Broken Arrow Planning Commission
08-09-2018
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Public hearing, consideration, and possible action regarding PUD-282 (Planned Unit Development), Chase Bank, 1.35 acres, CH, located one-quarter mile south of Albany Street, east of 9th Street
End
Background:
Applicant: Cumulus Design
Owner: Adams Creek Company LLC
Developer: Chase Bank
Engineer: Cumulus Design
Location: One-quarter mile south of Albany Street, east of 9th Street
Size of Tract 1.35 acres
Present Zoning: CH
Proposed Zoning: CH
Comp Plan: Level 6
Planned Unit Development (PUD)-282 involves a 1.35-acre parcel located one-quarter mile south of Albany Street, east of 9th Street. With PUD-282, applicant is proposing to develop the property for use as a financial institution.
On December 20, 1999, the City Council approved BAZ-1396, a request to rezone the site from A-1 to C-5 (now converted to CH), subject to the property being platted. The project site was platted as Lot 1, Block 1, Hillcrest Lynn Lane recorded in Tulsa County on February 15, 2006 (PT05-129).
As part of the 9th Street widening project, Reno Street was rerouted to the south and became 10th Street. The right-of-way for 10th Street was dedicated by separate instrument and was recorded in Book 7149, Page 2104 in Tulsa County on October 7, 2003. The pavement for Reno Street was removed west of 10th Street but the right-of-way remains.
The property is surrounded by public right-of-way and is located at an arterial intersection. The applicant is requesting approval to use the Reno Street right-of-way for driveway access to 9th Street. This request is being processed concurrently as a Change of Access (CA18-100). A second driveway is proposed along the east side of the site at 10th Street. The Zoning Ordinance requires a screening fence when nonresidential uses abut residential uses. Through the PUD, the applicant requests a waiver of the screening requirement as the Reno Street right-of-way provides a buffer between the project site and the residential neighborhood to the north, and there is an existing masonry wall along the perimeter of the residences. Additionally, the existing easements, power poles, and access driveway would make it difficult to construct a screen fence at this location.
SUMMARY OF DEVIATION FROM ZONING ORDINANCE
PUD-282 is proposed to be developed in accordance with the Zoning Ordinance and the use and development regulations of the CH district, except as summarized below:
|
Item |
Zoning Ordinance Requirement |
PUD-282 Request |
|
Use Permitted |
As allowed in the CH district. |
As allowed in the CH district. |
|
Building Setbacks |
50 feet from street frontages along the south, west, and east property lines. 30 feet along the north boundary. |
Per Zoning Ordinance |
|
Exterior Building Materials |
Masonry materials. The use of metal or wood requires the approval of the Planning Commission |
Per Zoning Ordinance |
|
Landscaping |
One tree per 50 lineal feet, plus one tree per 15 parking spaces. Thirteen trees required along street frontage along with 38 shrubs. Interior parking lot landscaping requires an additional 4 trees resulting in a total of 17 trees. |
Nineteen large trees and 32 ornamental trees will be provided. In addition, 88 shrubs will be provided. 444 shrubs and 280 ornamental grasses are proposed. Applicant proposes to maintain landscape in Reno Street ROW. |
|
Dumpster location |
Dumpster has to be located behind the front building setback line. |
Dumpster will be located at the rear of the building in the northeast corner of the site. |
|
Access |
Access drive required to be 250 feet from the centerline of the intersecting arterial street. On collector streets, the access points are to be 150 feet apart, centerline to centerline. |
No access is allowed to Hillside Drive. The N. 10th Street driveway is proposed to be 190 feet from the intersection of Hillside Drive and N. 10th Street. With a change of access and use agreement with the City, driveway along N. 9th Street will be 300 feet from the intersection of Hillside Drive and N. 9th Street. |
|
Parking Spaces |
For financial institutions with a drive-thru, one space per 300 square feet amounting to a minimum of 12 spaces and a maximum of 15 spaces, plus four stacking spaces for at the drive-thru. |
A total of 40 parking spaces are proposed, and eight stacking spaces for the drive-thru. |
|
Signage |
One freestanding sign per 150 feet of frontage. For lots with multiple street frontages, the street frontage is not cumulative. Sign height is limited to 20 feet. The height of the sign can be increased one foot in height for every two feet of setback to a maximum of 30 feet. |
Two (2) 20-foot-high pylon signs with 75-square-feet each is proposed near the southwest and southeast corners of the site. |
|
Screening Requirements |
Section 5.2.E.2.c requires nonresidential development to install and maintain fences to when abutting residential uses. |
Request waiver of screening requirement. |
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 2 |
R-2 |
Single-family residential |
|
East |
Level 6 |
PUD 223/CH |
Regional retail center |
|
South |
Level 6 |
CH |
Medical office |
|
West |
Level 6 |
PUD-186/CH |
9th Street, service station, and retail |
None of the property is located in a 100-year floodplain area.
The property associated with PUD-282 is shown in the Comprehensive Plan as Level 6. The development proposed with PUD-282 is considered to be in compliance with the Comprehensive Plan in Level 6.
Attachments: Case map
Aerial
PUD-282 Development Standards
Hillcrest Lynn Lane recorded plat
Recommendation:
Based on the Comprehensive Plan, the location of the property, and the surrounding land uses, Staff recommends that PUD-282 be approved, subject to the following conditions of approval.
1. Applicant to amend the Limits of No Access along the north boundary to allow driveway access through
the Reno Street right-of-way.
Reviewed By: Larry R. Curtis
Approved By: Michael W. Skates
JMW