Broken Arrow City Council
Meeting of: 10-20-2026
Title:
title
Approval of PUD-003107-2026 (Planned Unit Development), Tucson28, 38.39 acres, AG (Agricultural) to CG (Commercial General) via BAZ-002954-2026, located at the northwest corner of the intersection of Tucson Street (121st Street) and Aspen Avenue (145th E. Avenue)
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Background:
PUD-003107-2026, is a request for a Planned Unit Development permit for a commercial development on 38.39 acres. This property, which is located at the northwest corner of Tucson Street (121st Street) and Aspen Avenue (145th E. Avenue), was rezoned from AG (Agricultural) to CG (Commercial General) via BAZ-002954-2026 on July 23, 2026.
While reviewing the preliminary plat (PT-002968-2026) for this property, staff determined that most of the lots do not meet the lot frontage requirement for the CG district. The applicant then submitted this request for approval of a Planned Unit Development permit to request a deviation from lot frontage requirements and to modify setbacks. Additional details from the proposed PUD document are included in the Published Planning Commission Staff Report (attached).
According to Section 6-3-4.3 of the Zoning Ordinance, the PUD provisions are established for one (1) or more of the following purposes. In Staff’s opinion, PUD-003107-2026 satisfies items 2, 3, 4 and 5 of Section 6-3-4.3 of the Zoning Ordinance. (2) (3) (4) (5)
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.
• The property owner’s vision is to create a quality dining, shopping and lodging experience. The flexibility created by limiting the frontage of most lots allows buildings to be closer together promoting a more walkable environment. The Economic Development Department has been working to bring lodging to South Broken Arrow, and this development will accomplish that goal. The capture of visitors who may otherwise go to South Tulsa will be a benefit to the City of Broken Arrow.
3. To encourage the provision and preservation of meaningful open space.
• Aspen Creek and the surrounding floodplain on the west side of the site serve as a natural open space buffer area.
4. To encourage integrated and unified design and function of the various uses comprising the planned unit development.
• The property owner and consultant have designed the site with complementary uses in a manner that provides a unified design.
5. To encourage a more productive use of land consistent with the public objectives and standards of accessibility, safety, infrastructure and land use compatibility.
• The overall design promotes accessibility, safety, infrastructure and land use compatibility.
According to FEMA maps, a portion of the west side of the property is located in the 100-year floodplain. That portion of the site will remain as a natural buffer area. Water and sanitary sewer are available from the City of Broken Arrow. The property owner will dedicate required right-of-way during the platting process including that which is required along the arterial streets and for a frontage road.
The public hearing for this PUD request was held during the October 8, 2026, Planning Commission meeting. Staff and the property owner discussed the need to amend the PUD document to reflect that the buildings on the property will meet the primary and secondary building materials requirement of the zoning ordinance. The property owner has concern about rooftop mechanical equipment potentially overheating with a raised parapet on four sides of the building. The Planning Commission recommended approval (5-0 vote) of this item in their meeting held on October 8, 2026. No one spoke in favor of or in opposition to this item.
Cost: $0
Funding Source: None
Requested By: Rocky Henkel, Community Development Director
Approved By: City Manager’s Office
Attachments: Published PC Staff Report
Case Map
Aerial
Comprehensive Plan Map
PUD-003107-2026 Design Statement
Recommendation:
recommend
Approve PUD-003107-2026, a Planned Unit Development permit for Tucson 28 Plaza, subject to the property being platted and the following condition of approval:
• The PUD document shall be updated to reflect that building materials will meet the primary and secondary materials requirement in the zoning ordinance, to include information on the Highway Overlay District requirements, and to address screening of rooftop mechanical equipment.
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