TMAPC approves large industrial PUD for "Clydesdale" technology park; developers and unions tout jobs, some residents asked about water and buffers

The Tulsa Metropolitan Area Planning Commission on June 4 approved a request to rezone land west of North Sheridan Road to IL (industrial) with an accompanying Planned Unit Development (PUD 871) to permit a technology park and light industrial uses, including provisions for data centers and associated infrastructure.

Staff presented the proposal (case CC5565 / PUD 871) as a large, multi‑phased technology/industrial park. The PUD would govern detailed development standards, setbacks, buffers and allowed uses; staff recommended approval of the rezoning and the PUD with the development standards outlined in the proposal. The PUD materials include detailed lists of permissible accessory infrastructure for data centers (electrical substations, backup generators, cooling systems, battery storage, fuel tanks, security buildings, central utility buildings and similar facilities) and prohibit mining and mineral processing.

The applicant team, represented by attorney Lou Reynolds for Bill Infrastructure, said the project would be developed on the parcel bounded by North Sheridan Road, East 70th Street North and East 80th Street North. Reynolds and his team showed conceptual site plans that preserve an approximately 815‑foot natural area and floodplain on the east side, propose 50‑ to 300‑foot setbacks in key locations, and place primary access on East 70th and East 80th rather than North Sheridan.

Speakers in favor included construction and trade union representatives. Eric Lemley, business manager for Ironworkers Local 584, and Dustin Phelan, business manager for IBEW Local 584, said the project would generate significant construction employment and wages. The applicant also presented letters of support from adjacent jurisdictions and institutions, including the city of Owasso and area educational partners, and said Tulsa Tech and local schools are interested in workforce pathways.

At the hearing, a resident (Tyler Duncan) asked about water and energy use for data centers; the applicant and staff said the project will tap existing city water lines and has been modeled with the Tulsa Metropolitan Utility Authority (TMUA). The applicant said the industrial users would recycle process water (the applicant described recycling water "five times") and that they have ringed the site with ample water infrastructure and are investing in off‑site PSO electrical improvements and a substation. Staff and the applicant also emphasized the large vegetative buffers and the intent to preserve wooded areas, while acknowledging site grading and drainage work will be part of the engineering process.

Staff noted that the site is mostly outside the 500‑year floodplain except for a tributary along the east side and that detailed plans will be subject to site‑specific engineering, floodplain and utility review at the time of platting and permitting. The PUD sets out maximum building heights, materials standards, access and security measures and limits on outdoor storage.

The commission approved three related agenda items: the rezoning (item 5), the PUD (item 6) and a related item (item 7), each on motions by Commissioner Bulmash and seconds by various colleagues; staff conditioned the recommendation on the PUD development standards being adopted as presented. No specific roll‑call tallies were recorded on the audio transcript.

Ending: With the commission vote, the PUD and rezoning move to subsequent city processes (county/city administrative approvals, platting and permitting). The project team and labor leaders said they expect the development to create construction jobs and long‑term technology jobs pending final tenants and infrastructure work.