Neighbors warn of water, road and flooding risks as commission approves gated RE/PUD in south Bixby

The Tulsa County Planning Commission on Nov. 7 approved a rezoning and a planned-unit development request to allow an RE (residential estate) subdivision with a gated PUD after an extended hearing in which neighbors urged the commission to delay action until water, road and drainage issues were resolved.

Preston Bartley of Westwood Professional Services, the project engineer, described the proposal as "minimum, over a little over half-acre lots" to be served by septic and public water extensions. Bartley said the team met with the City of Bixby about water and that the plan includes looping a water extension into the development and using an existing pond for detention. "We will be proposing to extend water south to the development and loop it through the development as well," Bartley said.

Kevin Mavers, director of development services for the Robson Companies, said the developer requested RE because the project is intended to be large estate lots built by a high-end homebuilder: "These lots, by the time they're built out and the homes get built, they're probably looking at 1.5 to $1,800,000 each." He said the team had the title company review tribal-allotment concerns raised in a letter and that research showed conveyance was private, so he believed federal BIA review was not required.

Neighbors pressed a series of infrastructure complaints. "We regularly experience outages with our water down there," said Randy Mashburn (13016 E. 183rd Pl. S.), who told the commission residents had suffered low water pressure, boil notices and even multi-day outages. Judy Brown (18326 S. 132nd E. Ave.) and Melissa Clark (18318 S. 130th E. Ave.) described persistent flooding of yards and a failing county road (129th E. Ave.) used as the primary access. "We have one way in and one way out," Clark said, noting emergency-response delays.

Speakers also raised power reliability issues and the presence of raptor nesting habitat near Snake Creek; a volunteer monitor said eagle nests under observation could trigger federal protections if located. Several residents asked the commission to require more detailed infrastructure plans and additional community engagement before approval.

Applicants responded that many infrastructure issues would be addressed during the preliminary-plat and engineering phase and emphasized that the commission was acting on zoning only. The applicant's engineer said Bixby is updating its water model and that booster-station and looped-water improvements will be needed; those improvements, he said, will involve cooperation among the city and area developers.

Commissioners discussed jurisdictional limits, public outreach and the typical sequence in which developers provide detailed engineering after zoning approval. Commissioner Fugate moved to approve item 8 per staff recommendations; Commissioner Craddock seconded. Commissioner Robinson moved to approve item 9 per staff recommendation; Commissioner Craddock seconded. Both motions passed.

Staff and commissioners told neighbors that preliminary plat submittals will trigger mailed notices to adjacent property owners and that infrastructure and utility approvals (including Bixby water sign-off) are required before final plat and building permits.