Planning commission approves rezoning to allow denser single‑family subdivision in northwest Tulsa amid neighbor concerns

The Tulsa Metropolitan Area Planning Commission approved rezoning case Z7815 to change the underlying zoning from RS‑3 to RS‑5 with an optional development plan for a proposed subdivision (Hidden Meadows) north‑west of East 11th Street South and South 190th East Avenue, increasing the planned lots from about 90 to 107.

Staff said the request aligns with nearby RS‑5 zoning to the west and would allow smaller single‑family lots (RS‑3 minimum lot size ~6,900 sq. ft. / 60‑foot width; RS‑5 minimum lot size ~3,300 sq. ft. / 30‑foot width). Nathan (Tulsa planning staff) explained the optional development plan is mainly to allow private streets in order to accommodate additional density; the plan preserves single‑family residential use while reducing minimum lot size requirements.

Applicant Megan Pascoe of Tanner Consulting said owner/developer David Hensley intends to develop about 107 single‑family lots, with typical lots about 50 feet wide. Pascoe said the owner revised the plan after bid results made the previously approved 90‑lot preliminary plat economically infeasible; increasing density by 17 lots helps the project economics while remaining similar in layout to the previously approved plat. Pascoe said required off‑site improvements and right‑of‑way dedication along 190th Third would be part of the development.

Neighborhood speakers opposed the rezoning citing infrastructure and maintenance concerns. Bruce Denny, representing the Lynn Lane Neighborhood Association, said the proposed lot sizes are too small for the area, warned private HOAs can fail and leave taxpayers to address failing private infrastructure such as retention ponds and private sewers, and cited examples of nearby private developments with pond and maintenance problems. Valerie Totten described chronic flooding and failed septic/drainage problems on S. 190th that, she said, must be fixed by the city before additional development.

Pascoe responded that detention ponds on this site would be located in HOA reserve areas as required by the city and that the plat would dedicate right‑of‑way along 190 Third to facilitate future public improvements; she said the project would include on‑site stormwater detention to mitigate increased runoff and that the property itself does not contain FEMA or City regulatory floodplain.

Commissioner Bulmash moved approval of item 9 per staff recommendation; Commissioner Robinson seconded. The motion passed on voice vote and the rezoning was approved.

Next steps include submittal of preliminary plat materials; staff emphasized that infrastructure and stormwater requirements will be reviewed during the plat and IDP (infill development) processes before final plat and building permits are approved.

Sources: staff presentations, applicant remarks and public testimony recorded at the TMAPC meeting.