Planning commission backs Brookside CH plan, neighbors raise traffic and flooding concerns

The Tulsa Metropolitan Area Planning Commission recommended approval of Z-7781 on Aug. 7, 2024, a rezoning to Commercial‑High (CH) with an optional development plan for multiple lots at East 42nd Street South and South Peoria Avenue. The development plan divides the property into two areas, limits certain high‑intensity uses on the northern portion, provides neighborhood‑edge screening and landscaping, and restricts signage on east‑facing walls. The commission vote was 7-1-0 in favor of the recommendation to City Council.

Neighbors and nearby residents testified that the proposal, which supporters said would bring a Chick‑fil‑A and economic activity, could increase traffic, complicate emergency access, and worsen flooding. Opponents included John Frazer and Gabriele Tredt, who raised concerns about traffic and the potential for increased homelessness and crime. A traffic engineer who prepared the developer's report, Jackson Slayter of Traffic Engineering Consultants, said in the meeting that "Chick fil A will be able to hold all the cars that will come on to their site whether it is drive through or dine in." Supporters such as developer Tim Clark and resident Marilyn Trout said the project would provide local economic benefits.

The optional development plan includes detailed neighborhood protections: a wooden screening fence or opaque masonry wall along residential boundaries, enhanced street trees and shrubbery, dumpster screening, limits on drive‑through facility placement to the northern 40 feet of Development Area B, and capped access points on East 42nd Street. Commissioners debated the trade‑offs between commercial activity and neighborhood impacts; Commissioner Hood was the lone dissenting vote. The commission’s recommendation moves the matter to City Council for final action.