Broken Arrow Planning Commission
07-26-2018
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-279 (Planned Unit Development), Sound Mind, 14.16 acres, A-1 to CG (BAZ-1848) to CG/PUD-279, located one-half mile north of Tucson Street, west of Aspen Avenue, north of the Creek Turnpike
End
Background:
Applicant: Tanner Consulting, LLC
Owner: Broken Arrow Economic Development Authority
Developer: SoundMind Behavioral Health Hospital, LLC
Engineer: Tanner Consulting, LLC
Location: One-half mile north of Tucson Street, west of Aspen Avenue, north of the Creek Turnpike
Size of Tract 14.16 acres
Present Zoning: A-1 to CG (via BAZ-1848)
Proposed Zoning: CG/PUD-279
Comp Plan: Level 6
Planned Unit Development (PUD) 279 involves a 14.16 acre parcel located one-half mile north of Tucson Street, west of Aspen Avenue, north of the Creek Turnpike. The property is currently unplatted and undeveloped. BAZ-1848, a request to change the zoning from A-1 (Agricultural) to CG (Commercial General) was approved on this, and adjacent, property by City Council on July 20, 2010. BAZ-1848 was approved subject to the property being platted. With the exception of the area platted as Aspen Creek Towne Center I, to the northeast, the remainder of the property remains unplatted.
SoundMind is a proposed health care facility and commercial development. As part of the development of the property, West Norfolk Drive will be extended to the edge of the Sound Mind Development. The remaining right-of-way for the western part of Norfolk Drive will be dedicated during the platting process. The first phase of this development will be the SoundMind Behavioral Health Hospital, with the commercial developments to the east to begin at a later date.
SUMMARY OF DEVIATION FROM ZONING ORDINANCE
PUD-279 is proposed to be developed in accordance with the Zoning Ordinance and the use and development regulations of the CG district, except as summarized below:
|
Item |
Zoning Ordinance Requirement |
PUD-279 Request |
|
Use Permitted |
As allowed in the CG district. |
As allowed in the CG district except that the following uses are not permitted: Hospitals or other health care facilities exclusively providing drug and/or alcohol treatment or rehabilitation |
|
Building Setbacks |
50 feet front setback, 50 feet rear setback, no setback for sides abutting property in the same district, 30 feet for sides abutting property in non-residential districts, and for lots abutting residential or A-1 property: 50 feet for sides or rear setbacks on buildings 1 story in height; 75 feet for buildings greater than one story and less than 75 feet in height; buildings with a height greater than 75 feet, the minimum setback is equal to the building height |
50 feet from arterial street or highway right-of-way 30 feet from non-arterial street right-of-way 50 feet abutting residential zoning No setback from all other lot boundaries |
|
Building Height |
None |
50 feet or 4 stories |
|
Lot Frontage |
200 feet minimum lot frontage |
100 feet minimum public or private street frontage with a note: any interior lot having no frontage shall be provided access to a public street by access easements approved by the City of Broken Arrow during the platting review |
|
Minimum Landscaping |
10 foot wide landscape edge adjacent to all street and highway frontages. One tree per 50 linear feet of street frontage. Where parking lots and drives abut the landscaped edge, and the landscape edge is less than thirty feet in width, all developments shall provide ten shrubs (three gallon minimum) for every fifty lineal feet of abutment to the landscaped edge. |
10% of lot area with a note: landscaping shall also comply with the Broken Arrow Zoning Ordinance; see also Section IV.H |
|
Maximum Parking Ratio |
125% maximum |
N/A |
|
Signage |
Adjacent to limited access highways, signs must be located at least 10 feet from the property line and are limited to 25 feet in height. The height of the sign can be increased one foot in height for every two feet of setback to a maximum of 50 feet. |
As allowed by the Broken Arrow Zoning Ordinance with one (1) additional freestanding integraded development sign, not to exceed 20 feet in height and 150 square feet in display surface |
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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 6 |
CG and RE |
Broken Arrow Fire Station No. 2 and Single-Family Homes |
|
East |
Level 6 |
R-2 |
Undeveloped |
|
South |
Creek Turnpike |
N/A |
Creek Turnpike |
|
West |
Level 6 |
A-1 |
Undeveloped |
None of the property is located in a 100-year floodplain area.
The property is shown in the Comprehensive Plan as Level 6. The development proposed with PUD-279 is considered to be in compliance with the Comprehensive Plan in Level 6.
Attachments: Case map PUD-279
Aerial photo
Case Map BAZ-1848
Comprehensive Plan
PUD-279 design statement
Recommendation:
Based on the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-279 be approved, subject to the property being platted.
Reviewed By: Larry R. Curtis
Approved By: Michael W. Skates
ALY