Broken Arrow City Council
Meeting of: 03-03-2026
Title:
title
Consideration, discussion, and possible approval of PUD-002592-2025 (Planned Unit Development), JCP Expansion, 0.64 acres, CG (Commercial General), located approximately just south of Washington Street (91st Street) and just west of Aspen Avenue (145th East Avenue), major amendment of PUD-50
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Background:
PUD-002592-2025 (Planned Unit Development) is a major amendment to PUD-50 on 0.64 acres which is currently platted as Lot 7, Block 1 of the Brentwood Center addition. The property is located just south of Washington Street (91st Street) and just west of Aspen Avenue (145th East Avenue).
This amendment is intended to facilitate site plan approval of an expansion to an existing building on site. During the site plan review process a parking requirement of 1 parking space per 200 sq. ft. of building space was identified. This would have required 29 parking spaces for the existing building and proposed expansion; however, the site can only accommodate 12 parking stalls. Parking requirements under current code require “Office, business, or professional” uses to have 1 parking space per 350 sq. ft. which would require the existing building and proposed expansion to have 17 spaces. The applicant is requesting to change this parking ratio from 1 parking space per 200 sq. ft. of building floor area to 1 parking space per 525 sq. ft. of building.
The applicant is also requesting to remove the fire lane standards within PUD-50 in favor of modern fire lane regulations. Any fire lane or other fire safety aspect of the site plan will be reviewed and approved by the Broken Arrow Fire Marshal. There were no objections from the fire marshal to this change.
The applicant is also requesting to remove the requirement of Bradford pear trees along the rear of the property in favor of current landscaping buffer standards. Bradford pear trees are no longer on the list of accepted trees in the current Broken Arrow landscaping regulations.
The Planning Commission held a public hearing for this request at its February 12, 2026, meeting where they recommended approval of PUD-002592-2025 (5-0 vote). An adjacent property owner to the north of this site sent a letter with some concerns regarding drainage and a pile of dirt that was left around a power pole. A staff engineer has spoken with the adjacent property owner and determined that the issues are pre-existing and are on the adjacent property and not the property that is the subject of this PUD request. Staff is also reviewing a site plan (SITE-002086-2025) for this project, and the Fire Marshal and staff engineer have approved the site plan. Planning staff will complete their review of the site plan after the City Council has acted on the PUD major amendment 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 |
Level 4 - Commercial/Employment Nodes |
CN - Commercial Neighborhood |
General Commercial/Retail |
|
East |
Level 4 - Commercial/Employment Nodes |
CG - Commercial General/ PUD-50 |
General Commercial/Retail |
|
South |
Level 4 - Commercial/Employment Nodes |
CG - Commercial General/ PUD-50 |
General Commercial/Retail |
|
West |
Level 2 - Urban Residential |
R-3, Residential Single-Family |
Single-Family Residential |
According to FEMA National Flood Hazard Layer Maps, no portion of this property is located within the 100-year floodplain. Water and Sanitary Sewer are available from the City of Broken Arrow.
Cost: $0
Funding Source: -
Requested By: Rocky Henkel, Community Development Director
Approved By: City Manager’s Office
Attachments: Published Planning Commission Staff Report
Case Map Aerial Photo Design Statement PUD-50 Edited
Recommendation:
recommend
Approve PUD-002592-2025 per Planning Commission recommendations.
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