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Wagoner County approves rezoning for 70‑acre MJD Land LLC tract despite residents' flood and road concerns
Summary
The Wagoner County Board of County Commissioners voted to rezone a roughly 70‑acre tract in District 2 from RS‑60 to RS‑22.5 at an otherwise lengthy public hearing that focused on traffic, stormwater and wastewater-treatment capacity. Planning staff recommended approval; the planning commission recommended denial.
The Wagoner County Board of County Commissioners voted to approve a zoning map amendment (resolution no. 2025‑112) to rezone roughly 70 acres in District 2 from RS‑60 (minimum 60,000 sq. ft.) to RS‑22.5 (minimum 22,500 sq. ft.). The motion to approve was moved by Randy and seconded by James; the roll call was Commissioner Hanning Aye, Commissioner Stamps Aye and Commissioner Kelly No, and the motion carried.
The rezoning request, filed under case Z and E‑38‑2025 by MJD Land LLC, would allow smaller single‑family lots than the property's current RS‑60 zoning. The applicant's representative and the property owner, Adam Dorsey, told the board he has discussed concept plans that could result in roughly 80 houses but said final platting, infrastructure design and water/fire protection upgrades would come later.
Residents who live adjacent to the site, located between E. 130th and E. 140th Street South near 320 First East Avenue (Coweta area), urged the commissioners to deny the change or require larger lots. Speakers described a single one‑way in/out access (320 First), recurring flooding that can make the road impassable in heavy rains, erosion of the existing pavement and an undersized water distribution line. Scott Pollard and other speakers said about 41 existing homes use the same one‑way access; they and others warned that additional houses would increase traffic and could leave many homes isolated during high water.
Several residents raised concerns about wastewater. Multiple commenters said properties in the area rely on aerobic or anaerobic septic systems and urged that any mass development ensure adequate treatment and maintenance plans. Adam Dorsey told the board the developer would need to “install a new 6‑inch water line to provide fire hydrants” if the subdivision requires fire protection infrastructure.
Planning staff recommended approval, while the Wagoner County Planning Commission recommended denial. Commissioners and staff emphasized that the current vote changes only zoning; plats, stormwater detention, road upgrades, water capacity and on‑site wastewater solutions remain subject to later review and permits. As the county attorney and staff explained during the hearing, water‑service capacity, stormwater retention and road improvements must be addressed during engineering review and plat approval, and failure to secure those resources could block future construction even if the zoning has been changed.
The board’s action updates the zoning map; it does not approve a final plat, housing count or infrastructure plan. Developers and utilities will be required to pursue the subsequent engineering, permitting and review steps before construction can begin.
