Broken Arrow Planning Commission
03-27-2025
To: Chair and Commission Members
From: Community Development Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-002031-2025, minor amendment to PUD-94V, Maverik 5396, 2.3 acres, Commercial Heavy (CH) and PUD-94V, located approximately one-half mile north of West Albany Street (East 61st Street) and east of Aspen Avenue (South 145th Avenue).
End
Background:
Applicant: Will Sanford
Owner: Clint Carver (Maverik)
Developer: Maverik
Engineer: N/A
Location: Approximately one-half mile north of West Albany Street (East 61st Street) and east of Aspen Avenue (South 145th Avenue).
Size of Tract 2.3 acres
Present Zoning: Commercial Heavy (CH) and PUD-94V
Proposed Zoning: Commercial Heavy (CH) and PUD-94V, and PUD-002031-2025
Comp Plan: Level 6 (Regional Employment/Commercial)
PUD-002031-2025 is a minor amendment to PUD-94V. This property is located approximately one-half mile north of West Albany Street (East 61st Street) and east of Aspen Avenue (South 145th Avenue). The land is currently platted as Lot 1 Block 1 of the Kum and Go #3866.
PUD-002031-2025 is a proposed minor amendment to PUD-94, to modify the signage requirements put in place by PUD-94V. PUD-94V, a major amendment to PUD-94, was approved by City Council on November 11th, 2020. This major amended PUD-94 to limit the signage on the site to:
Only one pylon sign shall be allowed for the overall PUD, and it shall be limited to 25 feet in height. A separate application for a Specific Use Permit is not required.
All freestanding signs shall have a monument type base of substantially the same material as the exterior of the principal building on the lot.
PUD-002031-2025 proposed to change this language to:
Only one pylon sign shall be allowed for the overall PUD, and it shall be limited to 50’ in height. A separate application for a specific use permit is not required.
All freestanding signs less than 25’ in height shall have a monument type base of substantially the same material as the exterior of the building and lot.
The applicant is requesting this minor amendment so that they can build a 50’ for increased visibility along the Broken Arrow Expressway. In Section 5.7.C.5 the zoning ordinance regulates the height of signs. Sub-section b states that:
On lots that are adjacent to a designated turnpike right-of-way or limited access highway, the height of the sign may be increased to fifty feet (50’) using the formula herein stated measured from the right-of-way line provided the sign is located within one-hundred feet (100’) of the turnpike or limited access highway right-of-way line. However, a sign that is adjacent to a designated turnpike right of-way or limited access highway, which sign’s set back is located at the minimum distance allowed of ten feet (10’), shall have a maximum height of twenty-five feet (25’).
The formula that is referenced in the above section is found in section b, and states that additional height may be granted for additional setbacks measured from the ultimate Right-of-Way on a one-foot vertical to a two-foot horizontal bases.
This means that if a sign is within 100’ of a limited access highway, then the sign can be increased to up to 50’, as long as the sign is at least 10’ from the Right-of-Way, and then every 2’ the sign is set back from there will allow an additional 1’ in height. This means that if this sign were going by the zoning ordinance, then as long as it is set back between 60’ and 100’ from the ultimate Right-of-Way, then a 50’ sign would be allowed on this site. PUD-002031-2025 is a proposed minor amendment, which proposed to allow the 50’ sign as it would be allowed under the current zoning ordinance.
SURROUNDING LAND USES/ZONING/COMPREHENSIVE PLAN
The surrounding properties contain the following zoning designation, land use, and Comprehensive Plan future development guide levels:
|
Direction |
Comprehensive Plan |
Zoning |
Land Use |
|
North |
Level 3 |
CH/PUD-94 |
Car Dealership |
|
East |
Floodplain District |
CH/PUD-94 |
Car Dealership |
|
South |
Floodplain District |
R-1 |
Highway |
|
West |
Level 3 |
CH/PUD-94 |
Car Dealership |
According to FEMA maps, none of the property is located in the 100-year floodplain.
Attachments: Case Map
Aerial Map
PUD-002031-2025 Design Statement
PUD-94V Design Statement
Exhibit
Recommendation:
Based upon the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-002031-2025 be approved, and platting be waived.
Reviewed by: Amanda Yamaguchi
Approved by: Rocky Henkel
HMB
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