Broken Arrow Board of Adjustment
02-09-2026
To: Chairman and Board Members
From: Community Development Department
Title:
title
Public hearing, consideration, and possible action regarding VAR-002593-2025, Ft. Worth Apartments approximately 0.32 acres, Downtown Residential Overlay District 5, request a variance from Section V of the Downtown Residential Overlay District regulations to modify driveway width, located approximately one-fourth mile north of West Houston Street (81st Street), and one-half mile west of 9th Street (177th East Avenue)
End
Background:
Applicant: Justijn DeBruin, Wallace Design Collective
Owner: Joel Coggins
Developer: Nick Mason, Wallace Design Collective
Surveyor: N/A
Location: Located approximately one-fourth mile north of West Houston Street (81st Street), and one-half mile west of 9th Street (177th East Avenue)
Size of Tract 0.32 acres
Number of Lots: 1
Present Zoning: DROD - Area 5
Comp Plan: Level 2 - Urban Residential
VAR-002593-2025, involves 0.32 acres within DROD - Area 5, is a request to waive the Downtown Residential Overlay District (DROD) driveway width regulations, located approximately one-fourth mile north of West Houston Street (81st Street), and one-half mile west of 9th Street (177th East Avenue)
This property, currently addressed as 202 East Elgin Street, is in the process of being developed into a 15-unit multi-family flat. This property is comprised of four lots of the Original Broken Arrow Townsite. Parking regulations require that there be 1 parking space per 1 bedroom unit meaning this development would need 15 parking spaces.
For a variance to be granted, there are four conditions that must be found by the Board of Adjustment.
1. Unnecessary Hardship. The application of the ordinance to the particular piece of property would create unnecessary hardship;
Analysis:
Lots within the original townsite of Broken Arrow are narrow and long. This parcel is comprised of four original townsite lots. Nonetheless the parcel is only 14,000 square feet in size leading to a restricted amount of space for housing units and the required amount of parking.
2. Unusual Conditions. Such conditions are peculiar to the particular piece of property involved;
Analysis:
Conforming to the requirements of the DROD would necessitate the driveway to be 26’ wide. And would reduce the number of parking spaces that can be placed on the property, and thus the overall number of housing units.
3. Public Good. Relief, if granted, would not cause substantial detriment to the public good, or impair the purposes and intent of the ordinance or the comprehensive plan; and.
Analysis:
The variance if granted would allow for more dense housing to be constructed in the DROD. That itself is the overall goal of the DROD. There are other existing driveways throughout the district that are various widths. A 20’ driveway width at this parcel would not be any different. Structures that are considered Rowhouses are allowed a maximum of 20’ for driveway width. The proposed development is a flat and so its minimum is 26’ and a maximum of 30’. Aerial fire access can be achieved from an adjacent public street without overhead utilities or wires. The Fire Marshall will ensure that fire codes are met during the site plan review process.
4. Minimum Variance. The variance, if granted, would be the minimum necessary to alleviate the unnecessary hardship.
Analysis:
Granting a variance to waive the DROD driveway width would allow for the parking and driveway to be built according to the developers needs while also meeting parking requirements from the City of Broken Arow. No other variation from the DROD is being requested in this case.
Attachments: Case map
Aerial
Site Plan
Applicant Letter
Recommendation:
By State law and by the City of Broken Arrow Zoning Ordinance, for a variance to be granted, all four criteria listed above must be met. In Staff’s opinion, the request for a variance to reduce the minimum driveway width of the Downtown Residential Overlay District (DROD) meets the four conditions for the Board to grant a variance. Therefore, Staff recommends that VAR-002593-2025 be approved.
Reviewed by: Jane Wyrick
Approved by: Rocky Henkel
JAJ