Broken Arrow Planning Commission
07-09-2020
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-313 (Planned Unit Development), Stoney Ridge Estates, RM (Residential Multi-Family) to RM (Residential Multi-Family)/PUD-313, located one-quarter north of Kenosha Street (71st Street), one-quarter mile west of 9th Street (Lynn Lane), south of the Broken Arrow Expressway
End
Background:
Applicant: Wallace Engineering
Owner: Matt & Susan Brown Trust
Developer: Matt & Susan Brown Trust
Engineer: Wallace Engineering
Location: One-quarter mile north of Kenosha Street, one-quarter mile west of 9th Street, and south of the Broken Arrow Expressway
Size of Tract 6.53 acres
Present Zoning: RM
Proposed Zoning: RM/PUD-313
Comp Plan: Level 3 (Transition Area)
Planned Unit Development (PUD)-313 involves a 6.53-acre lot located one-quarter quarter mile north of Kenosha Street, one-quarter mile west of 9th Street, and south of the Broken Arrow Expressway. The property has been platted as Lot 6, Block 2, Stonecrest Addition and remains undeveloped.
The applicant is developing the property as an age-restricted (senior tenants), four-story, apartment building. Due to the cost of constructing an elevator, the applicant is requesting to increase the maximum length of the building to facilitate the use of one elevator system. The topography of the site makes perimeter fencing on the north and west sides of the development difficult. The ground surface elevation along the west boundary is approximately 25-feet higher than the proposed parking lot. Constructing a fence along this boundary would require extensive grading and the removal of the existing tree line, which would disrupt neighboring properties. The north boundary is approximately 8-feet below the proposed parking lot, thus 6 to 8-foot fence would not be sufficient to screen the development from the Broken Arrow Expressway. Existing trees along this boundary provide a natural buffer between the site and the expressway.
Stoney Ridge Estates is proposed to be developed in accordance with the City of Broken Arrow Zoning Ordinance and the use and development regulations of the RM district, except as summarized below.
SUMMARY OF DEVIATION FROM THE BROKEN ARROW ZONING ORDINANCE
|
Item |
Broken Arrow Zoning Ordinance - DM District |
PUD-311 Request |
|
Maximum Building Length |
160-feet |
410-feet |
|
Wall Plane Projections and Recesses |
Each facade greater than fifty feet (50’) in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least ten percent (10%) of the length of the facade, and extending at least twenty percent (20%) of the length of the facade. No uninterrupted length of any facade shall exceed fifty horizontal feet (50’). |
Each façade with an uninterrupted length greater than 55’, measured horizontally shall incorporate wall plane projections or recesses having a depth of at least 4% of the uninterrupted length of the façade, and extending at least 20% of the length of the façade. No uninterrupted length of any façade shall exceed fifty-five horizontal feet (55’). |
|
Building setback |
The height of each multi-family building taller than thirty-five feet (35’) shall be stepped down from its highest roofline at least one (1) full story on any end of the building located within fifty feet (50’) of a street-right-of-way or an adjacent area with single-family or two-family residential development. |
The height of each multi-family building taller than thirty-five feet (35’) shall be stepped down from its highest roofline at least one (1) full story on any end of the building located within fifty feet (45’) of a street-right-of-way or an adjacent area with single-family or two-family residential development. |
|
Parking |
2 Spaces per Unit |
1.5 Spaces per Unit |
|
Screening Requirement |
All residential uses that abut any arterial or collector street or highway shall install and maintain fences that comply with this Section on the side(s) of the property that abut such street or highway. These fences shall be at least six (6) feet in height, and a maximum of eight feet (8’) in height if adjoining a highway. All development in the RD, RM, and RMH districts shall install and maintain fences that comply with this Section where such development abuts any agricultural, RE, or RS district. These fences shall be at least six feet (6’) and no more than ten feet (10’) in height. |
Eliminate the screening requirement on the North (abutting the Broken Arrow Expressway) and West (abutting single-family residential subdivision and a place of assembly) sides of the property due to surface elevation changes and existing tree buffers. |
|
Landscaping |
2 Trees per Unit 5 Shrubs per Unit |
1 Tree per Unit 3 Shrubs per Unit |
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 (2019) |
Zoning |
Land Use |
|
North |
Broken Arrow Expressway |
Broken Arrow Expressway |
Broken Arrow Expressway |
|
East |
Level 3 |
RM |
Residential Multi-Family |
|
South |
Level 3 and Level 2 |
RD and CH |
Duplexes and Place of Assembly |
|
West |
Level 3 |
RD/SP-28 and R-2 |
Place of Assembly and Single-Family Residential |
The property associated with PUD-313 is designated as Level 3 (Transition Area) in the Comprehensive Plan recently adopted by the City Council. RM (Residential Multi-Family) zoning is considered to be in conformance with the Comprehensive Plan in Level 3.
According to Section 6.4 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 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.
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, infra structure and land use compatibility.
In Staff’s opinion, PUD-313 satisfies items 1, 2, and 5 of Section 6.4.A of the Zoning Ordinance. (1) The development of this site as an age-restricted multi-family development is compatible with the adjoining properties. (2) The development preserves the existing tree barrier along the north and west boundaries of the property. The topography of the site provides a natural screening barrier between the development and the adjacent single-family homes. (5) The apartment building is being designed to be safe and accessible, and is compatible with the existing apartment building to the east.
According to FEMA maps, this property is not located within a floodplain.
Attachments: Case map
Aerial
Design Statement
Recommendation:
Based upon the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-313 be approved as presented.
Reviewed by: Jill Ferenc
Approved by: Larry R. Curtis
ALY