Broken Arrow Planning Commission
01-23-2020
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-301 (Planned Unit Development) and BAZ-2045 (Rezoning), The Colony at Cedar Ridge, 78.12 acres, A-1 (Agricultural) to CM (Community Mixed-Use), RS-3 (Single-Family Residential) and PUD-301, located one-quarter mile east of Olive Avenue (129th East Avenue), south of New Orleans Street (101st Street)
End
Background:
Applicant: Erik Enyart, Tanner Consulting, LLC
Owner: Siegfried Companies, Inc.
Developer: Siegfried Companies, Inc.
Engineer: Tanner Consulting, LLC
Location: One-quarter mile east of Olive Avenue (129th East Avenue), south of New Orleans Street (101st Street)
Size of Tract 78.12 acres
Present Zoning: A-1
Proposed Zoning: CM, RS-3, and PUD-301
Comp Plan: Levels 2 and 4 (via BACP-167)
Planned Unit Development (PUD)-301 and BAZ-2045 (Rezoning) involve a 78.12-acre lot located one-quarter mile east of Olive Avenue (129th East Avenue), south of New Orleans Street (101st Street). The property is vacant and unplatted.
On January 9, 2020, the Planning Commission recommended approval of BACP-1657 to amend the comprehensive plan designation from Level 2 to Levels 2 and 4. The City Council will hear this item at its February 4, 2020 meeting.
With BAZ-2045 (Rezoning), applicant requests approval to rezone the property from A-1 (Agricultural) to CM (Community Mixed-Use), RS-3 (Single-Family Residential), and PUD-301. The development concept describes the proposed development as mixed-use with a variety of housing types including an area of private, gated streets, larger estate lots, and alley-loaded homes. The northwest corner of the property, the area requested as Level 4 with BACP-167, is proposed as a community market area for the residents of the neighborhood and the public.
Access to the proposed development is through one main access point onto New Orleans Street. A secondary, emergency-only, gated access is proposed onto New Orleans Street to the east of the main entrance. This is to be used as emergency access from the gated area only and not as a regular point of access. Further access to the site is provided through an existing stub street (Quantico Street) into the existing neighborhood to the east.
The commercial area at the northwest corner will have no direct access onto New Orleans and will connect to the main boulevard entry to the development.
The proposed development, The Colony at Cedar Ridge, is proposed to be developed in accordance with the City of Broken Arrow Zoning Ordinance and the use and development regulations of the CM and RS-3 districts, except as summarized below.
SUMMARY OF DEVIATION FROM THE BROKEN ARROW ZONING ORDINANCE
Development Area A (Commercial)
Development Area B (Residential)
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 (2019) |
Zoning |
Land Use |
|
North |
Public/Semi-Public |
A-1 |
Wolf Creek Elementary School and Oliver Middle School |
|
East |
Level 2 |
RS-3 |
Single-family residential |
|
South |
Public/Semi-Public |
A-1 |
Undeveloped |
|
West |
Level 3 |
A-1 |
Undeveloped |
The property associated with PUD-301, with the approval of BACP-137, will be designated as Levels 2 and 4 of the Comprehensive Plan. CM zoning is considered to be in accordance with the Comprehensive Plan in Level 4 and RS-3 zoning is considered to be in accordance with the Comprehensive Plan in Level 2.
According to Section 6.4 of the Zoning Ordinance, the PUD provisions are established for one (1) 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, infra structure and land use compatibility.
In Staff’s opinion, PUD-301 satisfies items 3 and 4 of Section 6.4.A of the Zoning Ordinance. (3) Applicant has designed a conceptual site layout that preserves open space by providing several areas throughout the site for large, open space reserves that act as connected neighborhood parks. The central street is proposed as a boulevard which provided an increased area for landscaping within the entry to the development. (4) Applicant has designed the site utilizing a mix of housing types connected through a main boulevard and internal trail/sidewalk system. Although all structures are single-family, the proposed types of the homes include small gated lots, larger estate homes, cottages, and alley-loaded cottage homes.
According to FEMA maps, none of this site is shown in the 100-year floodplain. Water and sanitary sewer service are available from the City of Broken Arrow.
Staff has been in contact with the applicant regarding the following items in the PUD:
• Increasing the minimum building coverage in Development Area A by adding a requirement for a minimum outdoor public space;
• Removing the 12,000 SF limitation on the maximum floor area in Development Area A;
• Updating language concerning setbacks in Development Area B, specifically in the requirements for setbacks from gated village lots and side yard setbacks where they abut a street.
Staff and the applicant are in agreement with the intent of these sections and are working towards revised language to be added to the PUD before being considered by City Council.
Attachments: Case map
Aerial
PUD-301
Recommendation:
Based upon the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-301 and BAZ-2045 be approved, subject to the following:
1. Approval of BACP-167 (Comprehensive Plan Amendment) by City Council.
2. The property being platted in accordance with the Broken Arrow Subdivision Regulations.
3. Language in PUD-301 being updated in regards to minimum building coverage in Development Area A, maximum floor area in Development Area A, and building setbacks in Development Area B.
Reviewed by: Jill Ferenc
Approved by: Larry R. Curtis
ALY