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

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.