Broken Arrow City Council
Meeting of: 02-20-2018
To: Mayor and City Council Members
From: Development Services Department
Title:
title
Consideration, discussion, and possible approval of PUD (Planned Unit Development) 271 and BAZ-1994, Bill Knight Collision, 2.74 acres, CH, north of Kenosha Street, west of 9th Street
End
Background:
Planned Unit Development (PUD) 271 and BAZ-1994 involve a 2.74-acre undeveloped tract located north of Kenosha Street, west of 9th Street. Applicant is requesting that a portion of the site (1.96 acres) be rezoned from CH (Commercial Heavy) to IL/PUD-271 (Industrial Light) and that PUD-271 be approved for the entire site.
The project site was originally platted as part of Lynn Lane Terrace on May 7, 1973 and later amended as Lynn Lane Terrace Amended on February 24, 1977. Previous lot splits created lots within this plat for Walgreens (BAL-833) on April 24, 2003 and for Chick-Fil-A (BAL-1056) on May 8, 2014. A Lot Split for Lynn Lane Terrace Amended in 2015 created two new tracts including the 1.06-acre site where Andy’s Custard is now located and the 2.74-acre site that is the subject of the current rezoning and PUD request.
With BAZ-1994, the applicant is requesting that the zoning designation for 1.96 acres of the 2.74-acre site, along the west and north sides of the site, be amended from CH to IL/PUD-271 to accommodate an automotive major repair use for Bill Knight Collision (Area A). The remainder of the site will remain as CH, and it is anticipated that the future use may be a fast food restaurant (Area B).
The primary deviations requested with the PUD include a reduced rear setback for Area B from 30 feet to 20 feet, and proposed six-foot-wide internal landscape borders for Area B rather than ten feet. While the renderings and elevations show some metal siding facing the public right-of-way (ROW), the revised PUD-271 development standards state that building facades facing the public ROW, especially Kenosha Street as an arterial street, will be finished with masonry. The elevations do not identify the height of any roof-mounted mechanical equipment including the ventilation system required for auto body shops. PUD-271 indicates that all mechanical and HVAC equipment will be screened from public view as required by the Zoning Code. Included with the recommended conditions of approval is a requirement for the final building elevations to demonstrate that all roof-mounted equipment will be completely screened from the public ROW.
The property is designated as Level 6 in the Comprehensive Plan. While IL zoning is considered to be in conformance with the Comprehensive Plan in Level 6 when it is done in conjunction with a Planned Unit Development (PUD), the City Council has consistently expressed concern about major vehicular (car lots/major car repair) facilities along Kenosha Street from Elm Place to Lynn Lane. Automotive facilities that have occurred along this stretch in recent years have been approved through ordinance and have required a minimum of two and one half (2.5) acres. In addition, this corridor has shown development of restaurant and retail uses. Rotating the site plan so that the major automotive repair facility is located at the rear (north) of the site and the restaurant use along Kenosha Street will allow for these types of uses to continue along the arterial street. With the PUD, the applicant may request an Integrated Development Identification sign that will provide signage along Kenosha Street for the major automotive use.
The property associated with BAZ-1994 and PUD-271 will need to be replatted. Access to the site is proposed to include an existing driveway along Kenosha Street that is utilized by Andy’s Custard and will require a Mutual Access Easement. Two additional access points were originally proposed along 6th Street, although the applicant is in agreement with eliminating the southernmost driveway along N. 6th Street as recommended by staff.
In their meeting of January 25, 2018, the Planning Commission recommended approval (3-0 vote) of PUD 271 and BAZ 1994, subject to Conditions 2 through 7 recommended in the staff report but struck Condition 1 from the recommendation which stated that “the site plan shall be modified so that the Industrial Light (IL) use is located at the rear of the site and the Commercial Heavy (CH) use is located at the front of the site along Kenosha Street.” The applicant was not in agreement with the staff recommendation to rotate the site plan so that the auto body repair facility is located at the north of the site rather than along Kenosha Street. The Planning Commission concurred with the applicant and supports the proposed site plan with the auto body facility adjacent to Kenosha Street.
No comments were made by the public during the public hearing.
Cost: $0
Prepared By: Jane Wyrick
Reviewed By: Development Services Department
Legal Department
Assistant City Manager, Operations
Approved By: Michael L. Spurgeon, City Manager
Attachments: 1-Published Planning Commission Fact Sheet
2-Case Map
3-Aerial
4-PUD-271 Development Standards, Revised January 22, 2018
5-Building Renderings and Elevations
6-Lynn Lane Terrace Lot Split
7-Photos provided by applicant to Planning Commission
Recommendation:
Approve PUD-271 and BAZ-1994, as recommended by the Planning Commission.
JMW