Broken Arrow Planning Commission
04-28-2016
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD 28K, Shady Brooke, a request for a minor amendment to PUD 28J, 12.21 acres, RM/PUD 28J to RM/PUD 28K, south of Houston Street, one-quarter mile west of Elm Place
End
Background:
Applicant: Jeffry A. Tuttle, Tuttle & Associates, Inc.
Owner: Parks Edge Nursing Property, Inc.
Developer: Parks Edge Nursing Property, Inc.
Engineer: Tuttle & Associates, Inc.
Location: South of Houston Street, one-quarter mile west of Elm Place
Size of Tract 12.21 acres
Number of Lots: 2
Present Zoning: RM/PUD 28J
Comp Plan: Level 3/Greenway Floodplain
Planned Unit Development (PUD) 28K is a request for a minor amendment to PUD 28J to increase the maximum building height from 35 feet to 40 feet. This is the only change being requested with PUD 28K. The property, which contains 12.21 acres, is located south of Houston Street, one-quarter mile west of Elm Place.
PUD 28J, a major amendment to PUD 28, was approved by the City Council on October 1, 2013, subject to the property being platted. The plat, “Shady Brooke”, was recorded in Tulsa County on December 5, 2014. With PUD 28J, “Group Living limited to Nursing Home, Assisted Living Facility and Memory Care Facility uses and uses customarily accessory thereto” were added as permitted uses. Buildings in PUD 28J were limited to two stories not to exceed 35 feet in height.
The property previously associated with PUD 28J has been recently purchased by a different owner. Part of the new building under design by the new owner exceeds the height limitation of 35 feet. As a result, with PUD 28K, applicant is requesting that the building height limitation be increased to 40 feet. This increase in building height is needed to accommodate the center part of the building, not the entire building. The two story limitation is still applicable.
HISTORY OF PUD 28
PUD 28, which was approved by the City Council on July 6, 1982, contained 49.23 acres. With PUD 28, the property was divided into nine tracts identified as Tracts “A” through “I.” The property associated with PUD 28K is located in Tracts “H” and “I” of PUD 28. The permitted uses in Tracts “H” and “I” included townhouses, clustered patio homes, garden apartments and customary accessory uses, including clubhouses, pools, tennis courts, etc. At the time PUD 28 was approved, a nursing home or convalescent home was allowed in the multifamily zoning district with a specific use permit. PUD 28J that was approved by the City Council on October 1, 2013, added the following permitted uses, “Group Living limited to Nursing Home, Assisted Living Facility and Memory Care Facility uses and uses customarily accessory thereto.” The maximum number of living units allowed was limited to 238.
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 |
Public/Semi Public and Level 2 |
R-3 |
Cemetery and Meadow Heights Addition |
|
East |
Level 3 |
RM/PUD 28 |
Apartments |
|
South |
Level 2 |
R-3 |
Central Park Estates Addition |
|
West |
Level 3 |
RM/PUD 28 |
Central Park Plaza Addition |
The property is designated as Level 3 and Greenway/Floodplain in the Comprehensive Plan. The increase in building height proposed with PUD 28K is considered to be in compliance with the Comprehensive Plan in Level 3. The 100-year floodplain area will remain as open space.
Attachments: Case map
Aerial photo
PUD 28K design statement
Building elevation and conceptual site plan
Approved copy of PUD 28J design statement
Shady Brook filed plat
Recommendation:
Based on the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD 28K be approved as presented. Since the property is currently platted, Staff recommends that platting be waived.
Reviewed By: Farhad Daroga
Approved By: Michael W. Skates
FKD: BDM