Planning commission fails to advance 29-acre PUD near Air Depot and Coffee Creek amid traffic, drainage and character concerns

The Edmond Planning Commission considered a rezoning request on March 24 that would convert roughly 29.5 acres near Air Depot Road and Coffee Creek from general agriculture to a planned unit development (PUD) allowing residential types including townhomes, duplexes and single-family units. The commission vote did not reach the required three votes for approval; the recorded tally was 2 in favor and 1 opposed, so the proposal failed to carry and will be forwarded to the City Council on March 24 with the planning commission’s record.

The proposal, presented by project representatives, would concentrate development on about 12 of the 29 acres and set a not-to-exceed cap of 145 residential units. "That's 4.8 units per acre," developer representative Todd McInnis told the commission, adding, "In Edmond, we count gross acreage, not just developable land." Staff recommended approval and told commissioners the project aligns with the Edmond Comprehensive Plan’s suburban-to-neighborhood (S-2) designation for the area.

Many neighbors and landowners addressed the commission during a lengthy public-comment period. Bill Thompson of Canyon Creek Road said he felt the public notice and outreach had been insufficient and characterized the site plan as "tightly condensed townhomes" that would not complement adjacent multi-acre estate properties. Boyd Elliott, who lives in nearby Canyon Creek Farms, and others raised concerns about limited utilities — water, sewer, fiber and gas — and said infrastructure in the area may not be ready to serve denser development. Several speakers emphasized recurring flooding and drainage problems at intersections near Coffee Creek and Air Depot and urged the commission to consider the drainage record and emergency access risks.

The applicant addressed common questions about drainage and traffic, noting that city rules require post-development runoff not to exceed pre-development rates and that needed improvements would be addressed at platting and site-plan stages. The developer's representative said earlier PUD approvals in the area — including a larger project two years ago — had not immediately produced construction activity and that market forces would ultimately determine product type and ownership model (for example, for-sale lots versus single-owner rental).

Commission outcome and next steps: The commission recorded a favorable vote of 2-1 on the motion to approve but did not meet the three-vote threshold for passage; the item therefore failed at the commission level and will be transmitted to the City Council with the commission’s recommendation and the public-comment record. The council will take up the rezoning request at its March 24 meeting.

Key facts from the record: - Subject property: approximately 29.5 acres at the northeast corner of Air Depot and Coffee Creek. - Developer’s stated maximum: up to 145 residential units concentrated on roughly 12 developable acres (applicant materials also showed a 125-unit exhibit that the applicant said was more likely). - Staff recommendation: approval consistent with the Edmond Comprehensive Plan (S-2 suburban-to-neighborhood).

Public concerns recorded in the hearing included traffic congestion at the Covell/Air Depot corridor, drainage and flood risk on local roads, adequacy of sewer and water infrastructure, impacts on school capacity and on the character of adjacent large-lot residential properties. The City Council will receive the application and the planning commission record on March 24, 2025.