[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6515552,"mediaKeyId","3859318-9465003d674c38c0eb8455081debf6df","parentId",3859318,"title","Commission declines to approve plan amendment for 1421 E. Covell after residents cite traffic, density and property-value concerns","audioSeconds",1546,"startMs",198000,"endMs",1744000,"viewUrl","/Search/View?dp=1&key=3859318-9465003d674c38c0eb8455081debf6df&start=198&end=1744","thumbnailUrl","https://assets.pipeline.soar.com/3859318-9465003d674c38c0eb8455081debf6df/thumbnail_198000.jpg","articleUrl","/articles/6515552/Edmond/Oklahoma-County/Oklahoma/Commission-declines-to-approve-plan-amendment-for-1421-E-Covell-after-residents-cite-traffic-density-and-property-value-concerns","mediaUrl","https://secure.pipeline.soar.com/6515552-7c6681321393f406eb5232564eaebbad/orig.mp4?Expires=1770417602&Signature=b8Cke5lSxRaEEuIwcl5LMk3wxVZ31HfqvoLzK0BZ6EKbhCTlW7zHxOHiah9Sstkp~J5AZ93RA6dxKWaIzfTdpgoCvZ1R8KDpRt8O1ozmUEHOszgD2PZAtSCwXuunL039IFJXjcd2DHuEUwcW3DtguLrS6Qg-pc7DvwqS9-44jJkA2p4rxjSQRX5Rn-Km0T5yJDI3AXs1zTFXpxwE7n0mmZfMKM1oPrOBCFzqf21ElZhwLS-zeiClCu5-DnSmqUNJC6oNpBJGdWw2Ay8ebG-qC-wdFVu1IUj8JHZThccE3DgfyFGZAp0ey609pWKcJXsJgpxYj8QJUoNmT~hghP8hDA__&Key-Pair-Id=KUT5TJCACFTXG","author","Edmond","date","2025-06-17T00:00:00Z","article","The Edmond Planning Commission considered a request (PA250001) to amend the Edmond Plan 2018 designation for a roughly 1.5-acre property at 1421 East Covell (northwest corner of Bryant and Covell) from Rural Neighborhood to Suburban Infill. City planning staff recommended approval, saying availability of public water and sewer and the site size supported the suburban‑infill category and the city’s broader goals to increase housing variety.

The applicant team (represented by Ken Bridal in staff presentations and by Greg Massey of Red Plains Professional) described the change as a step toward a planned unit development and eventual rezoning that could provide duplex or fourplex housing types. In response to direct questions from the commission, Massey and the applicant stated the development intent includes a maximum of 16 units and a single point of access on Covell. “We’re limiting it to a maximum of 16 units. There will be a single point of access on Covell,” Massey said.

Residents from adjacent neighborhoods (Burnham Woods, Vernon Woods, and others) strongly opposed the amendment at the public hearing, citing existing congestion at the Covell–Bryant intersection, safety concerns for older and retired residents in nearby subdivisions, and worries about property values and visibility of increased rentals. Multiple residents asked when a detailed site plan and plat would be available; staff and the applicant explained that a plan amendment is an early step: a PUD rezoning, preliminary plat and site plan would follow and each would include public hearings and additional review. Staff told the commission there would be several additional public meetings and reviews before construction (planning commission and council for rezoning; planning commission for preliminary plat and site plan), an exchange that the staff summarized as “it’s like 6” public steps.

Outcome and next steps

A commissioner moved and seconded approval of the comprehensive-plan amendment, but the transcript records the motion failed at the commission. The chair stated the item will be moved to city council on July 14 and residents will have another opportunity to comment there.

Clarifying details captured at the hearing

- Site size: approximately 1.5 acres.
- Zoning: current zoning A (single-family dwelling); nearby plan categories include suburban commercial and multiple suburban neighborhood categories per Edmond Plan 2018.
- Applicant’s development parameters stated at hearing: maximum of 16 units; single access point on Covell; public water will be extended from the northeast corner of Burnhamwood subdivision and sanitary sewer will be extended from about a quarter mile to the east on Covell.

The commission record shows staff recommended approval but the commission did not adopt that recommendation; the item will proceed to city council for further consideration.","mediaType","Video","parentTitle","Edmond - Planning Commission - Jun 17, 2025","oneSentenceSummary","The Edmond Planning Commission declined to approve a comprehensive-plan amendment for 1421 East Covell that would change the site from Rural Neighborhood to Suburban Infill; the motion to approve failed and the matter will be forwarded to city council on July 14 for additional review and public comment.","taxTitle","Edmond, Oklahoma County, Oklahoma","taxId",2681,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6515562,"Edmond planning commission reviews Walmart site plan amid strong neighborhood opposition; no final vote recorded",5811,2014000,7825000,"/Search/View?dp=1&key=3859318-9465003d674c38c0eb8455081debf6df&start=2014&end=7825","https://assets.pipeline.soar.com/3859318-9465003d674c38c0eb8455081debf6df/thumbnail_2014000.jpg","/articles/6515562/Edmond/Oklahoma-County/Oklahoma/Edmond-planning-commission-reviews-Walmart-site-plan-amid-strong-neighborhood-opposition-no-final-vote-recorded","https://secure.pipeline.soar.com/6515562-f564e93ccb8e731ee9344e4af57c4ccd/orig.mp4?Expires=1770415650&Signature=H2Ot~73BXp84JmHctvWgCbrrV1qWNwtueBsT1NtzOF2kP~gX2UVqKUEeGP-UoFCgKo0yaZHIk5gVVcwuK-xTNZuCVbGYPPzcx2J-CFlMXUisndzy348BcU~upcBmeJjUCH~hw1VUs8rtChkkwItm3zxrBsfAhohnheh6PBBIu8Gi-mgKS~bytMcMhDukOIjIz9KdiuiJo980W6mjmWyWjwvdgPCF7q4twAHt984MbGhPLCsgO1xtcsDn0q5JLJULS6lgQaEppMKYN8GnK8owCmcoePZCuErm2RLDDpw7pCDL-tuSnbJ9w00ocMunkvU0HpsqhNHLH5KqrW6JS7aqtQ__&Key-Pair-Id=KUT5TJCACFTXG","A proposed 44,000-square-foot Walmart Neighborhood Market for a roughly 9.6-acre site at the northwest corner of Covell Road and Coltrane Avenue drew extended public comment during a Planning Commission public hearing, and the commission did not record a final, binding vote on the site-plan application (SP250008) at the meeting.

The proposal, presented by David Box on behalf of the applicant, would use an E-2 Open Display Commercial PUD titled Ashford Oaks and shows a 27-foot-high masonry building, two driveways (one on Covell, one on Coltrane) and on-site detention. City staff recommended approval, pending engineering details. Box told the commission the site plan conforms to the PUD and applicable development rules and argued the commission’s role is ministerial when objective standards are met: “Site plan review is ministerial” (David Box, applicant representative).

Neighbors and neighborhood leaders urged denial or further study. Barry Black, president of the Ashford Oaks Homeowners Association, summarized a recurring concern: “How can we approve a plan if we don’t know what it’s gonna do to this unique and critical intersection?” (Barry Black, Ashford Oaks HOA president). Speakers cited: repeated congestion at the Covell–Coltrane intersection; possible encouragement of cut‑through traffic; driveway placement and a private left‑turn lane that residents said would conflict with the city’s master-transportation plan; preservation of existing mature trees and remnant Cross Timbers woodland; potential increases in noise, lighting spill and heavy truck traffic; and stormwater/floodplain impacts.

Staff and engineering responses in the hearing

- City staff said the site plan will require follow-on engineering, platting and a traffic analysis; many roadway and drainage details will be addressed in the preliminary plat and engineering review. The public-works representative said the city has not yet received all analysis for the drive/floodplain and noted the city requires no-rise in the floodplain unless a variance is granted (Title 23 / stormwater standards).

- The applicant’s civil engineer and the applicant said detention is proposed (underground under the parking area) and that the indicated detention design is intended to meet Title 23 (no-rise and post‑development discharge) requirements. The city will continue plan and floodplain review as part of engineering and platting.

Legal background and compatibility claims

Box and the applicant team repeatedly cited earlier litigation over a substantially similar proposal on this tract. He told the commission that the District Court and the Oklahoma Court of Civil Appeals previously found the city’s prior denial arbitrary and that, under Oklahoma law and a cited state statute, the city’s site-plan review is limited to determining objective compliance with the PUD and applicable ordinances (transcript references Oklahoma statute 43-112). The PUD for the tract requires a 125-foot greenbelt around parts of the site; the applicant’s materials show terraces, a fence and additional planting plus a site grade that places the building roughly 30 feet below neighboring properties.

What the commission did and next steps

A commissioner moved to approve the site plan and another seconded the motion, but the meeting transcript does not record a final vote tally that would approve or deny SP250008. The chair closed the public hearing after extensive comments and indicated the item will remain on the commission’s agenda for further action; the transcript states there was no movement to forward a final decision to city council at this meeting.

What remains unresolved

- Traffic: the submitted traffic-impact analysis is under review; the commission and several residents said the Covell–Coltrane intersection already experiences congestion and that curb cuts and a left-turn lane at the site could conflict with the city’s long-range plan for Covell as a major arterial.

- Floodplain / drainage: staff said no-rise documentation for the floodplain drive location had not been received at the time of the hearing; if the no-rise cannot be achieved, the applicant would have to seek variance from the Stormwater Drainage Advisory Board and the council or consider moving the drive.

- Tree canopy and sensitive-border protections: residents and several speakers (including an Urban Forestry Commission member) requested stronger preservation of the existing cross-timbers canopy and a detailed tree‑resource evaluation and mitigation plan.

- Site details to come: preliminary plat, engineering-level drainage report, detailed landscaping and lighting plans, and any road-widening obligations will be addressed in the next planning/engineering steps if the application proceeds.

The commission’s packet and comments indicate the matter will return for subsequent review and that additional, formal decisions on platting, roadway improvements and site-level engineering will be required before any building permits would be issued.

","A proposed 44,000-square-foot Walmart Neighborhood Market for a roughly 9.6-acre site at the northwest corner of Covell Road and Coltrane Avenue drew extended public comment during a Planning Commission public hearing, and the commission did not record a final, binding vote on the site-plan application (SP250008) at the meeting.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6515557,"Planning commission approves revised Wild Rose Ranch preliminary plat, adding seven lots",205,1778000,1983000,"/Search/View?dp=1&key=3859318-9465003d674c38c0eb8455081debf6df&start=1778&end=1983","https://assets.pipeline.soar.com/3859318-9465003d674c38c0eb8455081debf6df/thumbnail_1778000.jpg","/articles/6515557/Edmond/Oklahoma-County/Oklahoma/Planning-commission-approves-revised-Wild-Rose-Ranch-preliminary-plat-adding-seven-lots","https://secure.pipeline.soar.com/6515557-60c8efca6cec56697e4bdfe34bd45360/orig.mp4?Expires=1770417602&Signature=m0mWlAR6eyufbDH6onwBpJUNCVLDBzbtXw3s7BrRMKKyN4-ilxPlYYd2HcVXzhurJo5ep9aOJH4r-dTUEiA7ndeOBhLAgh4GiBX6okmbEQSj8wiYZ8YzpNBFRcg~b8lH6ZSXHA~xav~IFR4Jken2e2ClMaVM8m9RNQpdJQ93mfqV3GoPf-1O0orVIb4kDpapuLpC6bmg3LqlDR7ci89V9H-Mew2wXAu5PH4qGnv21vwZp4G3dBRGg3Lzv1FPPreeZO7MsIFsMTkyccL46Y8tkfeFYeoVvCqtLaM-yL98F5CCWQH1M0NxWruyP8MdCv7iU-3Arpl8os3l1S-OQ1~NqQ__&Key-Pair-Id=KUT5TJCACFTXG","The Edmond Planning Commission voted to approve a revised preliminary plat for Wild Rose Ranch (PR2000027), a residential subdivision northwest of Sorgan Mill and Bryant, adding seven lots and bringing the total subdivision count to 196 lots.

Gavin Masters, representing the applicant, told the commission the change was prompted by updated sanitary‑sewer capacity and a revision to the city’s minimum lot size for septic-served lots. Masters said the original plat allowed 189 lots; updated information from the city on sewer capacity and a change in the minimum lot square footage for septic from 30,000 to 21,780 square feet (0.5 acre) supported additional lots. “We got new information that the city can allow us to add 9 additional lots,” Masters said; the submitted revision adds seven lots in the southwest portion of Section 2 to reach 196 lots.

Staff recommended approval, saying the additional lots conform to the existing single‑family zoning and are supported by updated sanitary sewer capacity. The commission motioned and approved the revised preliminary plat; the chair stated the matter will not go to city council.

Next steps and conditions

Because the added lots conform to the existing zoning, the revision moves forward as a preliminary‑plat approval; final platting, construction plans and development permitting remain required before any lot development occurs. The applicant indicated construction had already begun in Section 1 and that the revision applies to Section 2.

","The commission approved a revised preliminary plat for Wild Rose Ranch that adds seven lots to the subdivision, bringing the total to 196 lots. Staff recommended approval; the applicant said new sewer capacity and a change to minimum septic-lot size enabled the increase. The approval was made by vote and will not go to city council.","actionData","errors"]

Article not found

Commission declines to approve plan amendment for 1421 E. Covell after residents cite traffic, density and property-value concerns

Edmond planning commission reviews Walmart site plan amid strong neighborhood opposition; no final vote recorded

Planning commission approves revised Wild Rose Ranch preliminary plat, adding seven lots