Broken Arrow Planning Commission Regular Meeting - February 26, 2026

The Broken Arrow Planning Commission met on February 26, 2026, at 5:30 PM to consider several items, including a minor amendment to a PUD, a major amendment for Allegian Fields 3, and a major amendment and rezoning for Aspen Creek Villas. The meeting also included approval of the consent agenda and public testimony on the proposed developments.

Consent Calendar

• The Commission unanimously approved the consent agenda items as recommended by staff. (Roll call vote: Mindy Payne – yes, Jonathan Townsend – yes, J Lee Klempa – yes, Jason Cohen – yes, Robert Gorenson – yes.)

Public Comments & Testimony

• Item 6B – Allegian Fields 3: Brian Wiesman, a nearby property owner, opposed increasing the maximum dwelling units from 182 to 186, arguing the original PUD already provided adequate density and that density should not be expanded. Written comments from Adrian Carabio, Joseph Marino, Juanita Harris, and an unnamed Allegian Fields resident were read into the record; all opposed the commercial component due to concerns about traffic, noise, refuse, and loss of rural character.
• Item 6C – Aspen Creek Villas: Carolee Ingram, co-owner of Little Lynx Golf Course, expressed concerns about drainage and flooding impacts, stating the golf course already suffers from water issues and that development should address downstream effects. A written comment from Therese Tim was read, opposing the development due to traffic congestion on 121st Street and overcrowded schools.

Discussion Items

• Item 6A – A26-315: Minor Amendment to PUD-002627-2026 (Major Utility Facility): Staff recommended approval to amend screening requirements, reducing fence height from 8 to 6 feet to match existing fencing. Applicant Mike Zedford (Wallace Design Collective) explained the change maintains security through razor wire and creates uniformity. No public comment was received. The Commission approved unanimously.

• Item 6B – 26-326: Major Amendment to PUD 306 – Allegian Fields 3: Applicant Nathan Cross requested increasing allowable dwelling units from 182 to 186 and designating a 2.05-acre commercial area at the hard corner of Tucson Street and Garnett Road, subject to future comprehensive plan changes. The request was prompted by a revised FEMA flood map that opened additional land. Discussion focused on sidewalk requirements: the Commission required an escrow account for future sidewalks along Garnett Road. The commercial component was removed from the amendment; future commercial development would require a separate comprehensive plan change and rezoning. The Commission voted 3–2 to approve the major amendment with the escrow condition. (Roll call: Jonathan Townsend – yes, Jason Cohen – yes, Robert Gorenson – yes; Mindy Payne – no, J Lee Klempa – no.) The item will go before the City Council on March 24, 2026.

• Item 6C – 26-316: Major Amendment to PUD 307 and Rezoning – Aspen Creek Villas: Applicant Alan Betchin (AAB Engineering) proposed rezoning 90.33 acres from Commercial Heavy to Single-Family Residential Compact (RSC) with a PUD allowing up to 415 units. Final plat approval is conditioned on funding for the Tucson Street widening (part of the April 2026 GO Bond). Discussion centered on requirements for a frontage/service road along the Creek Turnpike, the presence of billboards on the property, drainage impacts on Little Lynx Golf Course, and concerns about compact lot sizes and housing quality. A motion to deny failed 2–3 (Mindy Payne and Jason Cohen in favor; Jonathan Townsend, J Lee Klempa, and Robert Gorenson opposed). The Commission then voted unanimously to continue (table) the item to the March 26, 2026 meeting, allowing the applicant to address concerns regarding the frontage road alignment, billboard impacts, and potential modifications to lot mix and design quality.

Key Outcomes

• Item 6A: Approved unanimously (minor amendment; does not require City Council review).
• Item 6B: Approved 3–2 with conditions: increase maximum units to 186; require escrow for sidewalks along Garnett Road; commercial component removed. City Council hearing scheduled March 24, 2026.
• Item 6C: Continued to March 26, 2026, to allow applicant to provide additional detail on frontage road, billboards, and housing quality. The denial motion failed.
• The Commission also discussed general business topics, including compensatory storage for floodplain mitigation and upcoming GO Bond informational meetings.

Meeting adjourned.