Broken Arrow Planning Commission
02-26-2026
To: Chair and Commission Members
From: Community Development Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-002519-2025, major amendment to PUD-307, and BAZ-002633-2026, 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).
End
Background:
Applicant: Alan Betchan, AAB Engineering, LLC
Owner: Chuck Ramsey, S & R Development
Developer: Chuck Ramsey, S & R Development
Engineer: Alan Betchan, AAB Engineering, LLC
Location: North of Tucson Street (121st Street) and approximately one quarter mile east of Olive Avenue (129th Avenue).
Size of Tract 90.33 acres
Present Zoning: Commercial Heavy (CH) and PUD-307
Proposed Zoning: RS-P and PUD-002519-2025
Comp Plan: Level 2 - via COMP-001296-2024
PUD-002519-2025 is a major amendment to PUD-307. 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.
This PUD major amendment and rezoning request proposes to change the underlying zoning from Commercial Heavy (CH) to Single-family Residential - Compact (RS-C). 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.
The PUD development outline details of a minimum lot width of 52 feet, minimum lot size of 6000 sq. ft., rear and front setbacks of 20 ft, and proposes a maximum of 415 dwelling units for this PUD. However, because this property is located along the Creek Turnpike, should the rezoning and planned unit development be approved, 80 feet of right-of-way will need to be dedicated along the north boundary of the site for a frontage road on the south side of the turnpike when this property is platted. Any additional required right-of-way and utility easements will also need to be dedicated at the time of platting. The dimensional requirements are nearly identical to what is within the RS-C zoning requirements of the Broken Arrow Zoning Ordinance that came into effect this past summer.
Developments in RS-C zones are allowed to plat smaller lot sizes in exchange for 15% of the project area being dedicated as open space. Requirements for open spaces are listed in Section 3-1-3.G of the Broken Arrow Zoning Ordinance. The open space requirement will also be discussed in the platting stage of the development.
The Development Outline also details that no final plat for the development shall be approved until funding for the Tucson Street widening is approved. The April 2026 General Obligation (GO) bond does name Tucson/121st - Olive to Aspen as a project to be funded if the bonds are voter approved. The proposed widening would increase the number of traffic lanes from 2 to 5, as well as other improvements such as sidewalks. More information on the 2026 GO bond can be found at buildourfutureBA.org or by contacting the automated bond helpline at 918-228-5921.
SURROUNDING LAND USES/ZONING/COMPREHENSIVE PLAN
The surrounding properties contain the following uses, along with the following development guide and zoning designations:
|
Location |
Comprehensive Plan |
Zoning |
Land Use |
|
North |
Level 3 - Transition Area |
AG - Agriculture & IL - Industrial light |
Creek Turnpike and Vacant beyond |
|
East |
Classification Level 3 - Transition Area via BACP-132 |
RM - Residential Multi-Family/PUD-307 |
Residential Multi-Family, Trails at Aspen Creek Apartments |
|
South |
Level 2 - Urban Residential |
RS - Residential Single-Family |
Residential Single-Family |
|
West |
Level 3 - Transition Area, Level 6 - Regional Employment/Commercial and Floodplain |
AG - Agriculture |
Residential |
According to FEMA maps, no portion of the property is located in the 100-year floodplain. Water and sanitary sewer are available from the City of Broken Arrow.
Attachments: Case Map Aerial Radius Aspen Creek Villas PUD Development Outline
Recommendation:
Based upon the surrounding land uses, the location of the property, and the comprehensive plan, staff recommends that PUD-002519-2025 and BAZ-002633-2026 be approved.
Reviewed by: Jane Wyrick
Approved by: Rocky Henkel
JAJ
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