Broken Arrow Planning Commission
02-22-2018
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD (Planned Unit Development Minor Amendment) 10H, Charlies Chicken Pylon Sign, 1.06 acres, PUD-10H/CG, north of New Orleans Street, one-quarter mile west of Elm Place
End
Background:
Applicant: Superior Graphics and Signs
Owner: Brad Bouse
Developer: Brad Bouse
Location: North of New Orleans Street, one-quarter mile west of Elm Place
Size of Tract 1.06 acres
Number of Lots: 1
Present Zoning: PUD-10H/CG
Comp Plan: Level 4
Planned Unit Development (PUD) 10H is a request for a minor amendment to PUD-10 on 1.06 acres associated with the Vandever East Greens located north of New Orleans Street, one-quarter mile west of Elm Place.
On September 4, 1979, the City Council approved a Planned Unit Development (PUD-10), subject to platting. The parcel related to PUD-10H was created in 1981 as Lot 1, Block 1, Vandever Green.
Mazzio’s pizza was previously located on this property. The site plan that was reviewed and approved by the Planning Commission on September 11, 1997, showed a sign that met the requirements of the Zoning Ordinance in effect at the time of site plan review. The site plan was later revised to accommodate an access point to the east. The sign was installed on the south side of the drive, approximately 71-feet from the centerline of New Orleans Street, which was not in accordance with the Zoning Ordinance and was not shown on the revised site plan.
On November 21, 2013, the Planning Commission approved PUD-10G, a request for a minor amendment to PUD-10. PUD-10G was approved with the following conditions:
• At 71 feet from the centerline of New Orleans Street, the sign shall be limited to 10 feet in height and 127 square feet as shown in the drawing submitted by the applicant. No part of the sign shall be located within 71 feet of the centerline of New Orleans Street. The supporting pole structure shall be covered.
• The height of the sign can be increased to 14 feet, provided it is located north of the drive that connects with the abutting property to the east. The size of the sign shall continue to be limited to the size shown in the drawing submitted by the applicant. The supporting pole structure shall be covered.
The sign constructed after the approval of PUD-10G was in accordance with the first option listed in the conditions and was located approximately 71-feet from the centerline of New Orleans Street and was 10-feet in height.
PUD-10H, is a second request for a minor amendment to modify the sign height of the existing freestanding sign on Lot 1, Block 1, Vandever Green. The sign is proposed to be increased in height from 10-feet to 16-feet, with an area of 92 square feet. The applicant proposes to place the proposed sign a total of 71-feet from the centerline of New Orleans Street. The 92 square foot proposed sign area is less than the 127 square foot area that was approved with PUD-10G.
The sign for Taco Bell to the west of this property, Lot 1, Block 2, Vandever Green, part of PUD-10, is approximately 10-feet in height and 110-feet from the centerline of New Orleans Street. The sign for El Chico to the east is approximately 12-feet in height and 100-feet from the centerline of New Orleans Street.
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 4 |
RM/PUD-10 |
Vandever House |
|
East |
Level 4 |
CG/PUD-17 |
El Chico |
|
South |
Level 6 |
CN/CH/PUD131B |
Taco Bueno/Vacant |
|
West |
Level 3 |
RD/PUD-10 |
Taco Bell |
The property is not located in a 100-year floodplain area. The CG zoning associated with PUD-10H is in accordance with the Comprehensive Plan in Level 4.
Attachments: Case map
Aerial photo
PUD-10H sign location exhibit
PUD-10H, sign designs
1997 sign regulations
Mazzios approved and revised site plans
Height and locations of adjacent signs
Vandever Green Plat
Recommendation:
Signs on adjacent properties were installed in accordance with PUD-10 guidelines and the sign regulations that were in effect prior to the current sign requirements. Allowing a taller sign, closer to the street than other signs within this PUD and adjoining properties (including existing restaurants) may encourage future PUD amendments for new signs. A minor amendment to PUD-10, PUD-10G, has been previously approved to increase the height of this sign, provided that it is moved north of the drive, approximately 110-feet from the centerline of New Orleans Street.
Although this request for a minor amendment is asking for an increase in height from the PUD, if this were a new sign on a property with commercial zoning and no PUD, the proposed sign would be approved per the zoning ordinance.
Based on the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-10H be approved, subject to the following conditions of approval.
1. Staff recommends that platting be waived.
2. The applicant shall obtain a sign permit from the Development Services Division.
3. At 71 feet from the centerline of New Orleans Street (current sign location), the sign shall be limited to 14 feet in height. No part of the sign shall be located within 71 feet of the centerline of New Orleans Street. The size of the sign shall be limited to 92 square feet as shown in the drawing submitted by the applicant. The supporting pole structure shall be covered and landscaping shall be provided around the base of the sign.
4. The height of the sign can be increased to 16 feet, provided it is located north of the drive that connects with the abutting property to the east, approximately 110-feet from the centerline of New Orleans Street. The size of the sign shall be limited to 92 square feet as shown in the drawing submitted by the applicant. The supporting pole structure shall be covered and landscaping shall be provided around the base of the sign.
Reviewed By: Larry R. Curtis
Approved By: Michael W. Skates
ALY