Broken Arrow City Council
Meeting of: 10-16-2018
Title:
title
Consideration, discussion, and possible approval of SP-289 (Specific Use Permit), Events Center, 21.05 acres, A-1, one-quarter mile north of New Orleans Street, east of 1st Place
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Background:
SP-289 is a request for a Specific Use Permit for an events center to be placed in an agricultural zoning district. The unplatted property is located one-quarter mile north of New Orleans Street, east of 1st Place.
With SP-289, applicant is proposing to develop the site in phases to include a 200-seat event facility in Phase 1 and a 450-seat event facility in Phase 2. Other site features proposed include a vineyard with greenhouse, a bridge across the creek leading to a gazebo, a patio area, and a pond.
In their meeting of August 23, 2018, the Planning Commission recommended approval (3-0 vote) of SP-289 per Staff recommendation but with modified conditions of approval including a requirement for an earthen berm with landscaping along the south boundary and for a Traffic Impact Analysis (TIA) to be completed to determine if traffic improvements are warranted. Five people spoke on this item with concerns about traffic, drainage, noise, lighting, screening, and property values. One person spoke in favor of the proposal stating that it would generate revenue for the community. The Planning Commission recommended that the applicant plan to have a meeting with people in the neighborhood prior to the City Council meeting on September 18, 2018, and a meeting was held with residents at El Chico on September 17, 2018. A resident provided a letter after the Planning Commission meeting that is attached.
The City Council considered this Specific Use Permit request at their September 18, 2018 meeting and continued the item so Staff could obtain current traffic counts and intersection design plans. In addition, Council asked Staff to meet with the property owner to discuss logistics and use of the event space, hours of operation for outdoor activities, and the types of projects the owner has experience with. Five people spoke at the meeting with concerns about traffic, the width of the existing roadway, noise, and the appropriateness of the proposed use in Level 1 of the Comprehensive Plan. Subsequent to the meeting, a resident submitted a presentation shown at the September 18, 2018 meeting.
Staff from the Streets and Stormwater Department conducted traffic counts from September 20, 2018 through September 26, 2018. One counter was placed to the north on 1st Place, approximately 250 feet south of Washington Street. A second counter was placed to the south of the project site on 1st Place, approximately 400 feet north of New Orleans Street. The current average weekday and weekend counts for each location are shown on the traffic count attachment that show an average decrease in traffic. Traffic counts from 2008 to the present are also provided showing that traffic has decreased in recent years on 1st Place. The “Transportation Planning and Policy Review and Recommendations” report, based on the INCOG criteria for the Tulsa TMA’s Long Range Transportation Plan, indicates that the traffic counts for 1st Place are below LOS A for a two-lane road which is the best Level of Service representing an uninterrupted flow of traffic. Also attached is the signalization plan for the intersection of New Orleans Street and 1st Place.
Staff met with the property owner on October 5, 2018 where the owner shared about his experience with retail shopping centers and revitalizing apartment communities in the Tulsa area, as well as with wedding photography. The owner is in agreement with ending outdoor activities at the event center by midnight and with completing a Traffic Impact Analysis (TIA) that will consider trip generation for each phase of the event center, turning movements, and whether deceleration or turn lanes are warranted.
Cost: $0
Funding Source: None
Requested By: Michael Skates, Development Services Director
Approved By: Michael L. Spurgeon, City Manager
Attachments: Published PC Fact Sheet
Published CC RFA
Case Map
Aerial Map
Specific Use Permit Narrative
Conceptual Site Plan
Conceptual Building Elevation
Letter submitted by Dr. G. Stephen Foerster after PC Meeting
Presentation submitted by Stever Foerster
2018 South 1st Place Traffic Counts
2008 to 2018 South 1st Place Traffic Counts
New Orleans and 1st Place Signalization Plan
Recommendation:
recommend
Approve SP-289 per Planning Commission and Staff recommendation with modified conditions of approval and subject to the following.
1. Outdoor activities shall cease at 12:00 a.m.
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