Broken Arrow Planning Commission Meeting - November 20, 2025

The Planning Commission convened to review agenda items including consent agenda adjustments, variances from zoning ordinance limits, and four public hearings regarding zoning changes and conditional use permits. The meeting featured discussions on traffic safety modifications, accessory structure size limits, and significant economic development proposals. All items were reviewed with input from staff, applicants, and the public before being recommended for City Council approval.

Consent Calendar

• Items 4A and 4C were approved unanimously.
• Item 4B was pulled from the consent agenda for separate discussion regarding a variance on 37th Street frontage limits.
• A motion was made and passed to approve items 4A and 4C while removing item 4B from the consent agenda.

Public Comments & Testimony

• Melody Benintendi: Submitted a letter requesting the implementation of a privacy fence along the property line shared with the applicant's 21.81-acre property (Item 6B). The applicant's representative, Eric Enyard, noted that while a fence is not a zoning requirement, homeowners in the area are expected to install privacy fences individually, and the adjacent property owner has the right to do so if they choose.

Discussion Items

• Item 4B (Variances): Staff proposed reducing the corner curb radius from 20 feet to 15 feet to slow traffic near a proposed bank at 71st and Kenosha Street/37th Street. The applicant accepted the staff modification without objection.
• Item 6A (Conditional Use Permit): Discussion centered on Pope's request to build an accessory structure of 3,200 square feet (40' x 80') on a 1.82-acre lot, exceeding the standard 1,200 square foot limit for lots under two acres. The applicant, J. Pope, clarified the structure is for storage of personal vehicles (trailers, motorcycles) and is not for commercial use. Staff confirmed the structure's height would be limited to equal or less than the primary two-story dwelling. The applicant confirmed the wall height is 16 feet to accommodate a 14-foot door. The applicant expressed no commercial intent.
• Item 6B (Rezoning): The Commission discussed rezoning 21.81 acres (Snyder property) from RMF/PUD to RSP (Single Family Residential Preservation). Eric Enyard (applicant) noted the plan includes significant open space (exceeding the 25% requirement) to manage drainage and floodplain constraints. The Commission clarified that the conceptual layout is not binding and changes are expected during the platting process. It was noted that the rezoning eliminates the previous PUD requirement, meaning specific conditions like neighborhood fencing are not mandated by the zoning commission at this stage but may occur via individual homeowner action or covenants.
• Item 6C (Rezoning): The Commission reviewed a request to rezone 99.52 acres (Arrow Forge) from AG to I.O (Innovation). Amber Miller (Economic Development Authority) detailed the project as an advanced manufacturing and technology hub. She confirmed the retention of 110 high-wage jobs and the creation of 50 additional jobs. A minimum of 50,000 square feet of light industrial space is planned, with a potential capital investment of $10 million.
• Item 6D (Rezoning): Discussion on rezoning 8.01 acres from AG to ON (Office Neighborhood). Applicant David Furling clarified that while there was initial confusion regarding the necessity of the platting process, the owner now agrees to plat the property to ensure easements are properly identified.
• General Business & Landscaping: Questions were raised regarding the landscape plan at QuikTrip on East Kenosha. Staff clarified that landscape plans for non-PUD projects generally do not come before the Commission unless requested. The Commission emphasized the importance of tree replacement protocols and the role of code enforcement. Staff acknowledged that while they may not review every landscape plan, they are increasing inspector rigor and will coordinate with the Commission if community concerns or specific PUD requirements warrant review.

Key Outcomes

• Item 4B: Approved (Vote: 4-0). The plan amending the platted limits of no access on 37th Street for the proposed bank was adopted per staff recommendation.
• Item 6A: Approved (Vote: 4-0). The Specific Use Permit for the Pope accessory structure (Case 25-1577) was approved per staff recommendation. Motion noted to go to City Council on December 16th.
• Item 6B: Approved (Vote: 4-0). The rezoning for the Snyder property (Case 25-1639) from RMF/PUD to RSP was approved per staff recommendation. Motion noted to go to City Council on December 16th.
• Item 6C: Approved (Vote: 4-0). The rezoning for the Arrow Forge property (Case 25-1640) from AG to I.O was approved per staff recommendation. Motion noted to go to City Council on December 16th.
• Item 6D: Approved (Vote: 4-0). The rezoning for the Office Neighborhood property (Case 25-1642) from AG to ON was approved per staff recommendation. Motion noted to go to City Council on December 16th.
• Meeting Adjournment: Motion to adjourn passed (Vote: 4-0).
• Next Meeting: All approved items are scheduled for review by the City Council on December 16, 2025.