Broken Arrow Planning Commission
01-14-2016
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD 246 and BAZ 1951, Walnut Grove, 7.83 acres, A-1 to RE/PUD 246, one-quarter mile south and one-quarter mile east of the southeast corner of Jasper Street and Garnet Road
End
Background:
Applicant: Ryan McCarty, Select Design
Owner: Chris Johnson
Developer: Chris Johnson
Engineer: Select Design
Location: One-quarter mile south and one-quarter mile east of the southeast corner of Jasper Street and Garnett Road
Size of Tract 7.83 acres
Number of Lots: 1
Present Zoning: A-1
Comp Plan: Level 1
Planned Unit Development (PUD) 246 involves 7.83 acres located one-quarter mile south and one-quarter mile east of the southeast corner of Jasper Street and Garnett Road. The property, which is currently unplatted, is zoned A-1. The property was annexed into the City Limits of Broken Arrow on December 1, 2015, with Ordinance 3375.
A design for the proposed residential subdivision was previously submitted to Tulsa County, but construction and platting of the property was never completed. The property is currently occupied by a detached single family dwelling that has a private gated entry and an asphalt road with a cul-de-sac at the southern end. Instead of having one lot, applicant is proposing to divide the property into five lots.
The property, which will continue to be gated, will have private streets and is proposed to be developed in accordance with the use and development regulations of the RE (Residential Estates) district except as follows:
• Minimum lot width decreased from 175 feet to 150 feet.
• Minimum lot area decreased from 24,000 square feet to 22,500 square feet.
• Maximum structure height decreased from 50 feet to 40 feet.
• Front yard setback reduced from 35 feet to 25 feet.
• Rear yard reduced from 25 feet to 20 feet.
• Number of units allowed reduced from 13 to 5.
• Street right-of-way reduced from 50 feet to 30 feet.
• The private streets will be owned and maintained by the Walnut Grove Homeowners’ Association.
• The existing entry feature and gates, which has a clear opening of 22 feet in width and paved with asphalt, will remain as is. The City of Broken Arrow will have no maintenance responsibilities regarding this street.
• No sidewalks will be provided. (None exist in the area, and this development will have only five lots.)
SURROUNDING LAND USES/ZONING/COMPREHENSIVE PLAN
The surrounding properties contain the following uses, along with the following development guide and zoning designations:
|
Location |
Development Guide |
Zoning |
Land Use |
|
North |
Level 2 |
RE (Tulsa County) |
The Park at Oak Grove II addition |
|
East |
Level 2 |
AG (Tulsa County) |
Large lot single-family residential |
|
South |
Level 2 |
AG (Tulsa County) |
Large lot single-family residential |
|
West |
Level 2 |
A-1 to PUD 239/RS-2 |
Proposed Oak Grove Estates development |
According to the FEMA maps, none of the property is located in a 100-year floodplain area. The 100-year floodplain of the Arkansas River, however, is located just to the south of this property.
The property is designated as Level 2 in the Comprehensive Plan. RE zoning is considered to be in accordance with the Comprehensive Plan in Level 1.
Attachments: Case map
Aerial photo
Comprehensive Plan
PUD 246 design statement and conceptual site plan
Recommendation:
Within the existing Comprehensive Plan, RE zoning is in accordance with the Comprehensive Plan in Level 1. The Level 2 designation was assigned to this property with the anticipation that sanitary sewer service would be extended to the area by future developers, which has not occurred. Instead of RE zoning or requesting the applicant to amend the Comprehensive Plan, Staff recommends that RS-2 be considered, which would be in accordance with the existing Comprehensive Plan. (Applicant is in agreement with RS-2 zoning and the associated PUD, as recommended by staff). The proposed RS-2 zoning will be the same as the adjacent property to the west and with the PUD, would not change the design concept currently proposed. Consequently, Staff recommends the following changes to the design statement:
1. Pages 1 and 2 - Change references to the RE regulations to RS-2.
2. Page 3 - Modify Section VI.J to say “Maximum number of lots allowed - 5.
Staff recommends approval of RS-2 zoning and the proposed PUD, subject to the property being platted.
Reviewed By: Farhad Daroga
Approved By: Michael W. Skates
FKD: BDM