Broken Arrow Planning Commission Meeting - April 23, 2026

The Broken Arrow Planning Commission met on April 23, 2026, at 5:30 PM to consider two public hearing items: a comprehensive plan change (COMP-002721-2026) for the Creekside Commercial Center and a major amendment to PUD-307 and rezoning (PUD-002519-2025, BAZ-002633-2026) for Aspen Creek Villas. Both items were approved and will be forwarded to the City Council on May 19, 2026, at 6:30 PM.

Consent Calendar

• The consent agenda was approved unanimously via roll call vote (5-0). Staff recommendations were adopted without items being pulled.

Public Comments & Testimony

• Item 6B (Aspen Creek Villas): A letter from Elisa Buckmaster (submitted in March 2026) was read into the record. The letter opposed the proposed 415 homes (later reduced to 350), citing traffic concerns on 121st Street (a two-lane road with no shoulders or turn lanes), potential impacts on home values, emergency vehicle access, and school capacity. The letter noted that a previous proposal had been denied by the City Council. Commissioners noted that some details had changed since the letter was written.

Discussion Items

Item 6A: COMP-002721-2026 – Creekside Commercial Center (52.6 acres, north of Houston Street and east of the Creek Turnpike)

• Staff Presentation (Jose): The request is to change the comprehensive plan designation from Level 6 to Levels 2 and 3 on approximately 52.6 acres. The applicant intends to pursue a future PUD and rezoning for a master-planned development with commercial, industrial, and residential uses. A frontage road along the Creek Turnpike will be required (right-of-way dedication in phases, not necessarily built by the developer). FEMA maps show no floodplain. Water and sewer are available. Staff recommended approval.
• Commissioner Questions: Discussion focused on the frontage road alignment, phasing of right-of-way dedication, and connection to existing signals. Commissioner Cohen asked about the balance between residential and commercial uses, especially near the turnpike.
• Applicant Presentation (Can Watts, Wallace Design Collective): The applicant presented a conceptual layout showing a collector road connecting from the turnpike signal to Houston Street, with commercial/light industrial on the north half (fronting 71st Street) and single-family residential on the south half. The plan includes a buffer to the east (light industrial) and trails along detention ponds. The applicant stated that the frontage road would be dedicated and built in phases, and that they are coordinating with adjacent developments to improve traffic safety.
• Commissioner Positions: Commissioner Klempa expressed initial concerns about reserving turnpike-adjacent land for job-generating uses, but after hearing the applicant’s plan, she noted the balance seemed appropriate. Commissioner Cohen supported the change, noting the design blends well. Commissioner Gorenson opposed the residential component, preferring commercial/hotel use near the amphitheater.
• Vote: Motion to approve per staff recommendation. Roll call: Mindy Payne – No, Jonathan Townsend – Yes, Jaley Klempa – No, Jason Cohen – Yes, Robert Gorenson – Yes. Passed 3-2.

Item 6B: PUD-002519-2025 (Major Amendment to PUD-307) and BAZ-002633-2026 – Aspen Creek Villas (90.33 acres, north of Tucson Street, east of Olive Avenue)

• Staff Presentation (Jose and Jane): The request is to abandon the commercial portion of PUD-307 and rezone 90.33 acres from Commercial Heavy (CH) to Single-Family Residential Compact (RSC) for a new PUD with up to 350 dwelling units. The comprehensive plan designation (Level 2) supports the rezoning. The development outline originally proposed 415 lots, but was revised to 350 with a mix of 52-foot and 60-foot lot widths. Minimum lot size: 6,000 sq ft. Setbacks: 20 ft rear, 5 ft side, 25 ft front. The applicant initially proposed zero common open space; staff requested 15% (per RSC code). The applicant later revised to 8% common open space, plus livable open space on each lot (2,800 sq ft per lot). The revised plan also shows an 80-foot right-of-way dedication for a frontage road along the Creek Turnpike (north of the neighborhood, not through it), and a reserve area to accommodate three existing billboards. A stub street is provided on the northwest for future connectivity. Staff recommended approval with conditions, including abrogation of PUD-307 on this tract and updated exhibits.
• Commissioner Questions: Discussion addressed the frontage road alignment (now outside the neighborhood), billboard retention, open space percentage (8% vs. 15%), quality of housing, and stub street locations. Commissioner Cohen noted that the RSC code requires 15% open space; the applicant argued that many lots conform to RS standards (which have no open space requirement) and that the PUD provides additional protections. Commissioner Gorenson emphasized that the PUD should offer benefits to the city, such as enhanced landscaping, fencing, and amenities. Commissioner Payne asked about the pool/clubhouse and fencing along Tucson Street.
• Applicant Presentation (Alan Betch, AAB Engineering): The applicant detailed the evolution of the plan, including the reduction from 415 to 350 lots, the frontage road relocation, and the open space compromise. He stated that the 8% common open space is a guarantee, and that the PUD’s livable open space requirement adds another layer. The plan includes two wet detention ponds with walking trails, a spray ground/pool, and a trail system. The applicant acknowledged that the site is challenging due to the collector road, billboards, and adjacency to the Creek Turnpike. He expressed appreciation for staff collaboration.
• Commissioner Positions: Commissioners generally expressed satisfaction with the revised plan, noting that the frontage road and billboard issues were resolved. Commissioner Klempa appreciated the effort to address housing quality through lot size mix. Commissioner Gorenson asked about the city’s benefit from the PUD (e.g., lot cap, open space, bond funding). Commissioner Townsend noted that the Go Bond (Proposition 1, approved April 7, 2026) includes funding for Tucson Street improvements, which is material.
• Vote: Motion to approve PUD-002519-2025, abrogate PUD-307 on this tract, and approve BAZ-002633-2026, with the applicant to amend the PUD document to include all updated exhibits. Seconded. Roll call: Mindy Payne – Yes, Jonathan Townsend – Yes, Jaley Klempa – Yes, Jason Cohen – Yes, Robert Gorenson – Yes. Unanimous (5-0).

Key Outcomes

• Item 6A (COMP-002721-2026): Approved (3-2). Will be forwarded to the City Council on May 19, 2026, at 6:30 PM.
• Item 6B (PUD-002519-2025, BAZ-002633-2026): Approved unanimously. Includes abrogation of PUD-307 on the tract. Forwarded to the City Council on May 19, 2026, at 6:30 PM.
• Next Meeting: The next Planning Commission meeting is scheduled for May 14, 2026, at 5:30 PM. Commissioners discussed potentially adjusting the start time due to Rooster Days events but decided to keep the same time.
• Note: The meeting adjourned with a roll call vote (4-1, with Jason Cohen voting no to adjourn – noted as a joke).