Broken Arrow City Council
Meeting of: 01-20-2026
Title:
title
Consideration, discussion, and possible approval of COMP-002532-2025, (Comprehensive Plan Change), Oneta71, LLC, 8.8 acres from Level 1 (Rural Residential/Greenway/Floodplain) to Level 4 (Commercial/Employment Nodes) located approximately one-tenth mile north of the northwest corner of E. Kenosha Street (71st Street) and Oneta Road (241st E. Avenue)
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Background:
COMP-002532-2025 is a request to amend the Comprehensive Plan designation from Level 1 to Level 4 on approximately 8.8 acres which is currently unplatted. The property is located approximately one-tenth mile north of the northwest corner of E. Kenosha Street (71st Street) and Oneta Road (241st E. Avenue).
The applicant is requesting this change to the comprehensive plan for the purpose of commercial development. Pending approval of this amendment to the comprehensive plan, the applicant intends to submit a rezoning request to change the zoning from AG (Agricultural) to CG (Commercial General). This request is congruent with the three parcels to the south of this property which are designated as Level 4 (Commercial/Employment Nodes) in the Comprehensive Plan. The project site would include four contiguous parcels on the northwest corner totaling 16.875 acres. The anticipated CG (Commercial General) is in conformance with Level 4.
During the December 18, 2025 Planning Commission meeting, two opposition forms were received and a surrounding property owner voiced concerns regarding increased traffic, pedestrian safety, noise & light pollution, depreciating property values, nearby competition of other stores, increased litter, and a decreased quality of life. The applicant stated that the development would adhere to all city development standards, codes, and ordinances, that a Traffic Impact Analysis had been performed for the site, and that sidewalks would be installed along both Kenosha Street & Oneta Road for pedestrian safety. Planning Commission recommended approval (5-0) of COMP-002532-2025.
The proposed development has had a 94-page Traffic Impact Analysis (TIA) completed for this development. A copy of the full analysis is available for review in the Community Development Department. Right-in, right-out turn lanes are requested for the Kenosha Street driveway to promote left-hand turns at the stoplight. The Zoning Ordinance addresses exterior lighting standards in Section 4-4-2, the Traffic Impact Analysis (TIA) determined no change in Level of Service during peak hours for the site, litter or property maintenance issues can be addressed by the Code Enforcement Division if they arise, and sidewalks along Kenosha & Oneta will be required addressing pedestrian safety. Although gas stations and a discount variety store are in close proximity, the nearest grocery store is over two miles away.
SURROUNDING LAND USES/ZONING/COMPREHENSIVE PLAN
The surrounding properties contain the following zoning designation, land use, and Comprehensive Plan future development guide levels:
|
Location |
Comprehensive Plan |
Zoning |
Land Use |
|
North |
Level 1 |
A-1 (Agriculture) |
Residential Estate |
|
East |
Level 4 |
A-1 (Agriculture) |
Residential Estate |
|
South |
Level 4 |
A-1 (Agriculture) |
Agriculture |
|
West |
Level 1 |
A-1 (Agriculture) |
Power Substation |
According to FEMA Maps, the western portion of this property is located within the 100-year floodplain (Zone AE). Water and Sanitary Sewer are available from the City of Broken Arrow.
Cost: $0
Funding Source: -
Requested By: Rocky Henkel, Community Development Director
Approved By: City Manager’s Office
Attachments: Case Map
Aerial Map
Comprehensive Plan Map
Recommendation:
recommend
Based on the Comprehensive Plan, the location of the property, and surrounding land uses, Staff recommends COMP-002532-2025 be approved, subject to the property being platted.
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