Broken Arrow adopts housing and demographic study; council authorizes Resolution 16-35

Broken Arrow officials moved forward on a multi-year effort to update housing policy when the Planning Commission recommended and the City Council adopted a housing and demographic study prepared by Points Consulting LLC and authorized execution of Resolution 16‑35.

The study, presented by consultant Farhad, examined current housing stock, demographic trends and three growth scenarios the city could follow. City staff told the commission and council the study is intended to inform an upcoming zoning code rewrite and future subdivision regulations.

The study projects that Broken Arrow had about 46,750 housing units when the analysis was completed and lays out three scenarios for the next 15–20 years: a status‑quo scenario that would yield roughly 64,910 housing units; a moderate‑density scenario; and an infill scenario that could push total units above 71,000. The report’s scenarios translate to a range of population increases the consultants described as “on the order of tens of thousands,” with staff citing a working estimate of about 40,000 additional residents across the next two decennial counts.

“The consultants looked at this and said, you have a lot of growth coming in the future. Therefore, you need to get ready,” Farhad said in the presentation.

The study also documents changes in age cohorts and housing affordability. Staff noted Broken Arrow’s median age has risen over recent decades and the 55–65 and 65‑and‑over cohorts are among the fastest growing. The report finds roughly 72.6 percent home ownership and that single‑family housing makes up about 81.8 percent of the city’s housing stock; multifamily units account for about 11.8 percent.

On cost burden, the presenters referenced U.S. Department of Housing and Urban Development (HUD) definitions: households paying more than 50 percent of income toward housing costs are considered severely cost‑burdened; those paying roughly 35–50 percent are cost‑burdened; households paying less than about 25–28 percent are not cost‑burdened. The study shows that about 40 percent of households fall into HUD’s cost‑burdened or severely cost‑burdened categories while about 60 percent do not.

Staff and elected officials discussed implications for policy and action. City staff said the housing study is one step that will lead into the zoning update and subdivision rule changes already under development. The city manager told the meeting the city intends to be proactive in recruiting developers for senior housing and for housing types such as condominiums and townhouses to address aging and affordability pressures.

The Planning Commission voted to recommend adoption of the study to the council. The City Council then voted to adopt the housing and demographic study and authorize execution of Resolution 16‑35. Planning Commission roll call recorded Payne, Townsend, Quimpa, Cohn and Goranson voting “yes.” Council roll call recorded Pickle, Green, Ford, Parks and Puente voting “yes.”

Staff said electronic and paper copies of the 60‑page report, which includes charts and supporting data, would be provided to board members and that the study findings will be used to guide the zoning code rewrite and subsequent subdivision regulations.

Why it matters: the study provides the analytical foundation staff and elected officials will use to update zoning rules and guide future development decisions, including possible incentives and targeted housing types for seniors, teachers and public safety employees.

What’s next: staff will incorporate the study’s findings into the zoning ordinance updates and present recommended code changes to the Planning Commission and City Council.