Broken Arrow Planning Commission
01-11-2018
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-204A, a request for a major amendment to PUD-204, Creek 51 Business Park, 11.877 acres, A-1 to CG and IL/PUD-204, one-half mile south of Houston Street, west of Highway 51, and west of the Creek Turnpike
End
Background:
Applicant: Tanner Consulting, LLC
Owner: FP Investors I, LLC
Developer: FP Investors I, LLC
Engineer: Tanner Consulting, LLC
Location: One-half mile south of Houston Street, west of Highway 51, and west of the
Creek Turnpike
Size of Tract 11.877 acres
Number of Lots: 4
Present Zoning: A-1 to CG and IL/PUD-204
Comp Plan: Level 6
Planned Unit Development (PUD)-204A involves 11.877 acres located one-half mile south of Houston Street, west of Highway 51, and west of the Creek Turnpike.
HISTORY OF PUD-204
On January 19, 2010, the City Council approved BACP-107, to amend the comprehensive plan designation for the project site located west of State Highway 51 (S.H. 51) and the Creek Turnpike and north of Washington Street from Levels 2, 3 and 4 to Levels 2, 3 and 6. Approval of BACP-107 was subject to the property being developed though the Planned Unit Development process.
On October 19, 2010, the City Council approved PUD-204 and BAZ-1856 for commercial and industrial development for Jackson Mills Business Park, subject to the property being platted and to changes recommended by Staff. With this approval, the 126.88-acre site was rezoned from A-1 to R-2, CG, and IL/PUD-204 and divided the property into three (3) development areas based on use. Tract I is designated for commercial uses (along Highway 51), Tract II for light industrial uses, and Tract III for open space. Tract III is located on the north end of the property and was rezoned to R-2. The site was subject to the 2010 Zoning Ordinance with the exceptions included in PUD-204.
On March 5, 2013, the City Council adopted Ordinance No. 3222 amending the zoning ordinance of the City of Broken Arrow, Oklahoma, approving BAZ 1856, granting R-2 and PUD 204 zoning classifications for a 7.32-acre tract to be conveyed to the owners of single-family residential lots in Oak Creek South to extend their back yards thereby creating a buffer between the residential use and the commercial and industrial uses of the business park (Oak Creek South Extended Plat, PT11-100A, and PUD-204).
This Planned Unit Development is now being referred to as Creek 51 Business Park. While the PUD document states that PUD-204 is expired, it is an active PUD in that it was vested when the R-2 portion of the site was platted and dedicated to the residential property owners in the Oak Creek South Plat. PUD-204A is a Major Amendment, and the initial phase of the development consists of four lots located along the east side of the site with two lots fronting on S.H. 51. One inconsistency between the preliminary plat (PT17-115) and PUD-204A is the dimension for the build line along S. 37th Street. The plat identifies the build line as 50 feet, and the PUD identifies it as 30 feet. Either front build line dimension is acceptable in an industrial district as long as they are consistent.
CHANGES REQUESTED WITH PUD-204A
|
REQUIREMENT |
ZONING ORDINANCE |
PUD-204 |
DRAFT PUD-204A |
|
Land Use |
Uses permitted in the CG and IL Districts. |
Tract I - Uses permitted in CG, Uses in CG and IL may be mixed or used separately. Tract II - Uses permitted in IL District. Tract III - R-2 |
As permitted in the CG and IL Districts except that open air storage and sexually oriented businesses are excluded. |
|
Maximum Floor Area |
Per Section 4.1.E.c of the Zoning Ordinance |
Governed by parking and open space requirements. |
Not applicable |
|
Maximum Building Coverage |
None |
Governed by Zoning Ordinance parking and open space requirements |
As required in IL District |
|
Building Height |
None |
Tract I - 35 ft or 2.5 stories Tract II - 75 ft *No buildings abutting Tract III may be higher than 50 ft |
50 ft or 4 stories |
|
Minimum Street Frontage |
CG District - 200 ft IL District - 50 ft (100 feet if lot fronts arterial) |
No limitation |
100 ft (*Interior lots having no frontage shall be provided access to a public street by access easement. |
|
Minimum Lot Size |
CG District - None IL District - 12,000 sq ft |
1 acre |
No change proposed from PUD-204. |
|
Minimum Building Setbacks |
|
From highway ROW |
CG - Front - 50 ft IL - 30 feet (50 if abutting arterial) |
50 ft |
50 ft |
|
Adjacent to street right-of-way |
CG - Front - 50 ft |
25 ft |
30 ft |
|
From remaining perimeter boundary of PUD |
Per Zoning Ordinance, varies by adjacent land use |
Tract I - 25 ft Tract II - 17.5 ft |
0 ft *No building shall be constructed over a utility easement. |
|
From internal boundaries |
Side - same district - 0 ft Side abutting non-residential district - 30 ft Side or rear abutting residential - 50 ft for one story IL District - 50 ft/4 stories when abutting residential or agricultural. Otherwise, no height restriction. |
0 ft provided building code requirements are met |
0 ft *No building shall be constructed over a utility easement. |
|
Rear setback |
CG District - 50 ft IL District - 30 ft |
Lots that abut Tract III have a 130-ft rear setback that includes a 100-ft landscape buffer. |
50 ft when abutting residential zoning district. |
|
Parking and Loading |
Restaurant - 1/100 sq ft Office - 1/300 sq ft Retail - 1/300 sq ft Light manufacturing - 1/500 sq ft Office/warehouse - varies by building size |
Per Zoning Ordinance except for Hotel/Motel which shall be 1.2 spaces/room plus 1 space/100 sq ft of accessory area. Parking reduction may be permitted for joint land usage |
Minimum requirements for parking and loading per Zoning Ordinance. No maximum parking restrictions shall be applicable. |
|
Exterior Building Material |
Building facades facing public or private streets to be constructed of masonry materials. |
Per Zoning Ordinance |
Street-facing sides of buildings located within 125 feet of ROW of to be constructed of masonry materials. |
|
Landscape and Screening Requirement |
10-foot landscape edge adjacent to roadways. -Parking lots and drive aisle landscaping req. -Interior parking lot landscaping req. -Screening of refuse collection, service areas and HVAC equipment -8-ft screening fence between nonresidential and residential districts. |
Per Zoning Ordinance. -Landscape edge shall be provided along all street frontages. Each lot shall have at least 10 percent open space. -Additional landscaping in buffer zone abutting residential district in Tract III. |
-10 percent of lot area. Landscape edges to be provided along S.H. 51, the Creek Turnpike ROW, and proposed collector street per Zoning Ordinance. -Screening fences and landscaping required as buffer for lots abutting residential uses. |
|
Outdoor Storage Requirements |
Fully screened with a solid material wall or combination of earthen berm, fences, walls, and/or evergreen plant material. |
Tract II - On lots adjacent to Creek Turnpike, outdoor storage to be screened from highway with a solid screening fence at least 6 feet in height. |
No change proposed from PUD-204A. |
|
Signage |
-Max. sign area of 500 square ft for multiple users, and 300 square ft for a single user. -Integrated Development Identification (I.D.I) signs permitted with Specific Use Permit. Not to exceed 35 ft in height, nor 300 sq ft of display area. -Freestanding signs permitted in easements with utility sign off. |
I.D.I. sign permitted, Specific Use Permit not required. |
Consistent with PUD-204A -One I.D.I. sign permitted by right, Specific Use Permit not required. -Freestanding signs shall have a monument base that covers support structures. -Base of ground signs shall match materials or be architecturally compatible with building on lot. |
|
Lighting |
-Lighting and photometric plan to be submitted with site plan per Section 5.6. -Maximum light pole height varies by distance to residential district but shall not exceed a maximum of 35 ft. |
Per Section 5.6, Exterior Lighting, of the Zoning Ordinance |
No changes proposed from PUD-204A. |
ACCESS AND CIRCULATION
PUD-204A proposes to extend 37th Street (209th Avenue) as a collector street to connect the project to E. Washington Street (91st Street). Sidewalks will be constructed along all streets by the developer or individual lot owners.
UTILITIES AND DRAINAGE
Sanitary sewer and water lines will need to be extended to serve this project site. City of Broken Arrow sanitary sewer is within reasonable proximity to serve this site either through Oak Creek South Subdivision or Englewood Estates. Water will be provided by Wagoner county Rural Water District #4. On-site stormwater detention is planned for this development.
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 3 |
A-1 to C-2 |
Undeveloped |
|
East |
Level 6 |
A-1 |
State Highway 51, Creek Turnpike, and undeveloped agricultural land beyond |
|
South |
Level 6 |
A-1 to IL |
Creek Turnpike, undeveloped industrial, M.K. & T. Railroad, and Washington Street (91st Street) beyond |
|
West |
Level 2 and 6 |
R-2 and A-1 to IL |
Single-family residential and undeveloped industrial |
The property is designated as Level 6 in the Comprehensive Plan. IL zoning is considered to be in conformance with the Comprehensive Plan in Level 6 when it is done in conjunction with a Planned Unit Development (PUD).
According to FEMA maps, none of the property is located in a 100-year floodplain area.
Attachments: Case map
Aerial photo
PUD-204A Development Standards
PUD-204 Conceptual Zoning and Development Standards
Oak Creek South Extended Plat
Recommendation:
Based on the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-204A be approved subject to the property being platted and the following modifications made to the development standards associated with PUD-204A.
1. Modify PUD-204A document to reflect that PUD-204 has not expired.
2. Amend either the front build line requirement along S. 37th Street to 50 feet or amend the front build line that is designated on the preliminary plat (PT17-115) to 30 feet.
3. Consistent with PUD-204, applicant to construct an eight-foot-high solid screening fence along the common boundary with residential development.
Reviewed By: Larry R. Curtis
Approved By: Michael W. Skates
LRC: JMW