Broken Arrow Planning Commission
11-05-2026
To: Chairman and Commission Members
From: Community Development Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-03168-2026 (Planned Unit Development) and BAZ-003169-2026 (Rezoning), The Cascades of BA, approximately 50.76 acres, located south of Houston Street (81st Street), one mile west of Evans Road (225th E. Avenue)
End
Background:
Applicant: Erik Enyart, Tanner Consulting
Owner: Rex Robertson, Ford Development
Developer: William Hollopeter
Engineer: NA
Location: South of Houston Street (81st Street) and one mile west of Evans Road
(225th E. Avenue)
Size of Tract 50.76 acres
Present Zoning: IL (Industrial Light)
Proposed Zoning: IL (Industrial Light), CH (Commercial Heavy), and CG (Commercial
General)
Comp Plan: Level 6 (Regional Employment/Commercial)
Planned Unit Development PUD-003168-2026 and BAZ-003169-2026 involves approximately 50.76 acres, which is currently unplatted. The property is located south of Houston Street (81st Street) and one mile west of Evans Road (225th E. Avenue).
BAZ-003169-2026 is a request to change the underlying zoning of the property from IL (Industrial Light) to IL, CH (Commercial Heavy), and CG (Commercial General). PUD-003168-2026 is requested to facilitate the development of a mixed industrial and commercial business center development. The general layout of the development places industrial uses to the north near existing industrial developments and commercial uses to the south and east along Highway 51 and the Creek Turnpike; however, all uses permitted by the PUD language will be allowed anywhere within the development.
This development proposed to have access from Houston Street to the north and Highway 51 to the south via a collector road running the length of the development. The property also abuts the Creek and Muskogee Turnpikes, but access is not permitted or proposed.
SUMMARY OF DEVIATION FROM THE BROKEN ARROW ZONING ORDINANCE
PUD-003168-2026 is proposed to be developed with one Development Area with some standards specific to the underlying zoning.
General Standards
|
Item |
Ordinance Requirement |
PUD-002040-2025 Request |
|
Floor Area Ratio |
N/A |
0.75 |
|
Minimum Frontage |
CG: 200’ CH: 100’ IL: 100’ arterial, 50’ other |
Arterial Frontage: 100’ Non-Arterial Frontage: 50’ |
|
Minimum Lot Width |
N/A |
50’ |
|
Minimum Setbacks |
CG: 50’ front, 50’ rear, 30’ side abutting property in a different non-residential district, 0’ side abutting property in the same district CH: 50’ front, 30’ rear, 30’ side abutting property in a different non-residential district, 0’ side abutting property in the same district IL: 100’ front on arterial, 50’ front on non-arterial, 30’ rear, 30’ side abutting property in a different non-residential district, 0’ side abutting property in the same district |
From Street Right-of-Way: 10’ All Other: 0’ |
|
Permitted Uses |
As per the table of allowed uses |
All uses permitted by right, by limited use, or by Conditional/Specific Use Permit in IL and CG districts, and Vehicle sales, retail, and rental |
|
Prohibited Uses |
As per the table of allowed uses |
Sexually oriented uses marijuana-related uses pawn shops bail bonding check casher/payday lenders correctional facility domestic abuse or transient shelter drug, alcohol, or psychiatric treatment center Halfway house Soup kitchen Fossil fuel storage Motor freight terminal Storage yard (other than specified) Wrecker service Recycling center (indoor or outdoor) Uses allowed in CH but not IL or CG, other than vehicle sales, retail, and rental |
|
Signage |
Per Chapter 5 |
Lots fronting Highway 51: per Zoning Ordinance, one IDI (Integrated Development Identification) sign at each end of the collector street (two total), one ground sign per lot regardless of frontage |
|
Landscaping |
Per Section 4-3-3 |
10’ landscape edge, with required landscaping allowed in the landscape edge, in landscaped areas abutting the landscaped edge, or at the rear of a parking lot. 13% of the total PUD area will be landscaped. Landscaping requirements will be evaluated based on |
|
Parking |
Per Table 4-2-3-1 |
1 parking space per 300 square feet of building, including on-street parking and shared parking agreements; no off-street loading required |
|
Highway Design Overlay District (HDOD) |
Per Section 3-4-2 |
Properties facing two highways may choose which side will be subject to HDOD requirements Outdoor display or sales allowable at Director’s discretion Building frontage facing either turnpike may use logo stencils on whitewashed walls to satisfy architectural and articulation requirements |
IL Specific Standards for IL-Dependent uses allowed by PUD
|
Item |
Ordinance Requirement |
PUD-003186-2026 Request |
|
Maximum Floor Area |
N/A |
792,157 sq ft (18.19 acres) |
|
Maximum Lot Area |
N/A |
1,031,360 sq ft (23.68 acres) |
|
Uses Dependent on IL Underlying Zoning |
|
General industrial services Artisan manufacturing Vehicle service and repair, major Assembly, light Manufacturing, light Office warehouse Storage yard (limited to food truck court and storage accessory to a principal use) Wholesale establishment Warehouse All other allowed uses that are permitted in IL but not CG districts |
CH Specific Standards
|
Item |
Ordinance Requirement |
PUD-003186-2026 Request |
|
Maximum Floor Area |
N/A |
10,000 sq ft (0.23 acres) |
|
Maximum Lot Area |
N/A |
10,000 sq ft (0.23 acres) |
|
Uses Dependent on CH Underlying Zoning |
|
Vehicle sales, retail, and rental |
CG Specific Standards
|
Item |
Ordinance Requirement |
PUD-003186-2026 Request |
|
Maximum Floor Area |
N/A |
1,000,803 sq ft (22.96 acres) |
|
Maximum Lot Area |
N/A |
1,241,259 sq ft (28.50 acres) |
|
Uses Dependent on CG Underlying Zoning |
|
Fitness and recreational sports center General indoor recreation Instructional services General personal services Office, business or professional Catering service (including food truck court) Micro food and beverage production General retail Medical office or clinic Bar Restaurant, with or without drive-thru Vehicle service and repair, minor All other uses allowed by this PUD and not included in the IL-depended standards |
PROVISIONS FOR PUD APPROVAL
According to Section 2-6-1.A 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 modify the zoning ordinance and allow greater flexibility within the development to best utilize the physical features of the particular site.
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, infrastructure and land use compatibility.
6. The minimum area of commercial or mixed-use PUD shall be three acres. The minimum area of an industrial PUD shall be five acres. The minimum area of a residential PUD shall be two and one-half acres.
In Staff’s opinion, PUD-003168-2026 satisfies all criteria for the establishment of a PUD. This PUD provides the flexibility to include multiple, complementary uses where underlying zoning alone may be too rigid to create a cohesive development.
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 |
NA |
AG |
Water Tower |
|
East |
Level 6 |
IL |
Vacant |
|
South |
Level 6 |
IL/PUD-204A |
Vacant |
|
West |
Level 6 |
IL & CG/PUD-68 |
Vehicle service and repair, office warehouse |
The subject property is designated as Level 6 (Regional Employment/Commercial) in the Comprehensive Plan. CG and CH zoning districts are considered to be in conformance with the Comprehensive Plan in Level 6, and IL is permitted in Level 6 with a PUD.
According to the FEMA Maps, none of this property is located in the 100 year floodplain. Sanitary sewer service is available from the City of Broken Arrow, and water is available from Rural Water District #4 of City of Broken Arrow.
Attachments: Case Map
Aerial Map
Comprehensive Plan Map
Design Statement
Recommendation:
Based on the location of the property, and the surrounding land uses, Staff recommends that PUD-003168-2026 and BAZ-003169-2026 be approved.
Reviewed By: Jane Wyrick
Approved By: Rocky Henkel
MEH