Broken Arrow Planning Commission
11-05-2026
To: Chair and Commission Members
From: Community Development Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-003137-2026 (Planned Unit Development) and BAZ-003139-2026, DG - Omaha & 9th, 0.81 acres, A-1 (Agriculture) to CN (Commercial Neighborhood), located at the southeast corner of Omaha Street (51st Street) and 9th Street (177th E Ave)
End
Background:
Applicant: Tia Grantham, AAB Engineering
Owner: Forum Properties
Developer: NA
Engineer: Alan Betchan, AAB Engineering
Location: Southeast corner of Omaha Street (51st Street) and 9th Street (177th E Ave)
Size of Tract 0.81 acres
Present Zoning: A-1 (Agriculture)
Proposed Zoning: CN (Commercial Neighborhood)/PUD-003137-2026
Comp Plan: Level 4 - Commercial/Employment Nodes
PUD-003137-2026 is a planned unit development request involving 0.81 acres of vacant land at the southeast corner of Omaha Street (51st Street) and 9th Street (177th E Ave). BAZ-003139-2026 is a request to amend the underlying zoning for this PUD from A-1 (Agriculture) to CN (Commercial Neighborhood). The case numbers for the PUD and rezoning will need to be added to the development outline prior to the City Council meeting.
The main deviations from the CN zoning district requirements within the PUD pertain to setback requirements and a reduction in the landscape edge. This is due to the restrictive size and shape of the site and the adjacent floodplain. With the floodplain and golf course at the rear of the site, and the City’s desire for commercial uses at arterial intersections, staff is amenable to the request. The neighborhoods directly to the north are within Tulsa city limits and this store would allow for the capture of sales tax from Tulsa residents spending within Broken Arrow.
|
Building Setback |
CN - Commercial Neighborhood |
PUD-003137-2026 |
|
North (Front) |
50’ |
50’ |
|
East |
30’ |
20’ |
|
South (Rear) |
30’ |
2’ |
|
West |
50’ |
50’ |
In exchange for reduced setbacks the applicant is proposing a brick wainscot for the western, northern, and eastern facades with EIFS or stucco above. The southern façade (facing the golf course) is proposed to be constructed of brick along its entire height. The requested rear setback of two feet (2’) is limited to the southwest corner of the building and increases from there due to the angle of the rear parcel line. The purpose for the angled rear parcel line is to keep the building parcel outside of the floodplain. As shown on the conceptual site plan, the rear setback increases to approximately 35 feet from the southeast corner of the proposed building.
The applicant is also requesting an exception to allow light poles within utility easements abutting street rights-of-way; however, staff is recommending this request be struck from the PUD. While the zoning ordinance requires a ten-foot (10’) landscape edge, the applicant is requesting a five-foot (5’) landscape edge. Staff recommends that light poles be placed within the landscape edge.
There is also an engineering variance application in process to account for the entrance as shown in the conceptual layout. Drives into businesses have to maintain a separation of 250 feet from arterial intersections; however, this lot is a preexisting lot with less than 250 feet of lot frontage and cannot meet this requirement. Engineering staff in the Planning and Development Department will review this request.
SURROUNDING LAND USES/ZONING/COMPREHENSIVE PLAN
The surrounding properties contain the following uses, along with the following development guide and zoning designations:
|
Location |
Comprehensive Plan |
Zoning |
Land Use |
|
North |
City of Tulsa |
CS - Commercial Shopping |
Vacant/Agricultural |
|
East |
Level 3 - Transition Area |
RM - Residential Multifamily |
Residential Multifamily |
|
South |
Greenway/Floodplain and Private Recreation |
FD - Floodplain |
Golf Course |
|
West |
Level 3 - Transition Area and Floodplain |
A-1 - Agriculture |
Vacant/Agricultural |
According to § 6-3-4.3 of the Zoning Ordinance, PUD provisions are established for one or more of the following purposes:
1. To permit and encourage innovative land development while maintaining appropriate
limitation on the character and intensity of use and assuring compatibility with adjoining and proximate properties.
2. To permit greater flexibility within the development to best utilize the physical features of
the particular site in exchange for greater public benefits than would otherwise be achieved through development under this Ordinance.
3. To encourage the provision and preservation of meaningful open space.
4. To encourage integrated and unified design and function of the various uses comprising the planned unit development.
5. To encourage a more productive use of land consistent with the public objectives and standards of accessibility, safety, infrastructure, and land use compatibility.
In staff’s opinion, PUD-003137-2026, satisfies item 2 and item 5 above. Item 2 is primarily satisfied due to the unique shape and location of the subject parcel which would almost certainly need a PUD for any development on the parcel. Item 5 is primarily satisfied as this PUD allows for the productive use of the site that brings sales tax revenue to the city while still meeting many requirements within the zoning ordinance.
According to FEMA maps, a portion of the property is located in the 100-year floodplain. The PUD application mentions a FEMA Letter of Map Amendment has been completed for this property, this letter and any changes to the floodplain map will be verified by the city’s stormwater group. Any development would have to follow local, state, and federal requirements for floodplain development.
Water and sanitary sewer are available from the City of Broken Arrow.
Attachments: Case Map Aerial Photo Development Outline
Recommendation:
Based upon the location of the property, comprehensive plan, preexisting conditions, and surrounding land uses, staff recommend PUD-003137-2026 and BAZ-003139-2026 be recommended for approval to the Broken Arrow City Council.
Reviewed by: Jane Wyrick
Approved by: Rocky Henkel
JAJ