OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Broken Arrow Planning Commission Meeting - July 23, 2026

Meeting Portal — Thursday, July 23, 2026
BodyBroken Arrow, Oklahoma
SessionMeeting Portal
DateThursday, July 23, 2026
StatusFILED
Video Record
0:00 / 1:11:06

Transcript — Verbatim
0:00

We're here to speak on any items.

0:01

You gotta fill out one of the uh pink forms.

0:04

Turn it into the staff here.

0:06

If we could uh get a roll call, please.

0:10

Mindy Payne here.

0:11

Robert Gorenson?

0:13

Here.

0:13

Jayley Clempa.

0:14

Here, Jonathan Townsend.

0:15

Here.

0:16

Jason Cohen.

0:17

Here.

0:18

All right.

0:19

Uh all business, we have none.

0:22

Item four, consideration of the consent agenda.

0:24

We're gonna poll item four B.

0:27

Are there any other questions or comments regarding the uh consent agenda items?

0:34

Nope, none from me.

0:36

No, sir.

0:38

So I'll make a motion to approve item, I guess just 4A.

0:44

Um the consent agenda and polling for B as you say.

0:49

Second.

0:50

All right, we have a motion and a second.

0:51

Can we get a roll call vote, please?

0:55

Mindy Payne, yes.

0:56

Robert Gorenson?

0:57

Yes.

0:57

Jaylee Clempa.

0:58

Yes.

0:59

Jonathan Townsend?

1:00

Yes.

1:00

Jason Cohen.

1:01

Yes.

1:02

Now we'll move on to uh items removed from the consent agenda item 4B, if staff could go over that, please.

1:09

Thank you.

1:10

Um approval of PT 002741-2026, a conditional final plat for the Grove Phase 1, 33.66 acres, uh 105 lots, uh zoned A1 to RS3 via BAZ 001459 2024.

1:31

This property is located south of Jasper Street and west of 23rd Street, um, also known as 193rd East Avenue or County Line Road.

1:41

Um the original um early phases of this uh the preliminary plat included all three phases of this development.

1:49

Um right now tonight we're only looking at phase one during this excuse me city council meeting of September 17th, 2024 for the rezoning of this property.

2:02

It was noted that a traffic impact analysis would be performed for this development.

2:07

Uh staff has received the results of the traffic impact analysis in conjunction with this conditional final plat, um and it is included as an attachment uh to the staff report.

2:19

Uh the conclusion of the study showed that uh traffic would remain acceptable during phases one and two uh but would not be acceptable or would operate below acceptable levels at during phase three.

2:34

Um the community development director is working with the assistant city manager and the streets director um to review the proposed um mitigation options and will determine what is the best option to alleviate that.

2:48

Uh we don't expect that phase three will be coming forward till around the year 2030.

2:53

Um so we're comfortable with going forward with phase one at this time.

2:58

Uh according to FEMA maps, uh there is uh no 100 year floodplain within phase one, it's uh further west at a later phase.

3:08

This conditional final plat was reviewed by the technical advisory committee on July 14th.

3:13

Uh staff and the TAC committee uh recommend approval of the conditional final plat for the groves subject to the comments attached with the staff report.

3:22

Um and so staff uh is available to answer any questions.

3:26

Thank you very much.

3:27

You're welcome.

3:28

Any questions for staff?

3:29

No, I asked for that to be pulled, so that's since council had asked for the traffic study.

3:37

I wanted clarification on the traffic study and great job.

3:41

Thank you.

3:42

You answered everything.

3:43

Okay so I'm okay with it.

3:45

You're good with it?

3:46

Okay as long as it's just the phase one.

3:50

I believe someone is here on behalf of the applicant.

Discussion Breakdown — Share of Meeting
Engineering And Infrastructure█████████████████████████████████████████████74%
Procedural██████10%
Affordable Housing███5%
Public Safety██4%
Transportation Safety██3%
Community Engagement██3%
Active Transportation█1%
Summary of Proceedings

Broken Arrow Planning Commission Meeting - July 23, 2026

The Broken Arrow Planning Commission met on July 23, 2026, to consider several development proposals, including plats, PUD amendments, rezoning, and a municipal salt dome. All votes were unanimous. Items approved will go before the City Council on Monday, August 3, 2026, at 6:30 PM.

Consent Calendar

  • Item 4A (Consent Agenda): Approved unanimously after polling item 4B separately.
  • Item 4B (PT 002741-2026): Conditional final plat for The Grove Phase 1 (33.66 acres, 105 lots) located south of Jasper Street and west of 23rd Street. Traffic impact analysis showed acceptable levels for phases 1 and 2; phase 3 will be addressed later. No floodplain in phase 1. Approved per staff recommendation (unanimous).

Discussion Items

  • Item 6A (PUD 002941): Major amendment to PUD 28 at 807 West Houston Street – withdrawn by applicant. No action taken.
  • Item 6B (PUD 002918-2026): Major amendment to PUD 111 for 7 Brew Kenosha (0.70 acres, Commercial General). Requests reduction in customer parking from 31 spaces to only 7 employee spaces, as the business is drive-thru only. Applicant Charles Vantioni stated the business processes customers in under two minutes and stacking is not a concern. Approved per staff recommendation (unanimous).
  • Item 6C (PUD 002951-2026): Municipal salt dome on city-owned property (1.09 acres) at 23rd and College Street. Deviations requested include no frontage/setback, no parking, chain-link fence, no landscaping, and exemption from highway overlay aesthetic requirements. Staff cited irregular shape and limited access. City project manager Shannon Marshall explained the need for centralized salt storage for winter operations. Approved per staff recommendation (unanimous).
  • Item 6D (BAZ 002954-2026): Rezoning 38.39 acres from AG to Commercial General at NW corner of Tucson Street (121st Street) and Aspen Avenue (145th East Avenue). Applicant Steve Wallman (Walmart Commercial Real Estate) described a walkable, mixed-use development. Discussion included alignment of a future frontage road (20-30 feet off, to be adjusted) and an existing billboard. Approved per staff recommendation (unanimous).
  • Item 6E (PUD 002953-2026 and BAZ 002952-2026): Creekside Commercial – PUD and rezoning for 101.90 acres with four development areas: commercial (A), industrial (B), multifamily/commercial (C), and single-family (D). Applicant Nicole Watts (Wallace Design Collective) presented. Commissioners discussed removal of a roundabout, collector road design and traffic calming, sidewalk connectivity along East Houston Street (81st Street), building height limits (amended to cap at 10 stories for all areas), and escrow for a future sidewalk. Motion to approve with amendments: 10-story height limit and escrow for future sidewalk along East Houston Street. Approved per staff recommendation as amended (unanimous).

Key Outcomes

  • All items were approved unanimously (5-0).
  • Items 4B, 6B, 6C, 6D, and 6E will be forwarded to the Broken Arrow City Council for final action on August 3, 2026, at 6:30 PM.
  • For Item 6E, the building height limit was amended to a maximum of 10 stories, and an escrow will be established for a future sidewalk along East Houston Street (81st Street).
  • A follow-up on truck parking near the senior citizen center was reported resolved through code enforcement and police action.

Meeting Transcript

We're here to speak on any items. You gotta fill out one of the uh pink forms. Turn it into the staff here. If we could uh get a roll call, please. Mindy Payne here. Robert Gorenson? Here. Jayley Clempa. Here, Jonathan Townsend. Here. Jason Cohen. Here. All right. Uh all business, we have none. Item four, consideration of the consent agenda. We're gonna poll item four B. Are there any other questions or comments regarding the uh consent agenda items? Nope, none from me. No, sir. So I'll make a motion to approve item, I guess just 4A. Um the consent agenda and polling for B as you say. Second. All right, we have a motion and a second. Can we get a roll call vote, please? Mindy Payne, yes. Robert Gorenson? Yes. Jaylee Clempa. Yes. Jonathan Townsend? Yes. Jason Cohen. Yes. Now we'll move on to uh items removed from the consent agenda item 4B, if staff could go over that, please. Thank you. Um approval of PT 002741-2026, a conditional final plat for the Grove Phase 1, 33.66 acres, uh 105 lots, uh zoned A1 to RS3 via BAZ 001459 2024. This property is located south of Jasper Street and west of 23rd Street, um, also known as 193rd East Avenue or County Line Road. Um the original um early phases of this uh the preliminary plat included all three phases of this development. Um right now tonight we're only looking at phase one during this excuse me city council meeting of September 17th, 2024 for the rezoning of this property. It was noted that a traffic impact analysis would be performed for this development. Uh staff has received the results of the traffic impact analysis in conjunction with this conditional final plat, um and it is included as an attachment uh to the staff report. Uh the conclusion of the study showed that uh traffic would remain acceptable during phases one and two uh but would not be acceptable or would operate below acceptable levels at during phase three. Um the community development director is working with the assistant city manager and the streets director um to review the proposed um mitigation options and will determine what is the best option to alleviate that. Uh we don't expect that phase three will be coming forward till around the year 2030. Um so we're comfortable with going forward with phase one at this time. Uh according to FEMA maps, uh there is uh no 100 year floodplain within phase one, it's uh further west at a later phase. This conditional final plat was reviewed by the technical advisory committee on July 14th. Uh staff and the TAC committee uh recommend approval of the conditional final plat for the groves subject to the comments attached with the staff report. Um and so staff uh is available to answer any questions. Thank you very much.

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