Broken Arrow Planning Commission
05-08-2025
To: Chair and Commission Members
From: Community Development Department
Title:
title
Public hearing, consideration, and possible action regarding SP-002108-2025, Ian’s Auto Service, CH (Commercial Heavy), one-quarter mile north of Houston Street (81st Street), east of Lynn Lane Road (9th Street)
End
Background:
Applicant: Jacob Davis
Owner: Jacob Davis, Ian’s Auto Service
Developer: Jacob Davis, Ian’s Auto Service
Architect: NA
Location: One-quarter mile north of Houston Street (81st Street), east of Lynn Lane Road (9th Street)
Size of Tract 0.85 acres
Number of Lots: 1
Present Zoning: CH (Commercial Heavy)
Comp Plan: Level 4 (Commercial/Employment Nodes)
SP-002108-2025 is a request for a Specific Use Permit to allow up to 10% major vehicle repair on property located one-quarter mile north of Houston Street (81st Street), east of Lynn Lane Road (9th Street). The property has been platted as Lot 5 Block 1 of Lynn Lane Business Park II and is zoned CH (Commercial Heavy).
Minor vehicle service and repair is an allowed use by right in the CH zoning district. The definition of minor repair is shown below.
According to the applicant, some of the repair activities that take place on the property fall within the definition of major repair, shown below.
In order to bring this property into compliance, Staff has recommended that the Applicant apply for a specific use permit to allow up to 10% of the activity on the site to fall under the definition of major automotive repairs. Allowances for major vehicle service and repairs are permitted by the zoning ordinance. In addition, the surrounding land uses are compatible with these uses, with property zoned IL, located directly behind the subject tract. Major vehicle service and repair is a permitted use in IL.
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 |
CH |
Commercial |
|
East |
Level 6 |
IL |
Industrial Light |
|
South |
Level 6 |
CH |
Commercial |
|
West |
Public/Semi-Public |
R-2 |
BA Options Academy |
According to Section 6.5.C.8 of the Zoning Ordinance, a Specific Use Permit can be approved only if the City Council finds that all of the following criteria have been met:
a. The proposed use is consistent with the comprehensive plan and all applicable provisions of this Ordinance and applicable state and federal regulations;
b. The proposed use is consistent with the purpose and intent of the zoning district in which it is located;
c. The proposed use is consistent with any applicable Specific Use Permit standards set forth in Section 3.2, Specific Use Permit Standards;
d. The proposed use is compatible with adjacent uses in terms of scale, site design, and operating characteristics (hours of operation, traffic generation, lighting, noise, odor, dust, and other external impacts);
e. Any significant adverse impacts anticipated to result from the use will be mitigated or offset to the maximum extent practicable;
f. Facilities and services (including sewage and waste disposal, water, gas, electricity, police and fire protection, and roads and transportation, as applicable) will be available to serve the subject property while maintaining adequate levels of service for existing development;
g. Adequate assurances of continuing maintenance have been provided.
In Staff’s opinion, SP-002108-2025 is consistent with the above criteria.
Attachments: Case map
Aerial photo
Comprehensive Plan
Recommendation:
Based on the Comprehensive Plan, the surrounding land uses, the location of the property, and requirements of the Zoning Ordinance, Staff recommends SP-002108-2025 be approved
Reviewed By: Amanda Yamaguchi
Approved By: Rocky Henkel