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Planning commission approves East Fork PUD rezoning amid traffic and floodplain concerns
Summary
The Edmond Planning Commission voted 3–0 to approve rezoning ~150 acres southeast of Coffee Creek Road and I‑35 to a Planned Unit Development (Z24‑03). Neighbors pressed officials on traffic, stormwater, elevation and school impacts; applicant said detention ponds and 31 acres of tree preservation will limit runoff.
The Edmond Planning Commission on Sept. 3 approved Z24‑03, a rezoning to create the East Fork Planned Unit Development on roughly 150 acres southeast of Coffee Creek Road and Interstate 35.
Staff said the proposal divides the site into four tracts that allow a mix of retail, office and residential uses in some areas and single‑family detached housing in the main tract. The plan limits certain uses — including hospitals, fueling stations and CBD/THC retail — and restricts outdoor lighting and pole heights; staff recommended approval, saying the application “appears to meet many of the applicable comprehensive plan criteria.”
Neighbors and HOA leaders raised traffic, drainage and density concerns during the public hearing. William Thompson, who lives north of the proposal, said existing access relies on narrow county roads and asked whether Covell and Air Depot will be widened to handle increased traffic. “I’m not seeing any plans from the Planning Commission for widening those roads,” Thompson said.
Melanie Blue, who owns property directly east of the site, pressed the applicant on stormwater: she asked how runoff will be managed once trees and underbrush are cleared. The applicant representative responded that the design keeps most development outside the floodplain and proposes four detention basins. “The water that’s flowing off of this property can be no greater than what it currently is today,” the applicant representative said.
Richard Keneally, president of the Coffee Creek Hills homeowners association, and other residents warned the project’s density could strain nearby schools and roads. Keneally said the development could total several hundred dwelling units and urged commissioners to consider precedent if similar approvals occur on adjacent acreage.
City staff said floodplain and elevation requirements will be enforced at the building‑permit stage. A staff member noted that the city’s Title 23 ordinance requires structures adjacent to the floodplain to be elevated 2 feet above the base flood elevation, and that finished‑floor elevations will be reviewed for each permit.
On transportation, the applicant said a portion of right‑of‑way was previously dedicated to the state, and the project will dedicate additional right‑of‑way to allow ODOT to design potential future service drives or access improvements if needed. Staff added that ODOT has a separate project in design at Danforth and that any ramp or access changes would be evaluated later in the plat or engineering review process.
After questions and responses, the commission approved Z24‑03 by a vote of 3–0. The rezoning will be forwarded to City Council for consideration on Sept. 23.
What’s next: if City Council approves the rezoning, future site‑plan and plat reviews will supply detailed engineering, stormwater and traffic mitigation measures required before construction.
