project Plan (including TIF changes for the Philcade Building) conforms to the comprehensive plan.
Key Decisions (6)
MPD 6 - Fair Oaks Ranch Master Plan Development (6,229 acres)
Rezoning from AG to Master Plan Development for 6,229 acres owned by Fair Oaks Ranch LLC and Robwall LLC. The MPD includes six development areas: neighborhood centers, town centers, village centers, regional centers, and business/industrial centers. Approximately 1,200 acres designated for open space, parks, and trails. Industrial setbacks increased to 100 feet from AG/residential property (75 feet in code), data center setback of 250 feet from 31st Street, enhanced screening requirements with one tree per 20 linear feet (versus 40 feet in code).
PUD 876 - Warehouse/Commercial Development on North Yale Avenue
New Planned Unit Development for 16.5-acre site at 9802 North Yale Avenue in Sperry for warehouse, commercial, and wholesale uses. Located in Highway 75 corridor planning area with approximately 660 feet of highway frontage. Development includes private streets, aerobic septic systems, and stormwater management.
126 Business Park Preliminary Plat
Preliminary subdivision plat for 1.94-acre commercial retail development at southwest corner of 126th Street North and North 129th East Avenue in Owasso planning area.
Air Guard Substation Preliminary Plat with Modification
Preliminary plat approval for PSO electrical substation serving Oklahoma Air National Guard facility, with modification to waive city water and sewer connection requirements since the property will have no occupied structures.
Accelerated Building Permit Release - Warehouse Facility
Accelerated release of building permits for warehouse facility (liquor distributor) to allow construction concurrent with infrastructure installation. Final certificates of occupancy held until plat is filed.
Second Amended Downtown Area Economic Development Project Plan Conformance
Comprehensive plan conformance finding for amended TIF project plan covering downtown area. Changes include removing Evanston Fin Tube TIF from downtown plan, withdrawing Philcade Building from East End TIF to create separate district, and adding sales tax to Cathedral TIF. Staff found conformance with major street and highway plan, land use map, comprehensive plan priorities, downtown area master plan, Brady Arts District small area plan, and Unity Heritage Neighborhoods plan.
Zoning Changes (2)
Fair Oaks Ranch - 6,229 acres in East Tulsa near Creek Turnpike and Highway 412
Fair Oaks Ranch LLC and Robwall LLC
9802 North Yale Avenue, Sperry, Oklahoma
Robert Bell / Bell Land Use
Development Activity (7)
Fair Oaks Ranch / Robson Ranch MPD 6
6,229 acres master-planned development with six development areas including single-family housing, apartments, mixed-use town and village centers, regional commercial centers, and 1,200 acres of business/industrial centers. 1,200 acres preserved for open space, parks, and trails. Project timeline estimated at 20-40 years for full buildout. Partner Tulsa has option agreements for industrial land marketing.
Highway 75 Business Park (PUD 876)
16.5-acre development for warehouse, trades and services, and limited retail. Includes private streets, aerobic septic systems, and stormwater management. Located in Highway 75 corridor with 660 feet of highway frontage.
126 Business Park
1.94-acre commercial retail development, one phase, two-year completion schedule
Liquor Distributor Warehouse
Large warehouse facility for liquor distribution
Philcade Building Hotel Conversion
Proposed conversion of historic Philcade Building to approximately 100-room hotel. $90 million project. Building currently partially occupied with functioning elevators and fire suppression. Potential incentives discussed but not yet negotiated.
19th and Memorial Townhome Development
Rezoned to RM-2 for townhome development, approved by city council
31st and 193rd East Residential Development
Approximately 80 acres for duplexes and single-family homes. Development plan added at council level requiring private streets and limiting housing types and lot sizes.
Market Signals (6)
Housing Demand
City approved 80-acre residential development at 31st and 193rd with conditions for private streets and limited housing types, indicating demand for controlled suburban growth in east Tulsa.
Infrastructure
City of Tulsa secured $50 million ARPA grant plus $10 million city funds for sanitary sewer expansion to Fair Oaks area, including 12,000 linear feet of 64-inch trunk line and Lower Bird Creek Wastewater Treatment Plant expansion.
Commercial Demand
Partner Tulsa actively marketing Fair Oaks Industrial Park as shovel-ready with option agreements for employment-intensive users; one major industrial transaction recently missed.
Infrastructure
Highway 75 corridor north of Tulsa designated for commercial/industrial growth with emphasis on limiting outdoor storage; first PUD approved aligning with April 2025 comprehensive plan update.
Sentiment
Hotel industry representatives expressed strong opposition to proposed TIF incentives for Philcade Building conversion, citing weak hotel market conditions and ADR on par with Little Rock, Arkansas.
Commercial Demand
Downtown Tulsa TIF districts being restructured to separate Fin Tube property for potential North Tulsa-focused development and create dedicated district for Philcade Building redevelopment.