Broken Arrow City Council
Meeting of: 08-03-2026
Title:
title
Approval of PUD-002951-2026 (Planned Unit Development), Salt Dome, 1.09 acres, AG (Agricultural), located one-half mile south of Kenosha Street (71st Street), east of 23rd Street (193rd E Avenue/County Line Road), at the northeast corner of 23rd Street and East College Street
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Background:
PUD-002951-2026 is a request for a Planned Unit Development permit for a municipal salt dome as an accessory use to the public right-of-way. The city-owned property is zoned AG (Agricultural) and is located one-half mile south of Kenosha Street (71st Street), east of 23rd Street (193rd E Avenue/County Line Road), at the northeast corner of 23rd Street and East College Street.
The City of Broken Arrow acquired this property in 2019 to accommodate the 23rd Street bridge widening project over Highway 51. The 1.09-acre site has an irregular shape and limited access. The northeast boundary abuts Highway 51 that places the property within the Highway Overlay District. However, the nature of the use as a salt dome does not lend itself to meeting aesthetic requirements of the overlay district as it includes an arched metal truss structure covered in vinyl fabric. It is strictly a municipal utility facility intended to address roadway safety during icing conditions and will only be used a limited number of days per year. Fencing is proposed to be chain link or similar non-opaque material. Due to site constraints after accounting for the salt dome and needing to include a dry pond on the site, the PUD requests that no landscaping be required on the site.
SUMMARY OF DEVIATION FROM THE BROKEN ARROW ZONING ORDINANCE
|
Item |
Zoning Ordinance Requirement |
PUD-002951-2026 request |
|
Permitted Uses |
Uses permitted in the AG district |
Utility facility, minor is a permitted use in the AG district. |
|
Lot Frontage |
330 feet |
None |
|
Setbacks - Front Yard |
50 feet |
None |
|
Setbacks - Rear Yard |
50 feet or 20 % of lot depth |
None |
|
Setbacks - Side Yard |
60 feet total with one side being at least 25 feet 50 feet adjacent to arterial |
None |
|
Building Height |
50 feet per Table 3-1-1.1 of the Zoning Ordinance |
Per Zoning ordinance |
|
Parking Requirements |
Per Section 4-2-3.C.3 - the Director shall apply the off-street parking and loading standard |
None |
|
Screening Fence |
Varies by location and reviewed during site plan process |
Chain link or other non-opaque fencing is allowed |
|
Landscaping Requirements |
Front edge - 10 feet wide Parking lot - All parking spaces to be within 50 feet of a landscape area |
None |
|
Highway Overlay District Requirements: |
Buildings oriented toward highway with materials and design to be of an equal level as the front of a building |
None |
SURROUNDING COMPREHENSIVE PLAN/ZONING/LAND USES
|
Location |
Comprehensive Plan |
Zoning |
Use Category |
|
North |
Level 3 |
A-1 |
Highway 51, and undeveloped beyond |
|
East |
Level 6 |
A-1/PUD-231 |
Old Highway 51, and Light Industrial beyond |
|
South |
Level 3 |
A-1 |
Highway 51, and undeveloped beyond |
|
West |
Level 6 |
A-1 |
23rd Street, and undeveloped beyond |
According to the FEMA maps, none of this property is located in the 100-year floodplain. Water and sanitary sewer service are available from the City of Broken Arrow.
In Staff’s opinion, PUD-002951-2026 satisfies two of the five purposes for a PUD outlined in Section 6-3-4.3 of the Zoning Ordinance in that, (2) The site is atypical in that it is small, has an irregular shape, and it has limited access. Locating the salt dome to a more central location in the city will provide a public benefit in that salt trucks will be able to service roadways in a timelier manner. (5) The use of the site as a salt dome is an accessory use to the right-of-way and will aid in providing safe travel on rights-of-way during icing conditions and will support the City’s overall infrastructure.
The public hearing for this PUD was held during the July 23, 2026, Planning Commission meeting where it was recommended for approval (5-0 vote). No citizens spoke in favor or in opposition to this PUD request during the hearing.
Cost: $0
Funding Source: None
Requested By: Rocky Henkel, Community Development Director
Approved By: City Manager’s Office
Attachments: Published Planning Commission Staff Report
Case Map
Aerial Map
PUD-002591-2026 Salt Dome Design Statement
Salt Dome Plan Rev.6
Recommendation:
recommend
Approve PUD-002951-2026 for the municipal salt dome.
end