Broken Arrow Planning Commission
03-13-2025
To: Chairman and Commission Members
From: Community Development Department
Title:
title
Approval of LOT-002023-2025 Vandever East, 1 lot to 2 lots, 3.34 acres, Commercial General (CG), PUD-4C, and UG3+, located approximately northeast of the northeast corner of New Orleans Street (101st Street) and Elm Place (161st E. Avenue)
End
Background:
Applicant: Robert Gretchell
Owner: Ward Seibert
Developer: SVR Investments
Surveyor: White Surveying
Location: Northeast of the northeast corner of New Orleans Street (101st Street) and Elm Place (161st E. Avenue)
Size of Tract 3.34 acres
Number of Lots: 2 proposed
Zoning: Commercial General (CG), PUD-4C, and UG3+,
Comp Plan: Level 4 (Commercial/Employment Nodes)
Lot Split request LOT-002023-2025 involves 3.34 acres platted as part of Lot 1 Block 1 Vandever East enter Plat. The property is located approximately Northeast of the northeast corner of New Orleans Street (101st Street) and Elm Place (161st E. Avenue). The applicant is requesting this split to sell part of the shopping center.
PUD-4 was approved by the City Council in 1977, but PUD-4 and the subsequent amendments do not change the lot frontage requirement. Since the lot frontage is not modified by the Planned Unit Development (PUD), then the site is regulated by the base zoning ordinance. The New Orleans Square (NOS) Overlay was adopted by City Council on February 15th, 2022. The NOS overlay district does modify the minimum frontage requirements, therefore setting the frontage requirement for the site. This property designated as UG3+ by the New Orleans Square Overlay district.
UG3+ has a minimum frontage of 125’ and does not have a minimum area requirement. Tract A has 30’ of frontage onto Elm, with one section of 28’ and one section of 67’, which provides a total of 125’, which is the minimum.
|
|
NOS Overlay UG3+ |
Tract A |
Tract B |
|
Minimum Area: |
NA |
1.78 Acres |
2.24 Acres |
|
Minimum Frontage: |
125 |
125’ |
136’ |
|
Parking: |
|
Required: 31 Provided: 57 |
Required: 33 Provided: 62 |
According to FEMA Maps, none of this property is located within the 100-year floodplain. Water and Sanitary Sewer are available to each lot.
LOT-002023-2025 was discussed by the Technical Advisory Committee on March 4th, 2025. Oklahoma Natural Gas (ONG), Public Service Company of Oklahoma (PSO), Windstream, and Cox Communications did not indicate any issues with the proposed lot split.
Attachments: Case map
Aerial
Vandever East Center Plat
Exhibit
Recommendation:
Staff recommends LOT-002023-2025 be approved, subject to new warranty deeds for all parcels being brought simultaneously to the Planning & Development Division to be stamped prior to being recorded in Tulsa County.
Reviewed by: Amanda Yamaguchi
Approved by: Rocky Henkel
HMB