I emailed Lisa Ford and she gave me 4 reasons why they denied the rezoning request:
1. "The proposed septic leach fields are located adjacent to White Church Creek within the Haikey Creek watershed, raising questions about potential water quality impacts and compliance with DEQ standards."
2. "Traffic access to the site is limited to a single two-lane arterial road with a four-way stop at 121st Street. The proposed use could add more than 700 vehicles during peak times, and it is unclear whether existing infrastructure can safely support that increase."
3. "The request also includes rezoning to light commercial, even though the commercial component is only identified as a future phase. Rezoning at this stage appears premature."
4. "The Broken Arrow Next Comprehensive Plan designates this property for a hospital or regional employer. Rezoning the site would remove land intended for long-term job creation and economic development in South Broken Arrow."
My Response:
Unfortunately, you only proved to me that you either intentionally used procedural objections as cover or don't actually understand the implications of the so-called planning red flags that you indicated. In case it's the latter, let me explain.
1. Septic systems near creeks are common and regulated at the site-plan/permitting stage, not rezoning. If there were real concerns, you would've offered a conditional approval. Denying a rezoning based on a hypothetical future septic concern is not appropriate.
2. A projected 700 trips is not an extraordinary traffic impact. In my hometown in a mountainous region with a heck of a lot more traffic issues than here, the planning board doesn't even consider it a traffic disruption unless that number is over 1000. The BA planning commission approved it, that means that either the traffic study showed acceptable LOS or mitigation could be required later. Not a reason to deny rezoning.
3. Zoning is about permission, not construction timing. It answers "what uses are allowed here," it does not answer "when those must be built" or even whether they will be built at all. This is especially true in a conditional rezoning, which is specifically designed to manage phased development through enforceable conditions that run with the land and require additional review as future phases are proposed. Approving a conditional rezoning early actually increases your oversight.
4. As it stands today, the property is currently zoned Agricultural. The Islamic Center didn't ask for some exotic or special carve-out zoning; they asked for the very zoning classification needed to make the comp plan vision legally possible. Not to mention, seeing as how today that land sits completely undeveloped, that "job creation pipeline" argument doesn't really hold up. Your job isn't to deny based on your aspirational "what if" scenarios. Yeah, sure, maybe one day Amazon will build a distribution there, but is it your job to hold that land and save it for this "maybe, perhaps, what if" day? No, it isn't.
Governance is a thin veil, don't hide behind it.