Broken Arrow City Council
Meeting of: 05-05-2026
Title:
title
Public hearing, consideration, and possible action regarding PUD-002519-2025 and BAZ-002633-2026, and abrogation of PUD-307, Aspen Creek Villas, 90.33 acres, Commercial Heavy (CH) to Single-family Residential - Compact (RS-C), located north of Tucson Street (121st Street) and approximately one-quarter mile east of Olive Avenue (129th Avenue)
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Background:
PUD-002519-2025 is a planned unit development for a single-family residential development. This property is located north of Tucson Street (121st Street) and approximately one-quarter mile east of Olive Avenue (129th Avenue). The land is currently unplatted and is 90.33 acres in size before ROW dedications are accounted for.
PUD-307 was created for a master development including multifamily residential and commercial uses. PUD-307A amended this PUD and changed the planned location of the multifamily development to where the now constructed multifamily development, The Trails at Aspen Creek, is located. Along with PUD-2519-2025 is a request to abrogate the portion of PUD-307 that is on this property.
BAZ-002633-2026 is a rezoning request to change the zoning of the property from CH (Commercial Heavy) to RS-C (Single-family residential - Compact). This area is currently classified as Level 2 - Urban Residential under the Land Use Intensity System via COMP-001296-2024 that was approved by City Council on May 7th, 2024. And this Comprehensive Plan designation does support this rezoning request to RS-C.
This proposed PUD development details that the maximum number of dwelling units (lots) is 350. With 225 of those dwelling units (lots) having a width of at least 52 feet in width and the remaining 125 lots having a width of at least 60 feet in width. The minimum lot size for all lots would be 6,000 square feet. Building setbacks would be 20 feet from the rear lot lines, 5 feet from the side lot lines, and 25 feet from the front lot lines.
Due to the amount of land area needed to be dedicated for the Tucson Street right-of-way and the future Creek Turnpike Frontage Road right-of-way, staff and the applicant have come to a compromise of a modification of the open space standards for RS-C developments. Normally, RS-C developments have a 15 percent open space requirement, however this development does include 125 lots with a minimum width of 60 feet in width, aligning with RS standards. RS has no open space requirements. Considering the above specifics, staff and the applicant have reached a compromise of eight percent open space requirement of the gross development area. This open space would still need to meet the other requirements for open space (floodplain, usability, accessibility, etc.)
There have been previous discussions on the widening of Tucson St (arterial road to the south of PUD area) and this housing development. On April 7, 2026, voters in the City of Broken Arrow approved Proposition 1 of the Broken Arrow GO Bond package which included bond funding for reconstruction and widening improvements to the intersection of Tucson Street (121st Street) and Olive Avenue (129th E Avenue) and on Tucson Street (121st Street) between Olive Avenue (129th E Avenue) and Aspen Avenue (145th E Avenue).
The initial public hearing for this request was held during the February 26, 2026, Planning Commission meeting. An adjacent property owner spoke with concerns about potential drainage impacts from the development. Planning Commission members posed questions regarding the need for a frontage road dedication, the existing billboards on this site along the Creek Turnpike, and a preference for a mix of lot sizes. The item was tabled to allow the applicant time to revise the PUD document and conceptual site layout. The revised conceptual plan includes an 80-foot-wide frontage road dedication as well as a reserve area for the existing billboards on the site. The revised project was reviewed at the April 23, 2026, Planning Commission meeting where it was recommended for approval (5-0 vote). No members of the public spoke in favor or in opposition to this request.
Cost: $0
Funding Source: -
Requested By: Rocky Henkel, Community Development Director
Approved By: City Manager’s Office
Attachments: Published Planning Commission Staff Report
Case Map Aerial Photo
Comprehensive Plan Map Aspen Creek Villas Development Outline
Recommendation:
recommend
Approve PUD-002519-2025, BAZ-002633-2025, and abrogation of PUD-307 per Staff and Planning Commission recommendations.
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