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Record of Proceedings

Broken Arrow Planning Commission Meeting Summary: October 23, 2025

Meeting Portal — Thursday, October 23, 2025
BodyBroken Arrow, Oklahoma
SessionMeeting Portal
DateThursday, October 23, 2025
StatusFILED
Video Record
0:00 / 29:52

Original source
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0:56

Mindy Payne here.

0:58

Jonathan Townsend?

0:59

Here.

0:59

JD Clempa.

1:00

Here.

1:01

Jason Cohen.

1:02

Here.

1:02

Robert Cornson.

1:03

Here.

1:04

Item number two.

1:05

I'm number three.

1:06

Old business we have done.

1:07

Item number four, consent agenda.

1:09

Do we have any items need to be pulled from the consent agenda?

1:15

If not, ready for a motion.

1:17

I'll make a motion to approve the consent agenda items.

1:20

Second A through D.

1:22

Second, sorry.

1:23

Have motion second approval for four A through D have roll call and vote.

1:30

Mindy Payne.

1:32

Yes.

1:32

Jonathan Townsend?

1:33

Yes.

1:34

J.

1:34

Lee Clumpa?

1:35

Yes.

1:35

Jason Cohen.

1:36

Yes.

1:36

Robert Gornson.

1:38

Yes.

1:38

Now item four C will go to the City Council on November 17th, right here at 630.

1:49

Thanks.

1:49

Item number five items removed.

1:51

We have none.

1:52

So item number six A 25-1507.

1:58

Yes.

1:58

Public hearing consideration and possible action regarding comp 002424 2025.

2:06

Comprehensive plan change, AeroForge, 99.52 acres, changing from levels three, six, and floodway, floodplain to level seven and floodway, floodplain.

2:17

Located on the south of Florence Street and one quarter mile east of all of Avenue.

2:23

Comp 002424 2025 is a request to change the comprehensive plan designation from levels three, six, and flood floodway, floodplain greenway to level seven and floodplain greenway on approximately ninety-nine point five two acres, which is in the process of being platted.

2:39

The property is located south of Florence Street and one quarter mile east of Olive Avenue.

2:44

The applicant is requesting this change to the comprehensive plan for the purpose of the development of an innovation district.

2:50

This investment by Broken Arrow Votos voters who approved the initial infrastructure needed to create an innovation district in the 2018 general obligation bond exemplifies the city city's dedication to economic growth and innovation.

3:03

Amending the comprehensive plan to level seven could potentially allow a future rezoning to commercial heavy, industrial light, or industrial heavy.

3:12

The Aeroforge Innovation District's mission is to create various job opportunities from advanced manufacturing to technology.

3:18

These jobs will offer competitive wages and the opportunity for career development and skills skills building, strengthening our workforce, and preparing industries for the future.

3:32

And the zoning districts that align with those the surrounding properties contain the following uses to the north, it is levels three, six, and floodplain and public institutional uses.

3:45

The zoning to the north is currently agricultural.

3:48

The land use is single family residential, vacant, and a public institutional land.

4:20

According to FEMA maps, a portion of this property is located within the hundred-year floodplain.

4:25

Water and sanitary sewer are available from the city of Broken Arrow.

4:29

Based on the location of the property being in between an arterial road and the creek turnpike and 2018 voter approval of bond funds for a broken arrow district, a broken arrow innovation district, excuse me.

4:40

Staff recommends comp 002424-2025 be approved subject subject to the property being flooded.

4:49

Thanks, Jose.

4:50

Any questions, staff?

4:52

Can you remind me, Jose?

4:54

Like level seven would be we could do semis and stuff.

5:00

Sorry, we'll in that area.

5:02

Oh like the allowed uses that would be potential for that area.

5:06

Yeah, I can do that.

Discussion Breakdown — Share of Meeting
Land Use Planning█████████████████████████████████████████41%
Procedural████████████████████████████████32%
Transportation Safety██████████████████18%
Personnel Matters██████6%
Public Engagement███3%
Summary of Proceedings

Broken Arrow Planning Commission Meeting Summary: October 23, 2025

The Planning Commission convened to hear public hearings on comprehensive plan amendments and Planned Unit Development (PUD) amendments, review the upcoming annual meeting schedule, and address personnel and strategic planning matters. The meeting featured a discussion on the delays in agenda distribution and the introduction of new department leadership.

Consent Calendar

  • The Commission unanimously approved the Consent Agenda items 4A through 4D. Commissioners discussed that Item 4C would proceed to the City Council on November 17th.

Public Comments & Testimony

  • Public Comments: No members of the public signed up to speak on the items during the public hearing periods.
  • Commissioner Concerns (Commissioner Gorenson): Expressed full concern regarding potential heavy truck traffic and the proximity of the proposed industrial development to a school zone. The Commissioner noted a pedestrian hybrid beacon exists but questioned if truck restrictions or weights limits might be needed. They also expressed concern about the adequacy of a narrow crosswalk near new residential apartments and inquired about lane counts and traffic analysis specifics.
  • Staff/Commissioner Explanation: Staff and Commissioners explained that the site is located on an arterial road near a creek turnpike and that a roundabout was recently added to the plat to accommodate truck traffic. They noted that the spine road was designed for truck access and a traffic light at the district exit is anticipated, alongside pedestrian crossings.
  • Commissioner Townsend: Expressed frustration with receiving agendas less than 24 hours in advance, citing internet outage issues as a compounding factor that prevented thorough review. He argued for a stricter deadline for applicants to submit information to ensure timely distribution. He also noted that receiving agendas on the Friday prior is beneficial for site visits when daylight is available.

Discussion Items

  • Comprehensive Plan Amendment (Comp 002424-2025):

    • Proposal: Request to change the designation for 99.52 acres of the AeroForge Innovation District from Level 3, 6, and floodway to Level 7 and floodplain greenway. This change aims to facilitate future Heavy Industrial zoning.
    • Staff Position: Recommended approval, noting the project aligns with the 2018 bond for an innovation district and offers economic growth opportunities. Staff confirmed water and sewer are available and noted the property is largely outside the 100-year floodplain, though part is within it.
    • Commissioner Deliberation: Commissioner Gorenson raised specific concerns about pedestrian safety near a school speed zone and potential semi-truck traffic, questioning if restrictions should be placed on the road. Staff clarified that the intersection has been widened and a roundabout is being constructed. Commissioner Payne suggested a pedestrian hybrid beacon (flasher) could be effective if one is not already present, but staff confirmed one exists.

  • PUD Amendment (PUD-002431-2025):

    • Proposal: A minor amendment to PUD 124 to reduce the western building setback from 30 feet to 28.5 feet to allow for the expansion of existing mini-storage buildings.
    • Staff Position: Recommended approval, stating it is the only change, all city departments have no objections, and the property is not in a 100-year floodplain.
    • Commissioner Deliberation: Commissioner Townsend reiterated concerns about the late delivery of the agenda, calling it a "good excuse" for his inability to review the item fully. Staff confirmed the agenda was intended for Friday but arrived late due to applicant delays.

  • Planning Commission Schedule:

    • The Commission discussed setting meeting times for the upcoming year, debating between 5:00 PM and 5:30 PM.
    • Positions: Commissioners Townsend, Payne, and Clempa expressed full support for the 5:30 PM slot to allow maximum public participation, while Commissioner Cohen initially suggested 1:00 PM. The consensus was to maintain the 5:30 PM time to accommodate working residents and public attendance. The schedule will be forwarded to City Council as informational.

  • Downtown Master Plan Advisory Committee:

    • Status: Staff reported the City Council approved the formation of a committee to study the area from 71st to 91st Street (Main Street to Elm and Lin Lanes).
    • Nomination: The Commission nominated Commissioners Mindy Payne and J. Lee Clempa to serve as the Planning Commission's representatives.
    • Positions: Commissioners unanimously supported their own nomination and encouraged others to participate in the 18-20 member committee expected to focus on land use, economic factors, and potential district redefinitions (e.g., "Patriot District").

  • Staff Updates & Personnel:

    • New Hires: Staff welcomed Jane (returning employee) and Rebecca Blaine (new Planning and Development Manager) to the team.
    • New Orleans Square Overlay: Staff indicated a review is underway to determine if the overlay is too restrictive for developers (citing the McDonald's example) and may recommend changes or a complete revision to City Council.
    • Subdivision Regulations: Confirmed still under review and not yet finalized.

Key Outcomes

  • Approved (Item 6A - Comp 002424-2025): Motion to approve the Comprehensive Plan change for AeroForge Innovation District passed with a roll call vote of 4 Yes (Townsend, Clempa, Cohen, Gorenson) and 1 No (Payne). The item will go to City Council on November 17th.
  • Approved (Item 6B - PUD-002431-2025): Motion to approve the minor PUD amendment for the mini-storage setback change passed unanimously (5 Yes). This item does not go to City Council.
  • Approved (Item 8A): Motion to approve the Planning Commission meeting schedule for the upcoming year passed unanimously. The schedule is informational for the Council.
  • Approved (Item 8B - Nomination): Motion to nominate Mindy Payne and J. Lee Clempa to the Downtown Master Plan Advisory Committee passed unanimously (5 Yes).
  • Discussion: Commissioners expressed mixed positions on the timing of agenda distribution; some supported the current Friday deadline for site visit purposes, while others argued for stricter applicant deadlines to allow for earlier review.

Meeting Transcript

Mindy Payne here. Jonathan Townsend? Here. JD Clempa. Here. Jason Cohen. Here. Robert Cornson. Here. Item number two. I'm number three. Old business we have done. Item number four, consent agenda. Do we have any items need to be pulled from the consent agenda? If not, ready for a motion. I'll make a motion to approve the consent agenda items. Second A through D. Second, sorry. Have motion second approval for four A through D have roll call and vote. Mindy Payne. Yes. Jonathan Townsend? Yes. J. Lee Clumpa? Yes. Jason Cohen. Yes. Robert Gornson. Yes. Now item four C will go to the City Council on November 17th, right here at 630. Thanks. Item number five items removed. We have none. So item number six A 25-1507. Yes. Public hearing consideration and possible action regarding comp 002424 2025. Comprehensive plan change, AeroForge, 99.52 acres, changing from levels three, six, and floodway, floodplain to level seven and floodway, floodplain. Located on the south of Florence Street and one quarter mile east of all of Avenue. Comp 002424 2025 is a request to change the comprehensive plan designation from levels three, six, and flood floodway, floodplain greenway to level seven and floodplain greenway on approximately ninety-nine point five two acres, which is in the process of being platted. The property is located south of Florence Street and one quarter mile east of Olive Avenue. The applicant is requesting this change to the comprehensive plan for the purpose of the development of an innovation district. This investment by Broken Arrow Votos voters who approved the initial infrastructure needed to create an innovation district in the 2018 general obligation bond exemplifies the city city's dedication to economic growth and innovation. Amending the comprehensive plan to level seven could potentially allow a future rezoning to commercial heavy, industrial light, or industrial heavy. The Aeroforge Innovation District's mission is to create various job opportunities from advanced manufacturing to technology. These jobs will offer competitive wages and the opportunity for career development and skills skills building, strengthening our workforce, and preparing industries for the future. And the zoning districts that align with those the surrounding properties contain the following uses to the north, it is levels three, six, and floodplain and public institutional uses. The zoning to the north is currently agricultural. The land use is single family residential, vacant, and a public institutional land. According to FEMA maps, a portion of this property is located within the hundred-year floodplain.

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