Broken Arrow City Council
Meeting of: 05-21-2019
Title:
title
Consideration, discussion, and possible approval of PUD-289 (Planned Unit Development) and BAZ-2025 (Rezoning), Harvest Center, 75.03 acres, A-1 (Agricultural) to PUD-289 (Planned Unit Development)/IL (Industrial Light), located one-half mile north of Houston Street (81st Street), west of 23rd Street (County Line Road)
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Background:
Planned Unit Development (PUD)-289 involves a 75.03 acre parcel located one-half mile north of Houston Street (81st Street), west of 23rd Street (County Line Road), on the south side of College Street. In conjunction with PUD-289, applicant has submitted BAZ-2025, a request to change the underlying zoning from A-1 (Agricultural District) to IL (Industrial Light).
According to the PUD design statement, the project is planned as a light industrial complex. As part of PUD-289, the property is divided into two development areas, A and B. The project will be platted and developed in phases, with Development Area A being the first area to be developed.
Harvest Center is proposed to be developed in accordance with the City of Broken Arrow Zoning Ordinance and the use and development regulations of the IL district, except as summarized in the report to the Planning Commission.
The property associated with PUD-289 and BAZ-2025 is designated as Level 6 in the Comprehensive Plan. IL (Light Industrial) zoning is considered to be in conformance with the Comprehensive Plan when done as part of a PUD. With PUD-289, applicant has incorporated the following design elements to make the property compatible with the surrounding land uses:
• Limited the uses permitted on the property.
• Increased the width of the landscaped edge along street frontages from 10 feet to 20 feet. In addition, the amount of landscaping required along the street frontages is doubled.
• Amount of landscaped open space increased from 10% per lot to 25% per lot.
• A berm, at least forty-two (42) inches tall, will be provided along the entire length of the parking areas within two hundred (200) feet of East College Street.
• Service, storage, and off street storage areas required to setback at least 200 feet from the north and east boundaries.
• Parking lot light poles limited to 20 feet in height and any wall packs attached to the building will be shielded with the light directed downward. A photometric will be submitted.
• Freestanding signs limited to 10 feet in height and 100 square feet in size. Project identification signage limited to 25 feet in height, 150 square feet.
According to FEMA maps, none of the property is located in a 100-year floodplain area. However, there is an existing drainage channel and pond in Development Area B. Stormwater detention requirements for this site will be addressed as part of the platting process.
Each development area is allowed two points of access to College Street. On the conceptual site plan, the access point to Development Area A is shown to align with the access points to the churches on the south side of College Street. Development Area B will be allowed to have two points of access to 23rd Street. All access points will be required to meet the alignment and separation requirements of the Zoning Ordinance.
Preliminary engineering are being prepared to widen 23rd Street to five lanes. In conjunction with these improvements, College Street, which is an intersecting collector street, will be expanded to 36 feet in width within approximately 600 feet of the intersection with 23rd Street.
Water and sanitary sewer service will be provided by the City of Broken Arrow. The site is well served by several large water lines. There is an existing sanitary sewer line along 23rd Street. As part of the platting process, a new sanitary sewer line will be constructed along the south part of the property.
Development Area A will be the first tract to be developed. At the Planning Commission meeting, the applicant noted that the property associated with Development Area A is under contract. An industry that produces lights for vehicle trailers is proposing to locate their corporate offices at this site. They will have approximately 50 employees working one shift during the daytime hours. In addition, there would be 6 - 7 trucks accessing the site per day.
The Planning Commission in their meeting of April 25, 2019, concurred with Staff and recommended approval (5-0 vote) of PUD-289 and BAZ-2025, subject to the property being platted and a modification being made to the design statement to limit freestanding sign sizes to 100 square feet. A revised design statement has been submitted that has incorporated this change.
At the April 25, 2019, there were four people who spoke regarding this rezoning request. There concerns were primarily regarding traffic on College Street. They requested that the entrances not align with their residential property, which the applicant acknowledged the access points would align with the church drives on the north side of College Street. With this report, Staff is also including information about the improvements being made to College Street as part of the 23rd Street widening project.
Cost: $0
Funding Source: No requirement
Requested By: Larry R. Curtis, Acting Director
Approved By: City Manager Office
Attachments: Planning Commission Fact Sheet
Case map
Aerial photo
Comprehensive Plan
Revised PUD-289 design statement
Preliminary engineering plans for College Street improvements
Recommendation:
recommend
Approve PUD-289 and BAZ-2025 as recommended by Planning Commission and Staff.
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