Broken Arrow Planning Commission
06-28-2018
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding BACP-162, Pat’s Express Car Wash BA, 1.01 acres, Level 4 to Level 6, north of Kenosha Street, west of Creek Turnpike
End
Background:
Applicant: F. Barry Tapp, W Design
Owner: Oklahoma Express Car Washes, LLC
Developer: Oklahoma Express Car Washes, LLC
Location: North of Kenosha Street, west of the Creek Turnpike
Size of Tract 1.01
Number of Lots: 1
Present Zoning: CG/PUD-175
Comp Plan: Level 4 (Commercial/Employment Nodes)
BACP-162 is a request to change the Comprehensive Plan designation on a 1.01-acre tract of land from Level 4 to Level 6. Applicant is interested in rezoning the property from CG/PUD-175 to CH/PUD-175, for a car wash. CH is considered to be in conformance with the Comprehensive Plan in Level 6. The undeveloped property, which is located north of Kenosha Street, west of the Creek Turnpike, is currently zoned CG (Commercial General) and PUD (Planned Unit Development) 175.
On May 21, 2007, the City Council approved BAZ-1766 and PUD-175 to rezone 67.67 acres located northeast of Kenosha Street (71st Street) and 37th Street (209th East Avenue) from A-1 (Agricultural) to C-2 (Planned Shopping Center) and O-2 (Planned Office Park), and for a Planned Unit Development, subject to platting and conditions of approval. On December 6, 2007, the Planning Commission approved PUD-175A, a minor amendment to waive the requirements of a bond to be posted prior to release of the plat; to authorize the provision to require all public infrastructure to be substantially completed prior to approval of any site plan or building permit; and to authorize the release and filing of the Final Plat of Northeast Crossroads. On February 11, 2010, the Planning Commission approved a minor amendment, PUD-175B, to allow a project identification sign for Northeast Crossroads that is limited to 30 feet high and 200 square feet in area. The property has been platted as Lot 2, Block 3 of Northeast Crossroads at Broken Arrow approved by the City Council on December 17, 2007.
The O-2 and C-2 zoning districts in effect when PUD-175 was approved are not currently used and have been converted to CG (Commercial General). The applicant desires to construct a car wash facility on the site which requires CH (Commercial Heavy) zoning. CH zoning is not consistent with Level 4 (Commercial/Employment Nodes) in the Comprehensive Plan but it is consistent with Level 6 (Regional Employment/Commercial). The applicant is requesting approval to amend the Comprehensive Plan designation for the site from Level 4 to Level 6. A car wash is considered an appropriate use given the location of the site at the intersection of an arterial roadway and a turnpike.
According to the Northeast Crossroads plat, no access is permitted along the Kenosha Street frontage for this lot due to the proximity of the site to the Creek Turnpike off ramp. Access to this site will be from N. 38th Street. Right-of-way and easements were dedicated with the Northeast Crossroads plat. Drainage easements are established for Northeast Crossroads including one that is immediately north of this lot.
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 4 |
CG/PUD-175 |
Undeveloped |
|
East |
Level 4 |
A-1 |
Creek Turnpike |
|
South |
Level 4 |
A-1 |
Kenosha Street and undeveloped beyond |
|
West |
Level 4 |
CG-PUD-175 |
Undeveloped |
According to FEMA maps, none of the property is located in a 100-year floodplain area.
Attachments: Case map
Aerial photo
Draft PUD Amendment
PUD-175 Document
Preliminary Site Plan
Northeast Crossroads Plat
Recommendation:
Staff recommends that BACP-162 be approved, subject to a major amendment to PUD-175 to include the rezoning request for CH (Commercial Heavy).
Reviewed By: Larry Curtis
Approved By: Michael W. Skates
LRC: JMW