Broken Arrow Planning Commission
07-25-2024
To: Chair and Commission Members
From: Community Development Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-001521-2024 and BAZ-001569-2024, 81st Street Office Storage, 40 acres, A-1 (Agricultural) to IL (Industrial Light)/PUD (Planned Unit Development)-001521-2024, located north of Houston Street (81st Street), one-quarter mile west of 23rd Street (193rd East Avenue/County Line Road)
End
Background:
Applicant: Nathan Cross
Owner: Don Houpt (IOS Land Company LLC)
Developer: Don Houpt (IOS Land Company LLC)
Engineer: Joseph Watt
Location: North of Houston Street (81st Street), one-quarter mile west of 23rd Street (193rd East Avenue/County Line Road)
Size of Tract 40 acres
Present Zoning: A-1 (Agricultural)
Proposed Zoning: I-L/PUD-001521-2024
Comp Plan: Level 6 (Regional Employment/Commercial)
PUD-001521-2024 and BAZ-001569-2024 are a request to rezone 40 acres from A-1 to IL/PUD-001521-2024. This property is currently un-platted and undeveloped and is located north of Houston Street (81st Street), one-quarter mile west of 23rd Street (193rd East Avenue/County Line Road). PUD-001521-2024 was on the Planning Commission Agenda on June 13th 2024, where is was continued to July 11th 2024 per the applicants and staff request. During the July 11th Planning Commission, this item was continued to July 25th (todays) agenda.
BAZ-001569-2024 proposes to rezone this property to Industrial Light (IL). This property is Comprehensive Plan Level 6, which labels rezoning to IL as possible. In the Future Development Guide of the Comprehensive Plan (attached) it says that IL would be considered in accordance with the comprehensive plan under the following conditions:
1. Done in association with a PUD
2. Such sites adjoin an existing industrial park.
3. Such sites with high visibility from roadways have the appearance of a quality corporate campus or business park; featuring quality landscaping, masonry building facades and no outdoor storage of materials; and are carefully reviewed as to proposed architectural styles, landscape, location of service areas, and according to the use of the PUD procedure.
4. Such sites that may adjoin residential areas are thoroughly screened and buffered from such areas by landscaping and/or less intense land uses.
This site meets the requirements of number 2 above, as the property abuts existing industrial sites on the west and the south of the proposed site. BAZ-001569-2024 has been submitted with PUD-001521-2024, which means that this project meets number 1 above. Staff believes that the reason the comprehensive plan requires a PUD for IL to be supported by comprehensive plan in level 6 is to increase the requirements listed above in number 3 and 4.
Staff believes that this site has high visibility from Houston Street, which means that for a request to rezone to IL to align with the comprehensive plan number 3 outlines how the PUD must have requirements that give the property the appearance of a quality corporate campus or business park. Some of the ways that the comprehensive plan encourages these businesses to have the appearance of a corporate campus is to increase landscaping requirements, incorporate masonry façade requirements, to increase requirements for architectural styles, service locations, and use. Additionally, number 4 above points out that thorough screening and buffering through landscape areas or less intense uses where the property may adjoin residential uses, which would be on the east side of the property.
PUD-001521-2024 has been submitted as a requirement to rezone to Industrial Light in level 6 of the comprehensive plan. This development is being submitted with the intention of developing 12 acres of this site for the storage and distribution of portable buildings. The other 28 acres are proposed to be used as a future industrial light development. This PUD proposes a development area 1 and 2. Development area 1 is comprised of the 12 acres to be developed first, as shown in the conceptual site plan. Development area 2 is proposed to be the remaining 28 acres on the eastern side of the parcel. I will outline some of the relevant sections of PUD-001521-2024 below:
Landscaping
PUD-001521-2024 proposes that development area 1 be developed with 300’ landscape edge along Houston Street. This landscape area will contain a detention pond, and at least one tree per 30 linear feet of frontage.
Development area 2 is proposed to be developed with a minimum of a 200’ landscape edge. This landscape edge can contain a detention facility, as well as at least one tree per 30 linear feet.
Staff believes that this is adequate to meet the comprehensive plan requirement for “quality landscaping” where the property is highly visible from an arterial street as laid out in condition number 3 above.
PUD-001521-2024 also proposes to buffer the existing residential to the east with a 15’ landscape buffer, that will be planted with a minimum of one tree per 30 linear feet. This landscaping will only be required to be installed if the property to the east remains a residential use when development area 2 is developed.
The buffer to the residential property to the east is required by condition number 4 from the comprehensive plan. Staff thinks that a 30” landscape edge would “thoroughly” screen and buffer the residential property to the east.
Use
Development area 2 is proposed to be developed within the use regulations of the zoning ordinance. Development area 1 is proposed to allow for storage yard as defined in the zoning ordinance, and limiting the allowed uses to outdoor storage and distribution of completed relocatable buildings.
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 6 |
A-1 |
Undeveloped |
|
East |
Level 6 |
A-1 |
SF Residential |
|
South |
Level 7 |
IH |
Industrial |
|
West |
Level 7 |
IL |
Industrial |
According to Section 6.4.A of the Zoning Ordinance, the PUD provisions are established for one (1) or more of the following purposes:
1. To permit and encourage innovative land development while maintaining appropriate limitation on the character and intensity of use and assuring compatibility with adjoining and proximate properties.
2. To permit greater flexibility within the development to best utilize the physical features of the particular site in exchange for greater public benefits than would otherwise be achieved through development under this Ordinance.
3. To encourage the provision and preservation of meaningful open space.
4. To encourage integrated and unified design and function of the various uses comprising the planned unit development.
5. To encourage a more productive use of land consistent with the public objectives and standards of accessibility, safety, infra structure and land use compatibility.
Staff believes that PUD-001521-2024 meets provisions 1,2, and 3 by providing a large landscape buffer and beautification along Houston Street.
According to FEMA maps, none of the property is located in the 100-year floodplain. Water and sanitary sewer are available from the City of Broken Arrow.
Attachments: Case map
Aerial photo
Future Development Guide
PUD-001521-2024 Design Statement
Conceptual Site Plan
Legal Descriptions
Conceptual Elevations
Recommendation:
Based on the Comprehensive Plan and the surrounding land uses, staff recommends that PUD-001521-2024 and BAZ-001569-2024 be approved subject to a 30’ landscape edge being added on the eastern side, and the property being platted.
Reviewed by: Amanda Yamaguchi
Approved by: Rocky Henkel