Broken Arrow Planning Commission
01-14-2016
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD 207F, Hobby Lobby, a request for a minor amendment to PUD 207, 4.20 acres, CH/PUD 207 to CH/PUD 207F, north of the Broken Arrow Expressway, one-quarter mile west of 9th Street
End
Background:
Applicant: Jim Beach, Wallace Engineering
Owner: Hillside Development LLC
Developer: Hobby Lobby
Engineer: Wallace Engineering
Location: North of the Broken Arrow Expressway, one-quarter mile west of 9th Street
Size of Tract 4.20 acres
Number of Lots: 1
Present Zoning: CH/PUD 207
Comp Plan: Level 6
Planned Unit Development (PUD) 207F is a request for a minor amendment to PUD 207 on 4.20 acres associated with the Hillside Crossings subdivision located north of the Broken Arrow Expressway, one-quarter mile west of 9th Street. The site occupies all of Lot 5, Block 2 of Hillside Crossings and part of Lot 4, Block 2. Lot 4 was split as part of BAL 1086 that was approved by the Planning Commission on December 17, 2015. With PUD 207F, applicant is requesting to modify the parking lot setback requirements along the north property line next to Hillside Drive and to modify the building line setback along the south property line next to the Broken Arrow Expressway.
In the CH district, buildings are required to setback 50 feet from any street right-of-way line. PUD 207 that was approved by the City Council in 2010 modified this requirement and stated the building line setback could be reduced to 25 feet if no parking or paving occurred in front of the building. Hobby Lobby is proposing to construct a new store in the Hillside Crossing development. The northwest corner of the building is proposed to be located 25 feet from the right-of-way line along Hillside Crossing. The northeast corner of the building will be approximately 50 feet from the right-of-way line. As shown on the conceptual site plan, the parking lot to the east of the building has 15 parking spaces that are less than 25 feet from the right-of-way line. With PUD 207F, applicant is requesting that the landscape edge associated with this parking lot be reduced from 25 feet to 17.1 feet as shown in the conceptual site plan.
The other modification being requested involves the southwest corner of the building. As shown in the conceptual site plan, a small portion of the southwest corner of the building will be located 45.1 feet from the south property line next to the Broken Arrow Expressway. The rest of the building will be over 50 feet from the south property line. Applicant is requesting that the building line setback be adjusted to accommodate the southwest corner of the building as shown in the conceptual site plan.
HISTORY OF PUD 207
On November 20, 2006, the City Council approved BAZ 1736 to change the zoning on most of the property to C-5. The C-5 district was changed to CH with the Zoning Ordinance update in 2008. BAZ 1736 was approved subject to platting. On December 21, 2010, the City Council approved PUD 207 on 19.58 acres along with BAZ 1860 (A-1 to CH) on 0.18 acres. Both PUD 207 and BAZ 1860 were approved subject to platting. On August 22, 2013, the Planning Commission approved PUD 207A that modified the parking requirements on Lots 3 and 4 and modified the access point onto Hillside Drive with the provision that a raised median would be installed. The plat for Hillside Crossings was recorded in Tulsa County on December 20, 2013. On May 5, 2014, the Planning Commission approved PUD 207B to allow a project identification sign, 25 feet in height and containing 300 square feet, to be located 12 feet from the property line next to 9th Street. In addition, it was recognized that the detention facility would not be a wet facility. On March 12, 2015, the Planning Commission approved PUD 207C, a minor amendment to allow light poles in the utility easement adjacent to 9th Street on Lot 1, Block 2 of Hillside Crossings. PUD 207D, a request to modify the sign and development regulations on Lot 1, Block 1 and the east 150.8 feet of Lot 2, Block 1, was continued, at the request of the applicant, on July 23, 2015. The applicant subsequently withdrew their application for PUD 207D. PUD 207E, a request to modify the sign and development regulations on Lot 1, Block 1 and the east 150.8 feet of Lot 2, Block 1 of Hillside Crossing and to allow a 50-foot high tenant identification sign in the southeast corner of Lot 2, Block 1 of Hillside Crossing was approved by the City Council on December 1, 2015.
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 |
A-1 and CH/PUD 207B |
Electric substation and undeveloped |
|
East |
Level 6 |
CH/PUD 207B |
Undeveloped and Sprouts |
|
South |
Level 3 |
RM |
Broken Arrow Expressway and undeveloped |
|
West |
Level 6 |
IL |
Undeveloped |
The property is not located in a 100-year floodplain area. The CH zoning associated with PUD 207F is in accordance with the Comprehensive Plan in Level 6.
Attachments: Case map
Aerial photo
PUD 207F design statement and conceptual site plan
Excerpts from PUD 207
Recommendation:
Based on the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD 207F 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