Commission approves rezoning, preliminary plat for 38-acre Adelaide Hills parcel amid neighbor concerns over runoff and traffic

The Tulsa Planning Commission voted to rezone about 38.48 acres from agricultural (AG) to RS-1 (residential single-family, roughly one-acre lots) and approved the preliminary subdivision plat for the project referred to in the record as Adelaide Hills.

Kendall Davis, senior planner with INCOG assigned to the case, told the commission the applicant had originally requested RS-3 (smaller lot sizes) but staff recommended denial of RS-3 and approval of RS-1 to better reflect the Glenpool area—s rural character and the city/county land-use expectations. Davis said the property is vacant and lies at the northwest corner of East 1701st Street South and South Lewis Avenue; the tract is currently illustrated in the Glenpool plan with a rural designation.

Applicant Alan Betchen of AB Engineering said the developer supports the RS-1 zoning and presented a preliminary plat for a first phase of 54 lots. Betchen said the project will rely on on-site septic systems and on detention facilities; he described an existing pond on an adjacent parcel (phase 2) and said an easement for detention has been secured as part of a purchase agreement.

Multiple neighbors spoke in opposition, raising repeated concerns about stormwater runoff from the hill, the sufficiency of detention shown on the current plat, the effect of added impervious area on existing yards and a shared pond, septic/"aerobic tank" contamination, and increased traffic on Lewis Avenue. Brooke Morgan, who lives across the street, said the runoff "comes right down and goes over the road, goes over Lewis and across in our yard," and asked commissioners to "please keep it the country out there." Valerie Coble and other residents described steep slopes, the potential for 108 homes when the developer completes a second phase, and the lack of municipal sewer as major problems.

Jace Morgan, speaking for his father, said he had photographs and video documenting persistent inundation and warned that "approving this rezoning without a robust, independently, peer reviewed, and legally binding commitment to comprehensive stormwater management" would cause harm.

The applicant's engineer said the development would be required to meet Tulsa County engineering standards, including non-adverse impact and peak-flow requirements. He said the team added a secondary detention facility adjacent to Lewis Avenue "to minimize some of that impact and reduce those peak runoff rates," and that every lot must meet the Oklahoma Department of Environmental Quality standards for on-site septic treatment.

Commission discussion noted the absence of a response from Glenpool city staff to standard coordination requests; staff said an email was sent and no response was received. Commissioners also discussed the balance between protecting existing rural character and the demand for housing. One commissioner characterized the general pressure toward development along major thoroughfares as a long-term dynamic.

After debate, a commissioner moved to approve Case CZ566 pursuant to staff recommendation (rezoning to RS-1). The motion passed; commissioners also approved the preliminary subdivision plat for Adelaide Hills by separate motion. The record indicates votes were cast in favor and the motions passed; a roll-call tally is not recorded in the transcript portion provided.

The commission required no specific, binding engineering plan at the rezoning stage; staff and the applicant indicated that detailed stormwater and septic approvals would be part of subsequent plat and engineering reviews.

Votes and procedural notes: the commission approved rezoning CZ566 to RS-1 and separately approved the preliminary plat (Adelaide Hills) per staff recommendation.