Broken Arrow Planning Commission Meeting - April 29, 2026
Broken Arrow Planning Commission Meeting - April 29, 2026
The Broken Arrow Planning Commission met on April 29, 2026, at 5:30 PM to consider two major items: a comprehensive plan change for Creekside Commercial Center and a major amendment to PUD-307 for Aspen Creek Villas. Both items were approved and will go before the City Council on May 19, 2026.
Consent Calendar
- The consent agenda was approved unanimously (5-0) by roll call vote. No items were pulled.
Public Comments & Testimony
- A letter from Elisa Buckmaster, dated March 2026, was read into the record opposing the Aspen Creek Villas development (originally agenda item 26-316). The letter cited concerns about traffic on 121st Street (a two-lane road with no shoulders or turn lanes), lack of street widening plans, impacts on home values, emergency vehicle access, and Aspen Creek Elementary's capacity. The letter noted the proposal had been previously denied by city council. Commissioners noted that some details have changed since the letter was written.
Discussion Items
- Item 6A – COMP-002721-2026 (Creekside Commercial Center): Public hearing on a request to change the comprehensive plan designation from Level 6 to Levels 2 and 3 on 52.6 acres north of Houston Street and east of the Creek Turnpike. Staff recommended approval. The applicant (representing Wallace Design Collective) presented a conceptual layout showing a master planned development: the north half (Areas A and B) for commercial/light industrial, and the south half for single-family residential. A collector road from the Creek Turnpike signal to Houston Street was discussed. Some commissioners expressed concern about placing residential near the turnpike, preferring commercial or hotel use. The applicant clarified that areas closer to the turnpike would remain commercial. Approved 4-1.
- Item 6B – PUD-002519-2025 / BAZ-002633-2026 (Aspen Creek Villas): Major amendment to PUD-307 to abandon commercial development on 90.33 acres north of Tucson Street and east of Olive Avenue, rezoning from CH to RSC (single-family residential compact), and establishing a new PUD. The revised plan caps lots at 350 (down from 415 originally proposed), with 225 lots at least 52 feet wide and 125 lots at least 60 feet wide. Open space was reduced from the RSC requirement of 15% to 8% of gross development area. The applicant explained that the mix of lot sizes and the 8% open space (including trails around ponds and a pool/spray ground) addressed earlier concerns. The plan now shows an 80-foot right-of-way for a frontage road along the Creek Turnpike, reserved areas for existing billboards, and a stub street for connectivity. Staff noted the Go Bond (Proposition 1) passed on April 7, 2026, funding improvements to Tucson Street and Olive Avenue. Approved unanimously (5-0).
Key Outcomes
- Item 6A (COMP-002721-2026): Approved 4-1 (yes: Townsend, Cohen, Gorenson; no: Payne, Klempa) with a motion to approve per staff recommendation. Will go to City Council on May 19, 2026.
- Item 6B (PUD-002519-2025 / BAZ-002633-2026): Approved unanimously (5-0) after a motion to approve, abrogate PUD-307 on this tract, and require applicant to amend the PUD document to include updated exhibits. Will go to City Council on May 19, 2026.
- The next Planning Commission meeting is scheduled for May 14, 2026. No action was taken to change the start time despite Rooster Days beginning that day; the meeting will remain at 5:30 PM.
- Meeting adjourned unanimously (4-1, with Cohen voting no on adjournment).
Meeting Transcript
Jill are we ready? All right, it's after 5 30, we'll go ahead and get started, have roll call. Mindy Payne, here. Jonathan Townsend. Here. Jalee Klempa. Here. Jason Cohen. Here. Robert Gorenson. Here. First item is item number three, old business. We have an item for consent agenda. Do we have any items that need to be pulled from consent agenda? I do not. And then we're ready for a motion. I'll make a motion to approve the consent agenda for staff recommendations. I'll second the motion. Have a motion second half roll call vote. Mindy Payne, yes. Jonathan Townsend? Yes. Jempa. Yes. Jason Cohen. Yes. Robert Goron says. Yes. And Jill, just to clarify those none of those will go before the city council, correct? Correct. Okay. Item number six public hearings. Item 6A 26-547. Staff want to cover that. Yes. This is public hearing consideration and possible action regarding COMP 002721-2026 comprehensive plan change. Creekside Commercial Center, 52.6 acres, levels 6 to levels 2 and levels 3, located north of Houston Street and east of the Creek Turnpike. Comp 002721 2026 is a requested change the comp plan from uh designation from levels uh six to levels two and three on approximately 52.6 acres that is currently unplatted. Um the property is located north of 81st Street, east of the Creek Turnpike. The applicant is requesting this change to the comprehensive plan for the purpose of a future rezoning and development of the property. The applicant intends to apply for a planned unit development and rezoning in the near future. The development area plan document uh that is one of the attachments attached details the proposed development areas. Area C is proposed to be the level three area, while area D is proposed to be the level two area. Area A and area B will be other areas as part of a master plan development. The comprehensive plans, transportation plan map does describe a frontage road connecting from Kenosha Street and Houston and Houston Street along the east side of the Creek Turnpike. This road will be dedicated during the planning process of any future development in the subject area. The surrounding land uses zoning and comprehensive plan. For the north to the north of the property, the comprehensive plan is level six. The current zoning is agricultural, and the land use is vacant and agricultural. To the east, it is level three, the zoning is currently agricultural and it is vacant and agricultural.
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