Broken Arrow Planning Commission
02-08-2018
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-273 (Planned Unit Development) and BAZ-1995 (Rezoning), Scissortail Crossing II, 11.07 net acres, A-RM to PUD-273/RM, located one-quarter mile north of Albany Street, east of 23rd Street
End
Background:
Applicant: Larry Kester, Architects Collective
Owner: Rodney A. Brunken
Developer: Scissortail Crossing II
Architect: Architects Collective
Location: One-quarter mile north of Albany Street, east of 23rd Street
Size of Tract 11.07 net acres
Present Zoning: A-RM
Proposed Zoning: PUD-273/RM
Comp Plan: Level 3
Planned Unit Development (PUD) 273 and rezoning request BAZ-1995 involve an 11.07 net acre parcel located one-quarter mile north of Albany Street, east of 23rd Street. Applicant is requesting that the zoning on the property be changed from A-RM to PUD-273/RM. The property is designated as Level 3 in the Comprehensive Plan.
The design statement submitted by the applicant for PUD-273 states that the maximum number of dwelling units will be limited to 228. According to Section 4.1.E of the Zoning Ordinance, the maximum number of dwelling units allowed in a residential PUD with RM zoning is one unit per 2,200 square feet of gross land area. The property associated with PUD-273 has 11.07 net acres and contains 386.95 feet of frontage along County Line Road. The right-of-way along 23rd Street is 50 feet in width. Therefore, the gross area is 501,557 square feet (50 x 386.95) + (11.07 x 43,560) = 501,556.7 square feet or 11.51 gross acres. With 501,557 gross square feet, 228 units are allowed by the Zoning Ordinance (501,557 ÷ 2,200 = 228).
PUD-273 SUMMARY
PUD-273 is proposed to be developed in accordance with the Zoning Ordinance and the use and development regulations of the RM district except as summarized below:
SUMMARY OF DEVIATION FROM ZONING ORDINANCE
|
Item |
Zoning Ordinance Requirement |
PUD 273 Request |
|
Maximum Number of Dwelling Units |
11.51 gross acres x 43,560 ÷ 2,200 = 228 units |
228 units |
|
Maximum Building Height |
No restriction unless abutting single-family detached residential. When abutting single-family residential, building shall be set back two feet for every foot in height above 35 feet. |
45 feet to the highest roof ridgeline for three story units and 25 feet for Garage/Dwelling 2-story buildings. |
|
Minimum Off-street Parking Spaces |
2 parking spaces per unit |
1.75 parking spaces per unit |
|
Minimum Building Setbacks |
35 feet unpaved; 75 feet with parking from all property lines. No structures allowed in 35 foot landscape area around perimeter. |
Buildings will setback from the south and east perimeter boundaries in accordance with the Zoning Ordinance. Along the west boundary, the building setback is increased from 35 feet to 100 feet, and along the north boundary, the building setback is decreased from 35 feet to 15 feet. Air conditioning units allowed within a building setback or landscape buffer. |
|
Minimum Distance Between Buildings |
Side, end, and rear walls are required to be 20 feet from a side, end or rear wall of any other multifamily structure and 30 feet from the front wall of any other multifamily structure. In addition, a front wall of a multifamily structure must be 40 feet from the front wall of any other multifamily structure. |
20 feet |
|
Landscaping |
Two trees and five shrubs per dwelling unit. Trees required to be at least two-inches in caliper. |
The number of trees required per dwelling unit reduced from two trees to one tree per unit. However, the size of the trees required increased from 2 inches to 3 inches, the number of shrubs increased from 5 per dwelling unit to 7.5 per dwelling unit, and 5 one-gallon shrubs required per dwelling unit. |
|
Landscape Islands in Parking Lot |
Landscape island required after 10 parking spaces. |
Landscape islands replaced by striped access located next to walkways that connect to breezeways and are handicapped accessible. |
|
Fencing |
6 - 10 foot high screening fence required where any RM district abuts any agricultural, RE, or RS district. |
6 foot high screening fence will be added along the east and south sides of the property. Along the west boundary next to County Line Road there will be an architectural open vinyl fence with limited masonry columns and or walls. The maximum continuous length of the architectural open vinyl fence limited to 50 feet. |
|
Signs |
In residential districts, signs limited to 32 square feet, 8 feet in height. |
Size of sign requested to be increased to 64 square feet. All signs will be located out of the public right-of-way and utility easement. |
|
Maximum building length |
160 feet |
220 feet |
|
Maximum length of a continuous multifamily roofline |
50 feet |
105 feet |
|
Exterior Building Material |
At least 60% of the exterior of the building, excluding doors and windows, shall be constructed of but not limited to masonry, concrete panels, Exterior Insulated Finished Systems, and/or stucco. In addition, 20% of the street facing facade shall be constructed of natural brick or masonry rock. |
Depending upon location, the exterior of all buildings, excluding doors and windows will contain either 65%, 45%, 25%, or 0% brick. The rest of the exterior wall will be constructed with cement fiber material. |
|
Access |
One access point per 300 feet of lot width. |
One point of access to County Line Road. In addition, there will be at least one point of access to the abutting property to the north. |
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 3 |
PUD 217/RM |
Scissortail Crossing II apartments |
|
East |
Level 2 |
A-1 |
Undeveloped |
|
South |
Levels 3 and 4 |
A-CH and A-RM to RM |
Undeveloped |
|
West |
Level 4 |
A-1 to CN |
Undeveloped |
None of the property is located in a 100-year floodplain area.
The property associated with PUD-273 and BAZ-1995 is shown in the Comprehensive Plan as Level 3. The RM zoning requested with BAZ-1995 and the development proposed with PUD-273 is considered to be in compliance with the Comprehensive Plan in Level 3.
Attachments: Case map
Aerial photo
Comprehensive Plan
PUD-273 design statement and conceptual site plan
Letter from Case and Associates, received Feb. 2, 2018
Recommendation:
Based on the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-273 and BAZ-1995 be approved as submitted, subject to the property being platted in accordance with the City of Broken Arrow Subdivision Regulations.
Reviewed By: Larry R. Curtis
Approved By: Michael W. Skates
BDM