THE CITY OF BROKEN ARROW
Overlay District DRAFT January 14, 2022
CONTENTS Chapter 1. Introductory Provisions............................................... 1-1 Div. 1.1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2 Div. 1.2. Project History & Goals . . . . . . . . . . . . . . . . . . . . . . . . 1-5 Div. 1.3. Urban Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-6 Div. 1.4. Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-7
Chapter 2. Zoning Districts.............................................................2-1 Div. 2.1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-2 Div. 2.2. Neighborhood Transition . . . . . . . . . . . . . . . . . . . . . . 2-3 Div. 2.3. Urban Neighborhood . . . . . . . . . . . . . . . . . . . . . . . . 2-7 Div. 2.4. Urban General . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-13 Div. 2.5. Shopfront . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-19
Chapter 3. Rules of Interpretation................................................3-1 Div. 3.1. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . 3-3 Div. 3.2. Lot Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-12 Div. 3.3. Density . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-14 Div. 3.4. Amenity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-15 Div. 3.5. Wall & Fence Height . . . . . . . . . . . . . . . . . . . . . . . . 3-18 Div. 3.6. Streetscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-19 Div. 3.7. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-24 Div. 3.8. Transitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-31 Div. 3.9. Build-To . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-35 Div. 3.10. Parking Location . . . . . . . . . . . . . . . . . . . . . . . . . 3-40 Div. 3.11. Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-41 Div. 3.12. Ground Story . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-50 Div. 3.13. Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-53 Div. 3.14. Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-65
Chapter 4. Use...................................................................................4-1 Div. 4.1. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . 4-2 Div. 4.2. Allowed Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-3 Div. 4.3. Use Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-8 Div. 4.4. Accessory Uses & Structures . . . . . . . . . . . . . . . . . . . 4-13 Div. 4.5. Temporary & Transitional uses . . . . . . . . . . . . . . . . . . . 4-14
Chapter 5. Development Standards..............................................5-1 Div. 5.1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-2 Div. 5.2. Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-3 Div. 5.3. Access, Parking, & Loading . . . . . . . . . . . . . . . . . . . . . 5-7 Div. 5.4. Landscaping & Screening . . . . . . . . . . . . . . . . . . . . . 5-15 Div. 5.5. Utilities & Equipment . . . . . . . . . . . . . . . . . . . . . . . . 5-22 Div. 5.6. Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-23
Chapter 6. Administration ..............................................................6-1 Div. 6.1. Land Subdivision Code . . . . . . . . . . . . . . . . . . . . . . . 6-2 Div. 6.2. Zoning Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . . 6-2
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
i
ii
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Chapter 1.
INTRODUCTORY PROVISIONS Div. 1.1. General................................................................................1-2 § 1.1.1. Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2 § 1.1.2. Effective Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2 § 1.1.3. Purpose & Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2 § 1.1.4. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-3
Div. 1.2. Project History & Goals....................................................1-5 § 1.2.1. Project History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-5 § 1.2.2. Project Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-5
Div. 1.3. Urban Design......................................................................1-6 § 1.3.1. Urban Design Framework . . . . . . . . . . . . . . . . . . . . . . . 1-6
Div. 1.4. Zoning..................................................................................1-7 § 1.4.1. Regulating Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-7 § 1.4.2. Districts Established . . . . . . . . . . . . . . . . . . . . . . . . . . 1-8 § 1.4.3. District Naming Convention . . . . . . . . . . . . . . . . . . . . . 1-8
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
1-1
Div. 1.1. GENERAL § 1.1.1. Title This document is the City of Broken Arrow New Orleans Square Overlay District, and is referred to or cited throughout this document as “this Overlay.”
§ 1.1.2. Effective Date This Overlay was adopted on __________ and became effective on __________.
§ 1.1.3. Purpose & Intent A. This Overlay provides new zoning intended to guide the future growth of the area surrounding the intersection of West New Orleans Street (101st) and South Elm Place, often described as "New Orleans Square." This Overlay was prepared to encourage redevelopment in and around the existing shopping centers in the area, along with other nearby underutilized land. The Code also responds to the proposed landscape and intersection improvement project (including new landscaping and pedestrian improvements) at New Orleans Street and Elm Place. B. This Overlay is intended to foster new residential and mixed-use development with more predictable results and a higher-quality public realm by prescribing the physical form of buildings and addressing the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. C. This Overlay has been written with specific application to the New Orleans Square District in mind; however, these zoning districts may be suitable elsewhere in the city.
1-2
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 1.1.4. Application A. Territorial Application
Elm Pl.
This Overlay applies within the boundaries of the New Orleans Square District, as shown on the following map.
New Orleans St.
New Orleans Square District
500 ft. N
B. Control Over Less Restrictive Private Agreements This Overlay does not nullify any private agreement or covenant. However, where this Overlay is more restrictive than a private agreement or covenant, this Overlay controls. The City will not enforce any private agreement or covenant.
C. Control Over Less Restrictive Laws and Regulations If any condition or requirement imposed by this Overlay is more restrictive than a condition or requirement imposed by any other law, rule or regulation of any kind, the more restrictive condition or requirement governs.
D. References to Other Laws 1.
Whenever a provision of this Overlay refers to any part of the City of Broken Arrow Municipal Code or to any other law, the reference applies to any subsequent amendment of that law.
2. Where the Zoning Ordinance or the underlying zoning district standards conflict with standards set out in this Overlay, the standards in this Overlay control.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
1-3
3. Where a standard is required elsewhere in the Zoning Ordinance and is not stated in this Overlay, the Zoning Ordinance applies. See also Chapter 6. Administration.
E. Planned Unit Development Existing development permitted as part of an existing planned unit development agreement may be continued. Once a new application is approved, that portion of the planned unit development is subject to the provisions of this Overlay. Applications within an existing planned unit development that are submitted after the effective date of this Overlay are regulated by this Overlay.
F. Text & Graphics Illustrations, photographs and graphics are included in this Overlay to illustrate the intent and requirements of the text. In the case of a conflict between the text of this Overlay and any illustrations, the text governs.
G. Transitional Provisions 1. Existing Applications & Permits a. Any project for which a valid and complete application for a permit was received prior to the effective date of this Overlay remains valid and, at the applicants option, may proceed to completion and permits may be issued under the regulations in place immediately prior to the effective date of this Overlay, provided that the permit is or can be issued within 90 calendar days of this Overlay’s effective date and all time frames associated with the permit are observed. b. Any project for which a permit cannot be issued within 90 calendar days from the effective date of this Overlay must proceed in accordance with these regulations.
1-4
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 1.2. PROJECT
HISTORY & GOALS
§ 1.2.1. Project History The New Orleans Square Overlay District will guide future growth of the New Orleans Square commercial area and adjacent residential land to the west. The buildings surrounding the New Orleans Street and Elm Place intersection comprise one of Broken Arrow's oldest auto-oriented commercial areas. The intersection was home to several major grocery stores, national big box retailers, and Broken Arrow’s only multi-screen movie theater, for several decades. However, by the 2000s, the area faced new competition from other commercial developments in Broken Arrow, which led to the slow departure of several of the intersection’s major anchor tenants. The 2019 Elm and New Orleans Small Area Plan and continuing efforts of the New Orleans Square Advisory Committee have created a new vision for the area, focused on making the New Orleans Square District unique among the major arterial intersections in Broken Arrow.
§ 1.2.2. Project Goals A. Improve the Ability of Existing Owners to Redevelop This Overlay broadens the spectrum of development permitted on parcels within the area by relaxing outdated parking and development standards and shifting development review to focus less on separating specific land uses and more on how new construction will respond to both the public realm and a new network of streets and open space. Property owners closer to the intersection will be freed to pursue mixed-use developments that should prove more resilient as the demand for various land uses fluctuates in the future.
B. Increase the Opportunity for Non-Auto Trips To and Within the District There is a growing awareness from surrounding residents and existing property owners that the success of the area's commercial land uses is directly related to the number of residents that live nearby. Through the creation of a more consistent street and sidewalk network and the encouragement of safer routes for bikers and walkers, this Overlay better connects the area's commercial uses to those most likely to use them. This shift has the associated benefit of reducing the demand for vehicle trips for those already living, working and shopping in the district.
C. Expand Housing Options for Current and Future Residents Across Oklahoma, changes in key demographics such as the decrease in household size continue to drive the demand for additional housing options beyond the standard single-family home and the large apartment complex. This Overlay responds to this desire through the encouragement of attached townhomes, stacked flats, smaller unit options, and the inclusion of residential uses over commercial spaces.
D. Establish a Framework through Zoning to Guide Future Development This Overlay confirms the community’s vision for the future of the New Orleans Square district. The quantifiable metrics found in its design standards clearly communicate to current and future owners, as well as the surrounding community how future proposed developments should be designed.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
1-5
Div. 1.3. URBAN
DESIGN
§ 1.3.1. Urban Design Framework A. Urban Design Framework Map The following Urban Design Framework Map was used as the basis for discussions about future zoning with stakeholders from the New Orleans Square area, including property owners within the area. The framework established the basic principles for new development and redevelopment by setting out street, block and access patterns for today and into the future, the potential location for additional open space, proposed building heights, the required transition to existing neighborhoods, and general patterns of use. Primary Streets Required Location
Elm Pl.
Primary Streets Park Street
Secondary Streets Required Location
X
Secondary Streets Illustrative Blocks
X
Later Phase Streets
Upon redevelopment of retained buildings
Critical Connection Required street connection
Signalized Intersection Hooded Left
New Orleans St.
X X
X
X
Critical Connection
X
Auto Access
X
Curb Cuts
Plaza/Open Space Retained Buildings Early Phases
Frontages
Shopfront General Urban Urban Neighborhood Later Phase Frontages
Height
2 stories 3 stories 3 stories / 5 with structured parking bonus
Neighborhood Transition Through landscape or landuse
Overlay District Boundary
500 ft. N
1-6
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 1.4. ZONING § 1.4.1. Regulating Plan The following Regulating Plan illustrates the boundaries of the various zoning districts, street alignments, and critical street connections. It refines the urban design framework into the requirements of zoning and subdivision for the area. STREET ALIGNMENTS Primary Streets
Elm Pl.
Required Location
Primary Streets Flexible Location
Primary Streets Park Adjacent
Secondary Streets Required Location
UG3+
Secondary Streets
UG3+
Flexible Location
UG3+ UG3+
SH3+
CRITICAL CONNECTIONS Required Street Connection Location
SH3+
Flexible Street Connection Location
New Orleans St.
Signalized Intersection
UN3
UN3
UN3+
UN3+ UG3+
UG3+
SH3+
SH3+
Hooded Left ZONING DISTRICTS Shopfront Urban General Urban Neighborhood Neighborhood Transition Structured Parking Bonus
UG3+ UN3
UN3
UN3+
UN3+
UN3+
UG3+
UG3+
UG3+
OTHER Potential Plaza/Open Space
NT2 UN3
UN3
UN3+
UN3+
UN3
UN3
UN3+
UG3+
UG3+
UG3
UG3
Parcels Overlay District Boundary
NT2
UN3
UG3
500 ft. N
NT2 UG3
A. Primary Streets Primary streets include West New Orleans Street and South Elm Place within the boundaries of the New Orleans Square District, as indicated on the Regulating Plan above. Both of these streets near their intersection are currently being redesigned. In addition, new internal primary streets create a functional, pedestrian-oriented street network throughout the Overlay area. The primary street network is intended to create convenient and comfortable connections for all users to destinations throughout the New Orleans Square District from within the District and from surrounding areas. Park-adjacent primary streets are subject to primary street standards and are intended to be implemented abutting the plaza/open spaces wherever they are provided.
B. Secondary Streets New internal secondary streets are designated on the Regulating Plan above to ensure block sizes that are adaptable to a wide range of contextually appropriate development types, while ensuring a walkable mobility framework. The secondary street network supports the primary street network by accommodating vehicular access to parking and service areas.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
1-7
C. Critical Connections Critical connections represent important locations for new streets to connect to the existing street network. These critical connections are specifically located to align with existing intersections or to enable connections to surrounding neighborhood streets where key opportunities exist. The designated critical connections are key to the creation of a functional, pedestrian-oriented street network.
D. Plaza/Open Space The generalized location of planned plazas/open spaces are included on the Urban Design Framework Map. Several of these locations are specifically shown on the Regulating Plan as potential plaza/open spaces. Applicants are encouraged to consider these locations as the most appropriate for future plazas/open spaces. The plaza/open spaces identified in the Regulating Plan must be surrounded on all sides by either primary street frontage or a primary street. The park-adjacent primary streets designated on the Regulating Plan are required only if the adjoining plaza/open spaces are implemented in the location indicated on the Regulating Plan.
§ 1.4.2. Districts Established In order to carry out the purpose and intent of this Overlay, the following zoning districts are established. NEIGHBORHOOD TRANSITION
NT2
Neighborhood Transition 2
URBAN NEIGHBORHOOD
UN3
Urban Neighborhood 3
UN3+
Urban Neighborhood 3+
URBAN GENERAL
UG3
Urban General 3
UG3+
Urban General 3+
SHOPFRONT
SH3+
Shopfront 3+
§ 1.4.3. District Naming Convention District names and their abbreviated titles describe the general form of each zoning district. Two letters are used to abbreviate names (example: for NT2, "NT" stands for "Neighborhood Transition"), and the third character is a number that expresses the maximum number of stories allowed in the district (for example: in the district name NT2, the 2 means up to 2 stories tall). Where a "+" follows a story number, the district is included within the structured parking bonus program, and may allow up to 5 stories (example: for UN3+, "3+" means up to 5 stories tall when structured parking is provided).
1-8
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Chapter 2.
ZONING DISTRICTS Div. 2.1. Applicability........................................................................2-2 § 2.1.1. Project Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . 2-2
Div. 2.2. Neighborhood Transition................................................2-3 § 2.2.1. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-3 2.2.2. NT2 [Neighborhood Transition 2] . . . . . . . . . . . . . . . . . . . 2-4 § 2.2.3. Summary of Allowed Uses . . . . . . . . . . . . . . . . . . . . . . 2-6
Div. 2.3. Urban Neighborhood.......................................................2-7 § 2.3.1. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-7 2.3.2. UN3 [Urban Neighborhood 3] . . . . . . . . . . . . . . . . . . . . 2-8 2.3.3. UN3+ [Urban Neighborhood 3+] . . . . . . . . . . . . . . . . . . 2-10 § 2.3.4. Summary of Allowed Uses . . . . . . . . . . . . . . . . . . . . . 2-12
Div. 2.4. Urban General..................................................................2-13 § 2.4.1. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.4.2. UG3 [Urban General 3] . . . . . . . . . . . . . . . . . . . . . . . . 2.4.3. UG3+ [Urban General 3+] . . . . . . . . . . . . . . . . . . . . . . § 2.4.4. Summary of Allowed Uses . . . . . . . . . . . . . . . . . . . . .
2-13 2-14 2-16 2-18
Div. 2.5. Shopfront......................................................................... 2-19 § 2.5.1. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-19 2.5.2. SH3+ [Shopfront 3+] . . . . . . . . . . . . . . . . . . . . . . . . . 2-20 § 2.5.3. Summary of Allowed Uses . . . . . . . . . . . . . . . . . . . . . 2-22
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-1
Div. 2.1. APPLICABILITY All activity filed after the effective date of this Overlay must comply with the standards in this Chapter, as further specified below.
§ 2.1.1. Project Applicability Standards apply based on the type of activity proposed. For all zoning districts, the standards apply as shown in the table below. Project activities are further defined in § 3.1.2., Project Activities. The project applicability may be further specified in the applicability provisions for each set of standards in Chapter 3, Rules of Interpretation.
Div. 3.2.
Lot Size
Div. 3.3.
Density
Div. 3.4.
Amenity
Div. 3.5.
Wall & Fence Height
Div. 3.6.
Streetscape
Div. 3.7.
Setbacks
Div. 3.8.
Transitions
Div. 3.9.
Build-To
Div. 3.10.
Parking Location
Div. 3.11.
Building
Div. 3.12.
Ground Story
Div. 3.13.
Windows
Div. 3.14.
Doors = Standards apply
2-2
New Orleans Square Overlay District | Broken Arrow, Oklahoma
Maintenance & Repair
Renovation
Change of Use
Facade Modification
Site Modification
Addition
New Construction
Project Activity
= Standards do not apply
DRAFT January 14, 2022
CHAPTER 4 ZONING DISTRICTS
Div. 2.2. NEIGHBORHOOD
TRANSITION
New Orleans St.
Elm Pl.
NT2
NT2
NT2
N
§ 2.2.1. Intent A walkable neighborhood environment intended to accommodate a variety of housing options in a housescaled format including detached single-family homes, accessory dwelling units, and duplexes, supporting and within walking distance of neighborhood-serving retail, food and service uses.
Semi-Detached House
Duplex
DRAFT January 14, 2022
Small Lot House
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-3
CHAPTER 4
URBAN TRANSITION
ZONING DISTRICTS
2.2.2. NT2 [NEIGHBORHOOD TRANSITION 2] A. SITE & PLACEMENT
1. Lot Size Lot area (min)
Div. 3.2.
n/a
A Primary street frontage Street access (min)
40’
Alley access (min)
20’
2. Density Units per lot (max)
3. Amenity Outdoor amenity space ( min)
4. Wall & Fence Height
2
Secondary street yard (max)
4’
Side/rear yard (max)
6’ Div. 3.6.
5’
Secondary street: sidewalk (min)
5’
C Furniture zone width (min)
5' 3' 2' Div. 3.8.
T1
Transition lot line setback (min)
8. Build-To
10' Div. 3.9.
Build-to width
H
Primary street (min)
50%
Secondary street (min)
n/a
Pedestrian plaza allowance (max)
9. Parking Location
Primary street: sidewalk (min)
5’
Transition type
n/a 4'
7’/15'
7. Transitions
Div. 3.4.
Div. 3.5.
Div. 3.7.
Alley lot line (min)
Div. 3.3.
Front yard (max)
5. Streetscape B Pedestrian zone width
6. Setbacks D Primary street lot line (min/max) E Secondary street lot line ( min) F Rear lot line (min) G Side lot line (min)
n/a Div. 3.10.
No parking between the building and the street
6’
Street trees
2-4
Planting area type
Tree lawn
Planting frequency
30’ avg. on center
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
CHAPTER 4
URBAN TRANSITION
ZONING DISTRICTS
NT2 B. MASSING & ACTIVATION
Primary
1. Building A Height Feet (max)
25’
3. Windows F Ground story (min) G Upper story (min) H Blank wall width (max)
B Width (max)
40'
4. Doors
Stories (max)
Div. 3.11.
2
Active depth
C
Primary street (min) Secondary street (min)
2. Ground Story D Ceiling height (min) E Finished floor elevation ( min/max)
DRAFT January 14, 2022
9’
entry I Street-facing spacing (max)
Secondary
Div. 3.13.
15%
10%
10%
10%
10’
20’ Div. 3.14.
30’
50’
n/a Div. 3.12.
9’ 1.5'/3.5'
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-5
CHAPTER 4
URBAN TRANSITION
ZONING DISTRICTS
§ 2.2.3. Summary of Allowed Uses NT2
Summary of Use Standards
Complete Use Stds.
1. Residential Household Living
P
Group Living
S*
Residents:
10 max per dwelling unit
§ 4.2.3.B
2. Open Space Parks & Open Space
P
Urban Agriculture
P*
Uses:
Transitional & Accessory
§ 4.2.3.C
Community Service
P*
Floor area:
5,000 SF max
§ 4.2.3.D
Day Care
--
Education
P*
Site area:
4 acres max
§ 4.2.3.F
Government
P
Place of Assembly
--
Types:
1&2
§ 4.2.3.O
3. Public
4. Commercial Animal Care
--
Auto-Related
--
Eating & Drinking
--
Indoor Entertainment
--
Medical Hospital
--
Medical Laboratory
--
Medical Services
--
Office
--
Outdoor Recreation
--
Personal Service
--
Retail
--
Vehicle Sales & Rental
--
Bed & Breakfast
P*
Hotel
--
5. Industrial Heavy Industrial
--
Light Industrial
--
Makerspace
--
Research & Development
--
Warehouse & Distribution
--
Key:
2-6
P Permitted Use
S Specific Use
New Orleans Square Overlay District | Broken Arrow, Oklahoma
* Use Standard applies
-- Not Permitted
DRAFT January 14, 2022
CHAPTER 4 ZONING DISTRICTS
Div. 2.3. URBAN
NEIGHBORHOOD
New Orleans St. UN3
UN3+
UN3+
UN3
UN3
UN3+
UN3+
UN3+
UN3
UN3
UN3+
UN3+
UN3+
UN3
UN3
UN3
Elm Pl.
UN3
N
§ 2.3.1. Intent A walkable neighborhood environment intended to accommodate a variety of medium-intensity housing options including accessory dwelling units, townhouses small apartment buildings as well as larger apartment complexes supporting and within walking distance of urban amenities such as retail, food and service uses. Urban Neighborhood Districts allow for additional neighborhood-serving commercial uses that are limited in scale and extent. UN3 allows up to three stories. UN3+ allows up to 5 stories through the structured parking bonus.
Townhouses DRAFT January 14, 2022
Multifamily Building with Surface Parking
Multifamily Building with Structured Parking
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-7
CHAPTER 4
URBAN NEIGHBORHOOD
ZONING DISTRICTS
2.3.2. UN3 [URBAN NEIGHBORHOOD 3] A. SITE & PLACEMENT
1. Lot Size Lot area (min)
Div. 3.2.
n/a
A Primary street frontage Street access (min)
125’
Alley access (min)
15’
2. Amenity B Outdoor amenity space ( min)
Div. 3.4.
3. Wall & Fence Height
Div. 3.5.
10%
Front yard (max)
4'
Secondary street yard (max)
4’
Side/rear yard (max)
6’
4. Streetscape C Pedestrian zone width
Div. 3.6.
Primary street: sidewalk (min)
6’
Secondary street: sidewalk (min)
6’
D Furniture zone width (min)
6’
5. Setbacks E Primary street lot line (min/max)
Div. 3.7.
7’/15'
street lot line F Secondary (min/max)
7’/15'
G Rear/side lot line (min)
0'
Alley lot line (min)
2’
6. Transitions
Div. 3.8.
Transition type
n/a
Transition lot line setback (min)
7. Build-To
n/a Div. 3.9.
Build-to width
H I
Primary street (min)
70%
Secondary street (min)
0%
Pedestrian plaza allowance (max)
8. Parking Location
5% Div. 3.10.
No parking between the building and the street
Street trees Planting area type Planting frequency (min)
Tree lawn 30’ avg. on center
* North side of New Orleans Street only
2-8
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
CHAPTER 4
URBAN NEIGHBORHOOD
ZONING DISTRICTS
UN3 B. MASSING & ACTIVATION
Primary
1. Building A Height Feet (max)
45’
3. Windows G Ground story (min) H Upper story (min) I Blank wall width (max)
B Width (max)
175'
4. Doors
Stories (max)
Div. 3.11.
3
Active depth
C D
Primary street (min)
15’
Secondary street (min)
9’
2. Ground Story E Ceiling height
entry J Street-facing spacing (max)
Secondary
Div. 3.13.
35%
20%
20%
20%
15’
25’ Div. 3.14.
40’
75’
Div. 3.12.
Residential (min)
9'
Nonresidential (min)
12’
F Finished floor elevation Residential (min/max) Nonresidential (min/max)
DRAFT January 14, 2022
1.5'/3.5' -2’/2’
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-9
CHAPTER 4
URBAN NEIGHBORHOOD
ZONING DISTRICTS
2.3.3. UN3+ [URBAN NEIGHBORHOOD 3+] A. SITE & PLACEMENT
1. Lot Size Lot area (min)
Div. 3.2.
n/a
A Primary street frontage Street access (min)
125’
Alley access (min)
15’
2. Amenity B Outdoor amenity space ( min)
Div. 3.4.
3. Wall & Fence Height
Div. 3.5.
10%
Front yard (max)
4'
Secondary street yard (max)
4’
Side/rear yard (max)
6’
4. Streetscape C Pedestrian zone width
Div. 3.6.
Primary street: sidewalk (min)
8’
Secondary street: sidewalk (min)
6’
D Furniture zone width (min)
6’
5. Setbacks E Primary street lot line (min/max)
Div. 3.7.
5’/15'
street lot line F Secondary (min/max)
7’/15'
G Rear/side lot line (min)
0’
Alley lot line (min)
2’
6. Transitions
Div. 3.8.
Transition type
n/a
Transition lot line setback (min)
7. Build-To
n/a Div. 3.9.
Build-to width
H I
Primary street (min)
80%
Secondary street (min)
0%
Pedestrian plaza allowance (max)
8. Parking Location
10% Div. 3.10.
No parking between the building and the street
Street trees Planting area type
Tree lawn/ pits
Planting frequency (min)
30’ avg. on center
* North side of New Orleans Street only
2-10
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
CHAPTER 4
URBAN NEIGHBORHOOD
ZONING DISTRICTS
UN3+ B. MASSING & ACTIVATION
Primary
1. Building
Div. 3.11.
Height: Base Stories (max) Feet (max)
3 45'
Stories (max)
Div. 3.13.
35%
20%
20%
20%
15’
25’
4. Doors
Height: Structured Parking Bonus
A
3. Windows G Ground story (min) H Upper story (min) I Blank wall width (max)
5
Feet (max)
65'
B Width (max)
275’
entry J Street-facing spacing (max)
Secondary
Div. 3.14.
40’
75’
Active depth
C D
Primary street (min)
15’
Secondary street (min)
9’
2. Ground Story E Ceiling height
Div. 3.12.
Residential (min)
9'
Nonresidential (min)
14’
F Finished floor elevation Residential (min/max)
1.5'/5'
Nonresidential (min/max)
-2’/2’
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-11
CHAPTER 4
URBAN NEIGHBORHOOD
ZONING DISTRICTS
§ 2.3.4. Summary of Allowed Uses UN3, UN3+
Summary of Use Standards
Complete Stds.
1. Residential Household Living
P
Group Living
P
2. Open Space Parks & Open Space
P
Urban Agriculture
P*
Uses:
Transitional & Accessory
§ 4.2.3.C
Community Service
P
Floor area:
5,000 SF max
§ 4.2.3.D
Day Care
P*
Location:
Ground floor only
§ 4.2.3.E
Education
P*
Site area:
4 acres max
§ 4.2.3.F
Government
P
Place of Assembly
P*
Floor area:
5,000 SF max
§ 4.2.3.G
Floor area:
3,000 SF max
§ 4.2.3.I
3. Public
4. Commercial Animal Care
--
Auto-Related
--
Eating & Drinking
P*
Indoor Entertainment
--
Medical Hospital
--
Medical Laboratory
--
Medical Services
P*
Floor area:
3,000 SF max
§ 4.2.3.J
Office
P*
Floor area:
3,000 SF max
§ 4.2.3.K
Outdoor Recreation
--
Personal Service
P*
Floor area:
3,000 SF max
§ 4.2.3.L
Retail
P*
Floor area:
3,000 SF max
§ 4.2.3.M
Vehicle Sales & Rental
--
Bed & Breakfast
P
Hotel
--
Floor area:
3,000 SF max
§ 4.2.3.P
5. Industrial Heavy Industrial
--
Light Industrial
--
Makerspace
P*
Research & Development
--
Warehouse & Distribution
--
Key:
2-12
P Permitted Use
S Specific Use
New Orleans Square Overlay District | Broken Arrow, Oklahoma
* Use Standard applies
-- Not Permitted
DRAFT January 14, 2022
CHAPTER 4 ZONING DISTRICTS
Div. 2.4. URBAN
GENERAL UG3+
UG3+
UG3+ UG3+ UG3+
New Orleans St. UG3+
UG3+ UG3+
UG3+
UG3+
UG3+
UG3+
UG3
Elm Pl.
UG3+
UG3
UG3 N
UG3
§ 2.4.1. Intent Moderate intensity mixed-use, office and residential buildings intended to accommodate a variety of residential, retail, service and commercial uses in a vibrant, pedestrian-friendly environment. UG3+ allows up to 5 stories through the structured parking bonus.
Mixed Use Building with Structured Parking
Office Building with Surface Parking DRAFT January 14, 2022
Mixed Use Building with Surface Parking
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-13
CHAPTER 4
URBAN GENERAL
ZONING DISTRICTS
2.4.2. UG3 [URBAN GENERAL 3] A. SITE & PLACEMENT
1. Lot Size Lot area (min)
Div. 3.2.
n/a
A Primary street frontage Street access (min)
125’
Alley access (min)
15’
2. Amenity B Outdoor amenity space ( min)
Div. 3.4.
3. Wall & Fence Height
Div. 3.5.
10%
Front yard (max)
4'
Secondary street yard (max)
4’
Side/rear yard (max)
8’
4. Streetscape C Pedestrian zone width
Div. 3.6.
Primary street: sidewalk (min)
8’
Secondary street: sidewalk (min)
6’
D Furniture zone width (min)
6’
5. Setbacks E Primary street lot line (min/max)
Div. 3.7.
2’/10’
street lot line F Secondary (min/max)
4’/14'
G Rear/side lot line (min)
0'
Alley lot line (min)
2’
6. Transitions
Div. 3.8.
Transition type
T1
Transition lot line setback (min)
7. Build-To
10' Div. 3.9.
Build-to width
H I
Primary street (min)
70%
Secondary street (min)
0%
Pedestrian plaza allowance (max)
8. Parking Location
5% Div. 3.10.
No parking between the building and the street
Street trees Planting area type
Tree lawn/ pits
Planting frequency
30’ avg. on center
* North side of New Orleans Street only
2-14
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
CHAPTER 4
URBAN GENERAL
ZONING DISTRICTS
UG3 B. MASSING & ACTIVATION
Primary
1. Building
Feet (max)
45’
3. Windows G Ground story (min) H Upper story (min) I Blank wall width (max)
B Width (max)
175'
4. Doors
Div. 3.11.
Height
A
Stories (max)
3
Active depth
C Primary street (min) D Secondary street (min) 2. Ground Story E Ceiling height
15’
entry J Street-facing spacing (max)
Secondary
Div. 3.13.
45%
30%
20%
20%
15’
30’ Div. 3.14.
50’
75’
9’ Div. 3.12.
Residential (min)
9'
Nonresidential (min)
12’
F Finished floor elevation Residential (min/max) Nonresidential (min/max)
DRAFT January 14, 2022
1.5'/3.5' -2’/2’
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-15
CHAPTER 4
URBAN GENERAL
ZONING DISTRICTS
2.4.3. UG3+ [URBAN GENERAL 3+] A. SITE & PLACEMENT
1. Lot Size Lot area (min)
Div. 3.2.
n/a
A Primary street frontage Street access (min)
125’
Alley access (min)
15’
2. Amenity B Outdoor amenity space ( min)
Div. 3.4.
3. Wall & Fence Height
Div. 3.5.
10%
Front yard (max)
4'
Secondary street yard (max)
4’
Side/rear yard (max)
8’
4. Streetscape C Pedestrian zone width
Div. 3.6.
Primary street: sidewalk (min)
8’
Primary street: trail* (min)
15’
Secondary street: sidewalk (min)
6’
D Furniture zone width (min)
5. Setbacks E Primary street lot line (min/max)
Div. 3.7.
2’/12’
street lot line F Secondary (min/max)
4’/14'
G Rear/side lot line (min)
0’
Alley lot line (min)
2’
6. Transitions
Div. 3.8.
Transition type
n/a
Transition lot line setback (min)
7. Build-To
n/a Div. 3.9.
Build-to width
H I
Primary street (min)
80%
Secondary street (min)
0%
Pedestrian plaza allowance (max)
8. Parking Location
10% Div. 3.10.
No parking between the building and the street
6’
Street trees Planting area type Planting frequency (min)
Tree pits 30’ avg. on center
* North side of New Orleans Street only
2-16
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
CHAPTER 4
URBAN GENERAL
ZONING DISTRICTS
UG3+ B. MASSING & ACTIVATION
Primary
1. Building
Div. 3.11.
Height: Base Stories (max) Feet (max)
3 45'
Stories (max)
Div. 3.13.
45%
30%
20%
20%
15’
30’
4. Doors
Height: Structured Parking Bonus
A
3. Windows G Ground story (min) H Upper story (min) I Blank wall width (max)
5
Feet (max)
65'
B Width (max)
275’
entry J Street-facing spacing (max)
Secondary
Div. 3.14.
50’
75’
Active depth
C D
Primary street (min)
15’
Secondary street (min)
9’
2. Ground Story E Ceiling height
Div. 3.12.
Residential (min)
9'
Nonresidential (min)
14’
F Finished floor elevation Residential (min/max)
1.5'/5'
Nonresidential (min/max)
-2’/2’
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-17
CHAPTER 4
URBAN GENERAL
ZONING DISTRICTS
§ 2.4.4. Summary of Allowed Uses UG3, UG3+
Summary of Use Standards
Complete Stds.
1. Residential Household Living
P
Group Living
P
2. Open Space Parks & Open Space
P
Urban Agriculture
P*
Uses:
Transitional & Accessory
§ 4.2.3.C
Location:
Ground floor only
§ 4.2.3.E
Location:
Indoor only
§ 4.2.3.H
3. Public Community Service
P
Day Care
P*
Education
P
Government
P
Place of Assembly
--
4. Commercial Animal Care
P*
Auto-Related
--
Eating & Drinking
P
Indoor Entertainment
P
Medical Hospital
S
Medical Laboratory
P
Medical Services
P
Office
P
Outdoor Recreation
--
Personal Service
P
Retail
P*
Floor area:
3,000 SF max
§ 4.2.3.M
Vehicle Sales & Rental
P*
Location:
Indoor only
§ 4.2.3.N
Bed & Breakfast
P
Hotel
P
Floor area:
5,000 SF max
§ 4.2.3.P
5. Industrial Heavy Industrial
--
Light Industrial
--
Makerspace
P*
Research & Development
--
Warehouse & Distribution
--
Key:
2-18
P Permitted Use
S Specific Use
New Orleans Square Overlay District | Broken Arrow, Oklahoma
* Use Standard applies
-- Not Permitted
DRAFT January 14, 2022
CHAPTER 4 ZONING DISTRICTS
Div. 2.5. SHOPFRONT
SH3+
SH3+
SH3+
SH3+
Elm Pl.
New Orleans St.
N
§ 2.5.1. Intent Moderate intensity mixed-use buildings intended to accommodate a variety of residential, retail, service and commercial uses in a vibrant, pedestrian-friendly storefront environment. Uses are flexible but tall ground floors with large areas of transparent glazing are required to accommodate retail ready ground stories. SH3+ allows up to 5 stories through the structured parking bonus. Mixed Use Building with Structured Parking
Mixed Use Building with Surface Parking
DRAFT January 14, 2022
Mixed Use Building with Structured Parking
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-19
CHAPTER 4
SHOPFRONT
ZONING DISTRICTS
2.5.2. SH3+ [SHOPFRONT 3+] A. SITE & PLACEMENT
1. Lot Size Lot area (min)
Div. 3.2.
n/a
A Primary street frontage Street access (min)
125’
Alley access (min)
15’
2. Amenity B Outdoor amenity space (min)
Div. 3.4.
3. Wall & Fence Height
Div. 3.5.
Front yard (max)
10% Not Allowed
Secondary street yard (max)
4’
Side/rear yard (max)
8’
4. Streetscape C Pedestrian zone width
Div. 3.6.
Primary street: sidewalk (min)
10’
Primary street: trail* (min)
15’
Secondary street: sidewalk (min)
6’
D Furniture zone width (min)
5. Setbacks E Primary street lot line (min/max)
Div. 3.7.
0’/10’
street lot line F Secondary (min/max)
4’/14'
G Rear/side lot line (min)
0’
Alley lot line (min)
2'
6. Transitions
Div. 3.8.
Transition type
n/a
Transition lot line setback (min)
7. Build-To
n/a Div. 3.9.
Build-to width
H I
Primary street (min)
80%
Secondary street (min)
0%
Pedestrian plaza allowance (max)
8. Parking Location
10% Div. 3.10.
No parking between the building and the street
6’
Street trees Planting area type Planting frequency (min)
Tree pits 30’ avg. on center
* North side of New Orleans Street only
2-20
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
CHAPTER 4
SHOPFRONT
ZONING DISTRICTS
SH3+ B. MASSING & ACTIVATION
Primary
1. Building
Div. 3.11.
Height: Base Stories (min/max) Feet (min/max)
2/3 25'/45'
Feet (min/max)
B Width (max)
Div. 3.13.
70%
30%
20%
20%
10’
30’
4. Doors
A Height: Structured Parking Bonus Stories (min/max)
3. Windows G Ground story (min) H Upper story (min) I Blank wall width (max)
2/5 25'/65'
entry J Street-facing spacing (max)
Secondary
Div. 3.14.
35’
75’
275’
Active depth (min)
C D
Primary street
30’
Secondary street
9’
2. Ground Story E Ceiling height (min)
Div. 3.12.
Residential
9'
Nonresidential
14’
F Finished floor elevation ( min/max) Residential*
1.5'/5'
Nonresidential
-2’/2’
* Not allowed in the required active depth along the primary street
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2-21
CHAPTER 4
SHOPFRONT
ZONING DISTRICTS
§ 2.5.3. Summary of Allowed Uses SH3+
Summary of Use Standards
Complete Stds.
1. Residential Household Living
P*
Group Living
P
Dwelling units:
Not permitted in required active depth area on ground floor
§ 4.2.3.A
Uses:
Transitional & Accessory
§ 4.2.3.C
Location:
Ground floor only
§ 4.2.3.E
Location:
Indoor only
§ 4.2.3.H
2. Open Space Parks & Open Space
P
Urban Agriculture
P*
3. Public Community Service
P
Day Care
P*
Education
P
Government
P
Place of Assembly
--
4. Commercial Animal Care
P*
Auto-Related
--
Eating & Drinking
P
Indoor Entertainment
P
Medical Hospital
--
Medical Laboratory
--
Medical Services
P
Office
P
Outdoor Recreation
--
Personal Service
P
Retail
P*
Floor area:
3,000 SF max
§ 4.2.3.M
Vehicle Sales & Rental
P*
Location:
Indoor only
§ 4.2.3.N
Bed & Breakfast
P
Hotel
P
Floor area:
5,000 SF max
§ 4.2.3.P
5. Industrial Heavy Industrial
--
Light Industrial
--
Makerspace
P*
Research & Development
--
Warehouse & Distribution
--
Key:
2-22
P Permitted Use
S Specific Use
New Orleans Square Overlay District | Broken Arrow, Oklahoma
* Use Standard applies
-- Not Permitted
DRAFT January 14, 2022
Chapter 3.
RULES OF INTERPRETATION Div. 3.1. General Provisions............................................................3-3 § 3.1.1. Lot Line Designations . . . . . . . . . . . . . . . . . . . . . . . . . 3-3 § 3.1.2. Project Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-5 § 3.1.3. Residential and Nonresidential Uses . . . . . . . . . . . . . . . . . 3-6 § 3.1.4. Site & Lot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-7 § 3.1.5. Street Designations . . . . . . . . . . . . . . . . . . . . . . . . . . 3-8 § 3.1.6. Street-Facing Building Facades . . . . . . . . . . . . . . . . . . . 3-8 § 3.1.7. Yard Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-9
Div. 3.2. Lot Size..............................................................................3-12 § 3.2.1. Primary Street Frontage . . . . . . . . . . . . . . . . . . . . . . . 3-12
Div. 3.3. Density.............................................................................. 3-14 § 3.3.1. Units Per Lot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-14
Div. 3.4. Amenity.............................................................................3-15 § 3.4.1. Outdoor Amenity Space . . . . . . . . . . . . . . . . . . . . . . . 3-15
Div. 3.5. Wall & Fence Height....................................................... 3-18 § 3.5.1. Wall & Fence Height . . . . . . . . . . . . . . . . . . . . . . . . . 3-18
Div. 3.6. Streetscape...................................................................... 3-19 § 3.6.1. Pedestrian Zone Width . . . . . . . . . . . . . . . . . . . . . . . 3-19 § 3.6.2. Furniture Zone Width . . . . . . . . . . . . . . . . . . . . . . . . 3-21 § 3.6.3. Street Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-22
Div. 3.7. Setbacks........................................................................... 3-24 § 3.7.1. Primary & Secondary Street Lot Line Setbacks . . . . . . . . . . 3-24 § 3.7.2. Rear, Side, & Alley Lot Line Setbacks . . . . . . . . . . . . . . . . 3-27
Div. 3.8. Transitions........................................................................3-31 § 3.8.1. Transition Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-31
Div. 3.9. Build-To............................................................................ 3-35 § 3.9.1. Build-To Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-35 § 3.9.2. Pedestrian Plaza Allowance . . . . . . . . . . . . . . . . . . . . . 3-38
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-1
Div. 3.10. Parking Location.......................................................... 3-40 § 3.10.1. Parking Between the Building and the Street . . . . . . . . . . 3-40
Div. 3.11. Building.......................................................................... 3-41 § 3.11.1. Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . § 3.11.2. Height: Base and Structured Parking Bonus . . . . . . . . . . . § 3.11.3. Building Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . § 3.11.4. Active Depth . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3-41 3-46 3-47 3-49
Div. 3.12. Ground Story................................................................. 3-50 § 3.12.1. Ground Story Ceiling Height . . . . . . . . . . . . . . . . . . . . 3-50 § 3.12.2. Ground Story Finished Floor Elevation . . . . . . . . . . . . . . 3-51
Div. 3.13. Windows........................................................................ 3-53 § 3.13.1. Window Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . § 3.13.2. Ground Story Windows . . . . . . . . . . . . . . . . . . . . . . § 3.13.3. Upper Story Windows . . . . . . . . . . . . . . . . . . . . . . . § 3.13.4. Blank Wall Width . . . . . . . . . . . . . . . . . . . . . . . . . .
3-53 3-54 3-56 3-57
Div. 3.14. Doors.............................................................................. 3-65 § 3.14.1. Street-Facing Entrance . . . . . . . . . . . . . . . . . . . . . . . 3-65 § 3.14.2. Street-Facing Entry Spacing . . . . . . . . . . . . . . . . . . . . 3-72
3-2
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.1. GENERAL
PROVISIONS
§ 3.1.1. Lot Line Designations A. General 1.
Each lot line must have one of the following designations and no lot line can have more than one of the following designations: a. Primary street lot line; b. Secondary street lot line; c. Rear lot line; d. Side lot line; or e. Alley lot line. Primary Street
Site A
Site B
Primary Street Lot Line
Lot
tL ot L
Lot
ine
Side Lot Line
Side Lot Line
Side Lot Line
Lot
Primary Street
Side Lot Line
Rear Lot Line Secondary Street Lot Line
Secondary Street
Primary Street Lot Line
m Pri
ee tr S y ar
Primary Street
2. In addition to these required designations, lot lines may also be included into one of the following categories: a. Street lot line; b. Common lot line; and c. Transition lot line.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-3
B. Primary Street Lot line 1.
Any lot line that abuts a primary street right-of-way as indicated on the Regulating Plan (§ 1.4.1.).
2. Each site must have at least one primary street lot line. A site may have more than one primary street lot line. 3. A lot line abutting a park, open space, river, trail or pedestrian path must be designated as a primary street lot line. 4. Once designated for a site, a primary street lot line cannot be changed (e.g., a primary street lot line cannot, for purposes of subsequent development, be re-designated a secondary street lot line).
C. Secondary Street Lot line Any lot line that abuts a secondary street right-of-way as indicated on the Regulating Plan (§ 1.4.1.).
D. Rear Lot line Any lot line that does not abut a street or alley right-of-way and is opposite and most distant from a primary street lot line. 1.
A site may have no more than one lot line designated as a rear.
2. In the case of a site that fronts two streets on opposite sides, a site may have no rear lot line. 3. Where no lot line is clearly opposite to the primary street lot line or where there are multiple primary street lot lines, the lot line having the highest portion of its length serving as the rear lot line of abutting sites is the rear lot line.
E. Side Lot line Any lot line not determined to be a primary street, secondary street, rear or alley lot line.
F. Alley Lot line Any lot line separating a site from an alley right-of-way. Even when a lot line qualifies as a rear lot line or side lot line, all lot lines that abut an alley right-of-way are considered an alley lot line.
G. Street Lot line Any lot line that abuts a street right-of-way. Street lot lines include all primary street lot lines and secondary street lot lines.
H. Common Lot line Any lot line shared by multiple lots. Common lot lines include all side and rear lot lines.
I. Transition Lot line All common lot lines at the perimeter of the New Orleans Square Overlay District that abut a parcel zoned Residential Single-Family are considered a transition lot line. 3-4
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 3.1.2. Project Activities A. All Projects A project may be composed of one or more project activity. The activities may or may not require a building permit, and may or may not be one application in a series of applications (such as facade modification followed by site modification). Each project activity does not necessarily bring the project into full compliance; however, the set of project activities that comprise the project, once completed, shall bring the project into full compliance. Typically, more than one project activity will apply to a proposed project (for example, a street-facing addition concealing a portion of an existing building facade includes both new construction and a facade modification).
B. New Construction Any activity that includes the construction of a new building or structure on a lot.
C. Addition Any expansion or enlargement of an existing building or structure. Includes activity that increases the floor area or the height of an enclosed space within an existing building.
D. Site Modification Any modification to a site, including landscaping, trees, fencing, walls, lighting, grading, flatwork, and parking lots including resurfacing and restriping of existing parking lots.
E. Facade Modification Any change to the exterior envelope of a building. Includes changes to any of the following: the facade of a building; the amount of exterior foundation wall that is exposed above finished grade; or an architectural element (including a balcony, porch or deck) attached to a facade. Includes any change to a facade that goes beyond the definition of maintenance and repair.
F. Change of Use A change in use or a modification of an area designed and intended for a specific use from the previously approved use. A change of use includes a renovation when the use proposed after the project activity is different than the use occupying that space prior to the change of use. Includes a change in the principal use of any portion of a building, site or lot from one of the uses specified in Chapter 3, Use Regulations to another. Includes the expansion of floor area, site area or lot area dedicated to a use or an increase in the intensity of a use, such as an increase in seating capacity or the number of persons in care.
G. Renovation Modification of the interior of any building or structure that does not expand the building or structure, but includes more than 50% of the floor area of any story of the structure. Includes renovation when the proposed use after the project activity is the same use as before the renovation. Does not include interior modifications to meet fire, life safety, and handicapped requirements, regardless of the
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-5
amount of floor area included. Includes any change that goes beyond the definition of maintenance and repair.
H. Maintenance & Repair Activity done to correct the deterioration, decay of, or damage to, any part of a building, structure, or lot, that does not involve a change or modification of the existing design, outward appearance or applicable zoning requirements. In-kind replacement of deteriorated or damaged parts of a building is considered maintenance and repair. Maintenance and repair includes repair of site components such as parking lots or landscaping.
§ 3.1.3. Residential and Nonresidential Uses A. Residential uses include all uses listed in the residential category if allowed in the zoning district - see § 5.2.2., Permitted Use Table. B. Nonresidential uses include all uses listed in the commercial or industrial categories if allowed in the zoning district - see § 5.2.2., Permitted Use Table..
3-6
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 3.1.4. Site & Lot A. Site 1.
A single lot or group of connected lots owned or functionally controlled by the same person or entity, assembled for the purpose of development.
2. A site must abut a primary street.
B. Lot 1.
A designated parcel, tract, or area of land established by a plat or other means as permitted by law, which is to be used, developed, or built upon.
2. Every lot must abut a primary street. For changing a street designation from secondary to primary, see § 3.1.5.B., Street Designation Modifications below. 3. No lot may be platted without the minimum primary street frontage required in the zoning district.
Lot
Lot
Primary Street
DRAFT January 14, 2022
Site B Site
Primary Street
Secondary Street
Site
Lot
Lot
Primary Street
4. No lot may be platted without secondary street or alley access, except for lots zoned with the Neighborhood Transition 2 zoning district.
Primary Street
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-7
§ 3.1.5. Street Designations A. All Street Designations Street designations are identified on the Regulating Plan (§ 1.4.1.).
B. Street Designation Modifications 1.
Once designated, a primary street cannot be changed to any other designation without a City Council approved amendment to the Regulating Plan (§ 1.4.1.). For street alignments see § 5.2.1., Streets.
2. The applicant may request that street segments designated as secondary streets in the Regulating Plan (§ 1.4.1.) are re-designated as primary streets. This may be requested for the purpose of establishing new lots fronting on mapped secondary streets. These street designation changes may be approved by the Director provided the following standards area met: a. All primary street standards are met on the existing mapped primary streets and existing primary street frontages; b. All proposed primary street segments must be adjacent to the development site; c. All proposed primary street segments must be contiguous with the primary street network; and d. All proposed primary street segments must meet all standards applicable to primary streets, including street standards § 5.2.1, all zoning district standards, and development standards as specified for primary streets.
§ 3.1.6. Street-Facing Building Facades A. The portions of a building facade (when projected parallel to the street) with no permanent structure located between the building facade and a primary or secondary street lot line are considered streetfacing building facades. B. Building facades located more than 50 feet behind the primary or secondary street lot line are exempt from any street-facing requirements, provided that the cumulative width of the exempted facade is no wider than 50% of the total building width. ELEVATION
Street-Facing
Exempt
<50% Buil of Tot ding al Wid th
Stre
et
Stre
et B
ISOMETRIC 3-8
Street-Facing
>50’
oun
dar
y Li
ne
Exempt
New Orleans Square Overlay District | Broken Arrow, Oklahoma
PLAN
Street-Facing
Exempt
DRAFT January 14, 2022
§ 3.1.7. Yard Designations A. All Yard Designations 1.
All portions of a site between exterior walls of a building and a property line must be designated as either a front yard, secondary street yard, side yard, or rear yard.
2. No portions of a site may have more than one yard designation.
B. Front Yard 1.
All portions of a site between a primary street lot line and a principal structure facing a primary street lot line extending the full width of the site.
2. A front yard does not include any building facade set back more than 15 feet from the principal building’s street-facing facade.
Secondary Street
3. Portions of a site that meet the criteria for front yard designation cannot be designated as any other yard.
15’ (min)
FRONT YARD Primary Street Lot Line
Primary Street
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-9
C. Secondary Street Yard 1.
All portions of a site between a secondary street lot line and a principal structure facing a secondary street lot line extending the full depth of the site.
2. A secondary street yard does not include any building facade set back more than 15 feet from the principal building’s street-facing facade. 3. Portions of a site that meet the criteria for secondary street yard designation cannot be designated as any other yard.
Secondary Street
Secondary Street Lot Line
SECONDARY SIDE STREET YARD
15’ (min)
4. For portions of the site where no principal structure abuts the secondary street yard, the secondary street yard includes only portions of the site included in the secondary street setback.
Primary Street
D. Rear Yard All portions of a site between a rear lot line and a principal structure for the full width of the site. Portions of a site that meet the criteria for rear yard designation cannot be designated as any other yard. Rear Lot Line
Rear Lot Line
REAR YARD
Secondary Street
REAR YARD
Primary Street
3-10
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
E. Side Yard
Secondary Street
SIDE YARD
SIDE YARD
SIDE YARD
Side Lot Line
Side Lot Line
All portions of a site between a side lot line and a principal structure. Portions of a site that do not meet the yard designation criteria for any other yard are designated as a side yard.
Primary Street
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-11
Div. 3.2. LOT
SIZE
§ 3.2.1. Primary Street Frontage The length of primary street lot lines bounding a site.
A. Intent 1.
Manage the frequency and extent of driveway interruptions to the streetscape, prioritizing the safety and comfort of pedestrians, while ensuring adequate vehicular access to and from a site, and maintaining flexibility for development to the extent reasonable for and appropriate to the context;
2. Ensure that all new development is oriented to a continuous network of pedestrian-oriented primary streets, encouraging bicycling and walking, by prioritizing convenience and comfort; 3. Encourage the consolidation of curb cuts using shared access drives and alleys; and 4. Ensure the size of new lots are compatible with surrounding properties.
B. Applicability The minimum primary street frontage requirement applies only to lots and development sites officially approved and recorded on or after the effective date of this Code.
C. Standards 1. All Primary Street Frontage a. All lots must have a primary street frontage no less than the minimum primary street frontage specified by the zoning district. For the purpose of establishing new lots fronting on mapped secondary streets, secondary streets may be redesignated as primary streets according to §3.1.5.B., Street Designation Modifications. b. Primary street frontage is measured following the geometry of each primary street lot lines that bounds the site. Site B
Prim ary
tag e
Lot
Lot
tF ro n
Secondary Street
Street
Site A
m Pri
Primary Street Frontage
yS ar
e tre
Primary Street
3-12
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
c. Where a site has 2 or more primary street frontages along different streets, all primary street frontages must meet the minimum primary street frontage standard.
2. Street Access Lots that take vehicular access from a primary street (only allowed in NT2 district) or from a secondary street must meet the minimum primary street frontage requirement specified for sites with "street access".
3. Alley Access The following lots must meet the minimum primary street frontage requirement specified for sites with "alley access": a. Lots that take vehicular access only from an alley; and b. Lots that take vehicular access through a common lot line via a shared access drive
D. Relief 1.
A reduction of up to 15% of the minimum primary street frontage may be requested in accordance with § 6.2.2., Administrative Adjustment.
2. A design that meets the intent of the primary street frontage standard to an extent equal to or better than the district specification may be considered in accordance with § 6.2.3., Alternative Compliance.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-13
Div. 3.3. DENSITY § 3.3.1. Units Per Lot The number of dwelling units allowed on a lot.
A. Intent To help ensure new developments can support a wide variety of housing options at an intensity that is compatible with surrounding properties.
B. Applicability Where specified by the zoning district, units per lot applies to all lots on a site.
C. Standards 1.
A site cannot exceed the maximum number of dwelling units allowed by the zoning district.
2. Dwelling units may be detached or attached.
D. Relief No administrative relief is allowed.
3-14
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.4. AMENITY § 3.4.1. Outdoor Amenity Space An area on a site reserved for active or passive recreation.
A. Intent 1.
Ensure adequate outdoor recreation community gathering areas for residents, tenants and visitors, and to ensure such spaces are highly accessible, usable, comfortable, enjoyable, and safe with sufficient access to light and air;
2. Discourage under-building and provide flexibility to smaller more constrained sites; and 3. Encourage projects to provide high-quality, pedestrian-oriented, and publicly accessible gathering spaces along the primary street sidewalk.
B. Applicability Where specified by the zoning district, all sites 20,000 square feet or greater must provide outdoor amenity space.
C. Standards 1. All Outdoor Amenity Space a. A site must provide outdoor amenity spaces having a cumulative area no less than the minimum percentage of outdoor amenity space specified by the zoning district, calculated as a percentage of the total site area. b. The minimum required outdoor amenity space may be calculated by multiplying the total site area by the minimum outdoor amenity space percentage specified by the zoning district. c. The required outdoor amenity space must meet the standards of § 3.4.1.C.2., Common C Outdoor Amenity Space or § 3.4.1.C.3., Pedestrian Outdoor Amenity Space. Am ommo
Spa enity n ce
Com Am mon O enit utd y Sp oor ace
Ped Am estrian enit y SpOutdo ace or
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-15
d. Each individual lot that composes a site is not required to meet the outdoor amenity space requirement. The outdoor amenity space requirement must be met on the site associated with the project. e. Outdoor amenity space may not be surrounded by walls for more than 2/3 of its perimeter. f.
Each outdoor amenity space must have a minimum area of 400 square feet, and no horizontal dimension less than 15 feet, measured perpendicular to any boundary of the space.
g. No portion of an outdoor amenity space can have a clear height of less than 7.5 feet. h. Outdoor amenity space that is roofed must have a minimum clear height of 1.5 times the depth of the roofed area. (1)X
(1.5)X
Unenclosed Structure 7.5’ (min) Covered Area
i.
Fully enclosed accessory structures and roofed accessory structures may be permitted within an outdoor amenity space provided they cover a cumulative area no greater than 15% of the contiguous outdoor amenity space area. Unenclosed Structure
7.5’ (
min
Coffee Enclosed & Covered Structure
)
25 S (ma F x) Structure Area 15% (max) Outdoor Amenity Space
j.
3-16
A minimum of 20% of the total area of each outdoor amenity space must be planting area. Planting areas can have no horizontal dimension less than 3 feet and each planting area must have a minimum plant coverage of at least 75%. Plant coverage is measured as 70% of the plant's anticipated canopy diameter or spread at maturity.
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
2. Common Outdoor Amenity Space a. Each square foot of common outdoor amenity space provided counts as 1 square foot of required outdoor amenity space. b. Common outdoor amenity space must meet the requirements of § 3.4.1.C.1., All Outdoor Amenity Space. c. Common outdoor amenity space must be made available to all tenants of a building, at no cost, from sunrise to sunset daily or during the hours of operation of the building, whichever results in a longer period of time. The space may not be reserved or in any way exclude any tenant during the time it is required to be made available to all tenants. d. Building facades adjacent to common outdoor amenity space must have a minimum transparency of 15% for each story. e. Common outdoor amenity space cannot be located in a required transition setback.
3. Pedestrian Outdoor Amenity Space a. Each square foot of pedestrian outdoor amenity space provided counts as 2 square feet of required outdoor amenity space. b. Pedestrian outdoor amenity space must meet the requirements of § 3.4.1.C.1., All Outdoor Amenity Space. c. The finished floor or ground surface of a pedestrian amenity space must be located within the minimum and maximum ground floor elevations specified by the zoning district. d. Pedestrian amenity space must abut and be directly accessible from the public sidewalk along the primary street. Pedestrian amenity space cannot be separated from this public sidewalk by any structure for more than 40% of the width of the amenity space, with the exception of a wall or fence with a maximum height of 42 inches. The allowed wall or fence must provide openings for pedestrian access at least once every 35'. e. All facades facing pedestrian amenity space must meet the applicable window and door standards required by the zoning district for the primary street frontage. f.
Mechanical and utility equipment cannot be located within a pedestrian amenity space, or between a pedestrian amenity space and an adjacent building facade.
D. Relief 1.
A reduction of up to 10% of the total required area of outdoor amenity space may be requested in accordance with § 6.2.2., Administrative Adjustment.
2. A change of up to 15% from an outdoor amenity dimensional standard may be requested in accordance with § 6.2.2., Administrative Adjustment. 3. A design that meets the intent of the outdoor amenity standards to an extent equal to or better than the specified design standards may be considered in accordance with § 6.2.3., Alternative Compliance.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-17
Div. 3.5. WALL
& FENCE HEIGHT
§ 3.5.1. Wall & Fence Height The vertical dimension of walls, fences, and similar structural obstructions located within any yard.
A. Intent 1.
To appropriately balance the need for natural surveillance, visual interest, and human-scaled activation along the public realm with the expectation of security and privacy for private ground story uses in a manner reasonable for and appropriate to the context.
2. To provide security and privacy between lots in a manner reasonable for and appropriate to the context.
B. Applicability 1.
Wall and fence height limitations apply to all sites and lots.
2. Where a screening requirement specifies a wall or fence that is taller than allowed by the wall and fence height specified by the zoning district, the screening requirements supersede (see § 7.4.2., Screening).
C. Standards 1.
No yard may include a fence or wall that exceeds the maximum height specified by the zoning district.
2. Wall and fence height is measured vertically from adjoining finished grade to the topmost point of the fence or wall along for the full length. 3. To determine the extent of each yard see § 3.1.7., Yard Designations. 4. All walls and fences must comply with ZO § 5.2.E.3., Design Standards for Fences and Walls.
D. Relief An increase of up to 10% to the allowed wall and fence height may be requested in accordance with § 6.2.2., Administrative Adjustment.
3-18
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.6. STREETSCAPE § 3.6.1. Pedestrian Zone Width The clear width of the portion of the streetscape located between the furniture zone and the edge of the street right-of-way. It includes a paved sidewalk or trail designed for pedestrians access to destinations and amenities along the street frontage and the movement of pedestrians along a street.
A. Intent 1.
To ensure a comfortable, convenient, enjoyable, safe, and continuous area for pedestrian movement within the streetscape.
2. To provide pedestrians with convenient access to destinations and amenities along the street frontage.
B. Applicability The pedestrian zone width requirements apply to all sites.
C. Standards 1. All Pedestrian Zones a. A clear, direct, continuous, and paved sidewalk or trail must be provided along all existing and future streets. b. The sidewalk or trail must be separated from street parking and automobile travel lanes with a furniture zone meeting § 3.6.2., Furniture Zone Width.
Furniture Pedestrian Zone Zone
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-19
c. Where there is not enough room available between the back of curb and the edge of the right-of-way for the required pedestrian zone and furniture zone, the pedestrian zone must be provided on-site as a permanent public access easement.
Furniture Zone Pedestrian Zone (min) (min)
Public ROW
Public Access Easement PROPERTY LINE
d. All required sidewalks and trails must be constructed to comply with all City and ADA specifications.
2. Sidewalks a. No required sidewalk may have a horizontal dimension narrower than the minimum width specified by the zoning district. The sidewalk must not include any fixed obstructions for the minimum specified width. b. Where existing sidewalks exist and are determined to be in "good condition" by the Director, they may be used to comply with pedestrian zone width standards provided the sidewalk complies with all standards in this section. An existing substandard sidewalk may be expanded and improved to meet this standard. c. To determine which portions of the streetscape are regulated by the primary street and secondary street specifications, see § 3.1.4., Street Designations.
3. Trails a. Sites with street frontage along the north side of New Orleans Street must improve the planned multi-use trail by widening the trail for the full length of the street frontage, ensuring that no portion of the trail segment has a horizontal dimension narrower than the minimum width specified by the zoning district. The planned trail expansion must be widened on the north side of the existing trail. b. The expanded portion of the planned trail is considered the pedestrian zone and must comply with § 3.6.1.C.1., All Pedestrian Zones.
D. Relief A decrease of up to 10% to the required pedestrian zone width may be requested in accordance with § 6.2.2., Administrative Adjustment. 3-20
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 3.6.2. Furniture Zone Width The width of the portion of the streetscape located between the curb and the pedestrian zone. It supports the pedestrian zone by providing pedestrians with shade, lighting, amenities, a buffer from the street, and a safe location for curbside loading. Furniture zones include sidewalks, street furniture, street lighting, bicycle parking, public waste receptacles, tree wells, and tree lawns.
A. Intent 1.
To support the pedestrian zone by providing pedestrians with shade and amenities;
2. To provide a dedicated parking location for bicycles and micro-mobility transportation alternatives; 3. To provide a buffer between the pedestrian zone and the street; and 4. To provide a safe location for loading and unloading of passengers and freight for vehicles using street parking and loading areas along the curb and for bicycle parking.
B. Applicability The furniture zone width requirements apply to all sites.
C. Standards 1.
A continuous furniture zone must be provided along all existing and future streets.
2. The furniture zone must be located between the back of curb and the pedestrian zone. 3. No required furniture zone may have a horizontal dimension narrower than the minimum width specified by the zoning district. 4. Street trees must be provided in all furniture zones in accordance with § 3.6.3., Street Trees. 5. Along existing streets where the horizontal dimension between the back of curb and the edge of the street right-of-way is less than the district's required furniture zone width, the furniture zone must be provided on-site as a permanent public access easement. 6. Where existing furniture zones exist and are determined to be in "good condition" by the Director, they may be used to comply with furniture zone width standards provided they comply with all standards in this section. An existing substandard furniture zone may be widened and improved to meet this standard. 7.
To determine which portions of the streetscape are regulated by the primary street and secondary street specifications, see § 1.4.1., Regulating Plan and § 3.1.4., Street Designations.
D. Relief A decrease of up to 10% to the required furniture zone width may be requested in accordance with § 6.2.2., Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-21
§ 3.6.3. Street Trees Trees that are planted within the furniture zone of the streetscape.
A. Intent 1.
To support the pedestrian zone by providing pedestrians with shade and a physical barrier between vehicles in the roadway and the pedestrian zone;
2. To mitigate urban heat island effect; and 3. To provide a continuous wildlife habitat and distributed stormwater infiltration network.
B. Applicability Street tree requirements apply to all sites.
C. Standards 1. All Street Trees a. Required street trees must be large trees. Where required to be planted under an overhead utility wire, required street trees may be small trees. b. All required street trees and their planting areas must comply with ZO § 5.2.B.4., General Landscaping Requirements and Standards.
2. Street Tree Planting Area Type a. All Street Tree Planting Area Types i.
Required street tree planing areas must be located in the furniture zone.
ii.
Street tree planting areas must be provided for each tree required according to § 3.6.3.C.3., Street Tree Planting Frequency.
iii. Within the required street tree planting area, soils cannot be compacted and the surface area of the tree lawn or pit must be impervious. For tree pits, pervious pavers or pervious grates may be provided on top of the planting area provided the planting area is protected from compaction.
b. Tree Lawn Where the zoning districts specifies "tree lawn" for the street tree planting type, a continuous planting area having a minimum width of 6 feet and a minimum depth of 2 feet must be provided for the full length of the associated street lot line.
3-22
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
c. Tree Pits Where the zoning districts specifies "tree pit" for the street tree planting type, a planting area having a minimum width of 6 feet, a minimum depth of 2 feet and a minimum length of 8 feet must be provided for each required street tree.
d. Tree Lawn/Pits i.
Where the zoning districts specifies "tree lawn/pits" for the street tree planting type, the applicant may choose to meet their street tree requirements using either a tree lawn or tree pits, or a combination of the both.
ii.
Where a tree lawn is provided, it must comply with § 3.6.3.C.2.b., Tree Lawn above.
iii. Where tree pits are provided, they must comply with § 3.6.3.C.2.c., Tree Pits above.
3. Street Tree Planting Frequency a. Required street trees must be located in the furniture zone. b. One large tree from the approved tree list ZO § 5.2.B.4.a., Approved Tree List for Landscape Requirements must be planted every 35 feet on center. Tree spacing may vary to accommodate driveways, utilities and other potential conflicts, provided no large street tree is planted closer than 20 feet from another street tree. c. Where required to be planted under an overhead utility line, one small or medium tree from the approved tree list ZO § 5.2.B.4.a., Approved Tree List for Landscape Requirements must be planted every 25 feet on-center. Tree spacing may vary to accommodate driveways, utilities and other potential conflicts, provided no small or medium street tree is planted closer than 10 feet from another street tree. d. The minimum number of street trees required along each street is calculated by dividing the length of the street lot line by the minimum planting frequency specified by the zoning district. e. Required large street trees must have a minimum 2 inch caliper at time of planting.
D. Relief 1.
A reduction of up to 10% to the minimum planting area dimensional standards may be requested in accordance with § 6.2.2., Administrative Adjustment.
2. A modification of up to 10% to the required street tree planting frequency may be requested in accordance with § 6.2.2., Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-23
Div. 3.7. SETBACKS § 3.7.1. Primary & Secondary Street Lot Line Setbacks The area of a site abutting street rights-of-way not intended for buildings and structures. Includes setbacks from primary street lot lines and secondary street lot lines.
A. Intent 1.
To provide a comfortable and enjoyable environment for pedestrians using sidewalks by ensuring an appropriate relationship between the location of buildings and the width of sidewalks.
2. Secondary street setbacks are deeper than primary street setbacks to ensure that streetscapes may be developed to primary street standards in the future as the market allows.
B. Applicability Street lot line building setback requirements apply to all sites.
C. Standards 1. Minimum Setbacks a. All buildings and structures on the site must be located at or behind the minimum building setback specified by the zoning district, unless listed as an exception in § 3.7.1.D. below. All building setbacks are measured inward and perpendicular to the applicable lot line. b. Where a lot line abuts an access easement, the setback may be measured from the interior edge of the easement rather than the lot line.
2. Maximum Setbacks The area between the minimum and maximum street setbacks define the build-to zones. For requirements related to the build-to zone see § 3.9.1., Build-To Width.
D. Exceptions 1. Limited The following are allowed to encroach beyond the building setback up to the minimum distance from the lot line specified below. Required Setback Street Lot Line
Required Setback
Minimum Distance from Lot Line Maximum Encroachment
3-24
New Orleans Square Overlay District | Broken Arrow, Oklahoma
Street Lot Line
Maximum Encroachment Minimum Distance from Lot Line
DRAFT January 14, 2022
Primary St. / Secondary St. Setback
Architectural Details Building elements attached to or integrated into the structure of a building, not intended for human occupation. Examples include: cornices, belt courses, sills, lintels, pilasters, pediments and chimneys.
Encroachment (max)
2'
Distance from lot line (min)
0.5'
Roof Projections Roof elements that overhang or cantilever beyond the footprint of the building. Examples include: eaves, roof overhangs, gutters, awnings and canopies.
Encroachment (max)
3'
Distance from lot line (min)
0'
Unenclosed Structures (ground story) Unenclosed structures having all finished floors and ground surfaces more than 2.5 feet above grade and having a total structure height less than 15 feet. Examples include: porches, decks, stoops, landing platforms, gazebos, trellises, arbors, pergolas.
Encroachment (max)
8'
Distance from lot line (min)
0'
Unenclosed Structures (above ground story) Unenclosed structures having a total structure height of 15 feet of greater. Examples include: balconies, upperstory light shelves, exterior stairways.
Encroachment (max)
5'
Distance from lot line (min)
0'
Enclosed Structures Enclosed structures that overhang or cantilever beyond the footprint of the building that have a cumulative length less than 25% of the width of the building facade, measured individually for each story. Examples include: bay windows and overhanging volumes.
Encroachment (max)
2'
Distance from lot line (min)
0'
Mechanical/Electrical Equipment Examples include: gas meters, electrical meters, water heaters, HVAC equipment, cisterns, wind turbines and solar panels
Encroachment (max)
0’ (1)
Distance from lot line (min)
same as district
Public/Utility Equipment Equipment related to public or utility operated systems, including related wires, conduits and pipes. Examples include: hydrants, transformers, utility cabinets, water utility devices, cable television or phone boxes.
Encroachment (max)
0’ (1)
Distance from lot line (min)
same as district
Waste Receptacle Enclosure Examples include: trash compactors, garbage, recycling and food waste and their associated screening
Encroachment (max)
0’ (1)
Distance from lot line (min)
same as district
Signs (1)
see ZO § 5.7.
Not allowed in a front yard or secondary street yard
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-25
2. Unlimited The following can encroach into a required street setback to the extent necessary to perform their proper function. a. Handicap ramps and lifts. b. Covered structures located entirely below grade. Examples include cellars, basements, storm water storage and cisterns. c. Sidewalks, multi-use paths, ramps, driveways, patios and decks 2.5 feet in height or less, measured from grade. d. Fences and walls - see § 3.5., Fence and Wall Height. e. Plants. Examples include trees, shrubs, flowers, herbs, vegetables, grasses, ferns, mosses and associated planters and raised planting beds, if applicable. f.
Natural stormwater devices.
g. Permanent or movable furniture. Examples include benches, tables and bike and scooter parking racks.
E. Relief A reduction in a required street setback of up to 15% may be requested in accordance with § 6.2.2., Administrative Adjustment.
3-26
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 3.7.2. Rear, Side, & Alley Lot Line Setbacks The area of a site surrounding common and alley lot lines not intended for buildings and structures. Includes setbacks from side lot lines, rear lot lines, and alley lot lines.
A. Intent To reduce the impact of buildings or structures on neighboring parcels to an extent appropriate to the planned and exiting context.
B. Applicability 1.
The common lot line and alley lot line building setback requirements apply to all sites with common or alley lot lines.
2. Common lot line setbacks apply only to the perimeter of a development site. These setbacks do not apply to individual lots that are contained entirely within the larger development site.
C. Standards
Site A Rear Lot Line
Site B Side Lot Line
Side Setback
Side Lot Line
Side Lot Line
Lot
Side Setback
Side Setback
Lot
et re St ry S ry a a m im Pri Pr
tre
Secondary Street Lot Line
Secondary Street Setback
Secondary Street
Rear Setback
Lot
Primary Street
All buildings and structures on the site must be located at or behind the minimum building setback specified by the zoning district, unless listed as an exception in § 3.7.2.D. below. All building setbacks are measured inward and perpendicular to the applicable lot line.
Se tb ac k et Lo tL ine
1.
Primary Street Setback Primary Street Lot Line
Primary Street
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-27
et ba c
k
Primary Street
2. For the purpose of measuring rear setback on triangular or gore-shaped lots, the rear setback is determined based on a line 10 feet wide, parallel to the primary street lot line that intersects the two applicable lot lines at its endpoints. Where the primary street lot line is not straight, the rear setback line must be parallel to a line connecting the end points of the primary street lot line.
10 Re ’ ar S
Rear Lot Line
Side Lot Line
et Lo t
Lin e
Lot
tre
Side Lot Line
Side Setback
Side Street Lot Line
Side Lot Line
Lot
Side Street Setback
Secondary Street
Rear Setback
Lot
yS ar im r P
Primary Street Setback Primary Street Lot Line
Street easement, the setback may be measured from the interior edge 3. Where a lot line abutsPrimary an access of the easement rather than the lot line.
D. Exceptions 1. Limited The following are allowed to encroach beyond the building setback up to the minimum distance from the lot line specified below. The encroachments only apply when the zoning district setbacks are equal to or larger than the setbacks specified below.
Required Setback
Maximum Encroachment
Lot Line
Lot Line
3-28
Required Setback
Required Setback
Minimum Distance from Lot Line
Maximum Encroachment
Maximum Encroachment
New Orleans Square Overlay District | Broken Arrow, Oklahoma
Minimum Distance from Lot Line Lot Line
Minimum Distance from Lot Line
DRAFT January 14, 2022
Side/Rear Setback
Alley Setback
Architectural Details Building elements attached to or integrated into the structure of a building, not intended for human occupation. Examples include: cornices, belt courses, sills, lintels, pilasters, pediments and chimneys.
Encroachment (max)
1.5
2’
Distance from lot line (min)
1.5
1.5’
Roof Projections Roof elements that overhang or cantilever beyond the footprint of the building. Examples include: eaves, roof overhangs, gutters, awnings and canopies.
Encroachment (max)
1.5
2’
Distance from lot line (min)
1.5
1.5’
Unenclosed Structures (ground story) Unenclosed structures having all finished floors and ground surfaces more than 2.5 feet above grade and having a total structure height less than 15 feet. Examples include: porches, decks, stoops, landing platforms, gazebos, trellises, arbors, pergolas.
Encroachment (max)
1.5
0’
Distance from lot line (min)
1.5
same as district
Unenclosed Structures (above ground story) Unenclosed structures having a total structure height of 15 feet of greater. Examples include: balconies, upperstory light shelves, exterior stairways.
Encroachment (max)
3’
5’
Distance from lot line (min)
3’
1.5’
Enclosed Structures Enclosed structures that overhang or cantilever beyond the footprint of the building that have a cumulative length less than 25% of the width of the building facade, measured individually for each story. Examples include: bay windows, sleeping porches, overhanging volumes.
Encroachment (max)
3’
0’
Distance from lot line (min)
3’
same as district
Mechanical/Electrical Equipment Examples include: gas meters, electrical meters, water heaters, HVAC equipment, cisterns, wind turbines and solar panels
Encroachment (max)
0’
0’
Distance from lot line (min)
1.5
same as district
Waste Receptacle Enclosure Examples include: trash compactors, garbage, recycling and food waste and their associated screening
Encroachment (max)
0’
0’
Distance from lot line (min)
10’
same as district
Signs
DRAFT January 14, 2022
see ZO § 5.7.
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-29
2. Unlimited The following can encroach into a required setback to the extent necessary to perform their proper function. a. Handicap ramps and lifts. b. Equipment related to public or utility operated systems, including related wires, conduits and pipes. Examples include hydrants, transformers, utility cabinets, water utility devices, cable television or phone boxes. c. Covered structures located entirely below grade. Examples include cellars, basements, storm water storage and cisterns. d. Sidewalks, multi-use paths, ramps, driveways, patios and decks 2.5 feet in height or less, measured from grade. e. Fences and walls - see § 3.5., Fence and Wall Height. f.
Living organisms, absorbing water and organic substances through its roots and synthesizing nutrients. Examples include trees, shrubs, flowers, herbs, vegetables, grasses, ferns, mosses and associated planters and raised planting beds, if applicable.
g. Natural stormwater devices. h. Permanent or movable furniture. Examples include benches, tables and bike and scooter parking racks.
E. Relief A reduction in a required setback of up to 15% may be requested in accordance with § 6.2.2., Administrative Adjustment, provided the resulting setback is at least 1.5 feet.
3-30
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.8. TRANSITIONS § 3.8.1. Transition Type A package of standards required adjacent to sensitive transitions in scale, intensity, and land-use. Transition requirements may include vegetation, fences or walls, building setbacks, and additional setbacks for portions of building above a specified height.
A. Intent To mitigate negative visual impacts from development in the New Orleans Square Overlay District to adjacent single family neighborhoods.
B. Applicability 1.
The transition type specified is required along any common lot line of a zoning district that allows a maximum height limit of 25 feet or less, or is located along an existing utility easement containing overhead utility lines.
2. All sites that abut a transition district lot line must meet the transition requirements of this Section.
C. Standards 1. All Transition Types The transition type specified by the zoning district must be provided along all transition lot lines. All common lot lines at the perimeter of the New Orleans Square Overlay District that abut a parcel zoned Residential Single-Family are considered a transition lot line.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-31
2. Type T1
3. Type T2
D
C B
B Utility Easement
Abutting Property
A
PROPERTY LINE
A
PROPERTY LINE
BUFFER
BUFFER
A Transition lot line setback (min)
Utility Easement
Abutting Property
10'
A Transition lot line setback (min)
10'
Large trees (min per 50')
2
Large trees (min per 50')
3
Shrubs (min per 50')
10
Shrubs (min per 50)
15
WALLS & FENCES
WALLS & FENCES
B Height (min/max)
5.5'/6'
B Height (min/max)
6'/8'
HEIGHT SETBACK
without additional setback C Height (max)
D Additional height setback
3-32
New Orleans Square Overlay District | Broken Arrow, Oklahoma
25'/2 stories 20'
DRAFT January 14, 2022
a. Buffer i.
Transition Lot Line Setback All buildings and structures on the site must be located at or behind the minimum setback specified by the transition type, unless listed as a side/rear setback exception in § 3.7.2.D. above. Transition lot line setbacks are measured inward and perpendicular from the edge of the utility easement. For transition lot line designations see § 3.1.1.I., Transition Lot Lines.
ii. Large Trees & Shrubs 1.
All required plants and their planting areas must be located in the required transition lot line setback and must meet the standards of ZO §5.2.B.4., General Landscaping Requirements and Standards.
2. The number of large trees and shrubs specified by the transition type must be provided for every 50 feet of transition lot line. The length of the transition lot line is measured following the geometry of the transition lot line. 3. For large trees, see ZO §5.2.B.4.a., Approved Tree List for Landscape Requirements. 4. The number of required trees can be calculated as the total length of the transition lot line divided by 50 feet and multiplied by the specified number of trees per 50'. For portions of a tree, round to the nearest whole number.
b. Walls & Fences i.
Height 1.
A continuous fence or wall of the minimum height specified by the transition type must be provided for the full length of the transition lot line.
2. No fence adjacent to the transition lot line may exceed the maximum fence height specified by the transition type. 3. Wall and fence height is measured from average grade to the topmost point of the fence or wall structure. 4. Where the transition type fence or wall height conflicts with the fence and wall height specified by the zoning district, the transition fence and wall height standards supersede.
c. Height Setback i.
Height without Additional Setback 1.
No structure or portion of a structure's height may exceed the maximum height setback specified by the transition type.
2. Additional height setback is measured inward and perpendicular from the edge of the utility easement.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-33
ii. Additional Height Setback 1.
No structure or portion of a structure may be located within the additional height setback. specified by the transition type.
2. Additional height setback is measured inward and perpendicular from the edge of the utility easement.
D. Relief A required transition dimensional standard may be modified by up to 10% in accordance with § 6.2.2., Administrative Adjustment.
3-34
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.9. BUILD-TO § 3.9.1. Build-To Width The cumulative building width that occupies the build-to zone relative to the width of the site at the street lot line.
A. Intent To ensure that buildings are located on a site in a way that frames the street right-of-way with a consistent street wall, promoting walkability through spatially defining an outdoor room, and promoting a strong visual and physical connection between uses inside buildings and the streetscape.
B. Applicability 1.
Build-to width requirements apply to all sites.
2. Build-to width requirements apply only to the ground story of buildings.
C. Standards 1.
No building or portion of a building can be located outside of the build-to zone, until the specified primary and secondary street build-to width requirements for the site have been met. Once the minimum build-to width requirements have been met for the site, buildings and structures may occupy the areas outside of the build-to zones.
2. The build-to zone is measured perpendicular to the primary or secondary street lot line from the minimum primary or secondary street setback to the maximum primary or secondary street setback. See § 3.7.1., Primary and Secondary Street Setbacks.
BUI
LD-T
O ZO
NE
Stre
Max
et Min
Setb
Setb
ack
ack
3. Where the zoning district specifies "0%" as the minimum build-to width, 75% of the width of buildings provided on the site must be located in the build-to zone regardless of the width of the lot. Width of provided buildings on a site is measured perpendicular to the applicable street lot line from the farthest edge of building in one direction to the farthest edge of building in the opposite direction.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-35
4. The build-to width requirement is measured as a percentage calculated as the sum of all building widths occupying the build-to zone, divided by the total width of the site.
A1
Stre
et
B
Buil
d-to
A2
Zone Buil Min
Setb
CALCULATION A1+A2 (Building Width in Build-to Range)
=
B (Total Site Width)
d-to
Dep
ack
th
Build-to Width
5. On a corner site where intersecting street lot lines both have a build-to width requirement, a building must occupy the portion of the site where the two intersecting build-to zones overlap. The building must occupy the build-to zones for both street lot lines for a minimum of 30 feet from the corner. Distance is measured away from the corner, starting at the edge of the building occupying the area of overlap, parallel to the street lot line. This building width counts toward the required build-to width for both street lot lines. Max
ack k
ack
ac
Setb
Setb
in
ZON E
Stre
et
30’
30
’
D-TO
M
BUIL
Se
M
tb
ax
ac
k
Se
tb
Min
Area of Overlap
3-36
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
6. Any portion of a building in the build-to zone that includes a vehicular entrance into or through the building does not count towards the build-to width requirement.
Buil Wid ding th
BUIL
D-TO
Buil
ding
Stre
et
Wid
th
M
20’
ax
A chamfered corner no more than 20 feet in width located on the ground story of a building and extending outside of the build-to counts towards the build-to width requirement.
Max
20 ’
7.
ZON E
Stre
et
D. Relief 1.
Up to a 10% reduction to the total required width of building occupying the build-to zone may be requested in accordance with § 6.2.2. Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-37
§ 3.9.2. Pedestrian Plaza Allowance The width of pedestrian plaza or pedestrian amenity space in the build-to zone that is allowed to count toward the build-to width requirement.
A. Intent To promote the creation of active, human-scaled outdoor spaces as an extension of the streetscape, providing visual interest and vitality to the amenity space and streetscape. The pedestrian plaza allowance provides flexibility to building and site design while maintaining standards essential for ensuring all projects contribute to defining a consistent and legible street wall.
B. Applicability 1.
Pedestrian amenity build-to modification standards apply to the following: a. Portions of buildings or structures required to meet the build-to width standard in § 3.9.1., Build-To Width; b. Pedestrian plaza facing facades; and c. Portions of the lot between the building and the street lot line for the width of the pedestrian plaza provided.
2. The pedestrian plaza allowance does not apply to Neighborhood Transition 2 (NT2).
C. Standards 1.
Where allowed, pedestrian plazas may be provided as a substitute for building width occupying the build-to zone for the maximum percentage of the lot width specified by the zoning district.
2. Pedestrian plazas must meet the standards of § 3.4.1.C.3., Pedestrian Outdoor Amenity Space. 3. Pedestrian plaza spaces may be wider than the maximum allowed pedestrian plaza allowance. However, any part of the pedestrian plaza width that exceeds the allowed pedestrian plaza allowance does not count toward the required building width occupying the build-to zone.
3-38
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
4. A minimum of 85% of the pedestrian plaza perimeter shall abut either a lot line or a building facade. Where the pedestrian plaza abuts a building facade, the building facade must meet all activation standards specified by the zoning district for the abutting street lot line. Where the pedestrian plaza abuts multiple street lot lines, the standards specified for the frontage lot line that abuts the pedestrian plaza for the greatest length applies. Paseo:
Plaza:
Lot
Line
ge
Pe Am destri Spa enity an ce
ta on
ta
ge
Fr
on
e
Ad Buil jacent ding
Fr
tL
Pe d Am estrian Spa enity ce
Lo
Lot
tage
in
Fr
on
ta
ge
F ro n
Line
Lot
Stre
et
Line
Stre
et
85% Min
85% Min
5. Pedestrian plaza allowance is measured as the cumulative width of pedestrian plazas occupying the build-to zone provided as a substitute for required building width in the build-to zone, divided by the required build-to width.
Buil
d-to
Zone
B
Stre
et
A
P A edes Spamenity trian ce
FORMULA A (Width of Pedestrian Amenity Space Counting as Build-to Width) B (Required Build-to Width)
=
Pedestrian Plaza Allowance (%)
6. Pedestrian plaza width is measured parallel to the applicable street lot line. 7.
For measuring the required build-to width, see § 3.9.1., Build-To Width.
D. Relief 1.
Up to a 10% increase to the pedestrian plaza allowance may be requested in accordance with § 6.2.2. Administrative Adjustment.
2. A deviation from any pedestrian amenity allowance dimensional standard of 10% or less may be requested in accordance with § 6.2.2. Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-39
Div. 3.10. PARKING
LOCATION
§ 3.10.1. Parking Between the Building and the Street Where on-site parking is or isn’t allowed between the building and the street.
A. Intent To minimize the impact of parking on the street right-of-way and to promote a comfortable, safe, engaging and attractive streetscape with active uses and landscaping for pedestrians.
B. Applicability Parking location limitations apply to all sites where specified by the zoning district.
C. Standards 1. Between the Building and Street a. Where the zoning district specifies "no" for parking between the building and street, no parking or area designed for motor vehicle use, except for driveways, can be located between the portion of a building used to meet the build-to width requirement and the street. The driveway must be the minimum width allowed and follow the most direct route from the street to the designated parking area or vehicle use area. b. Along a primary street, parking spaces must be located at or behind the street-facing building facade.
Secondary Street
NO PARKING
Primary Street
2. Side Drive Lots located in the NT2 zoning district that take access from a primary street must meet the standards of side drive - see § 5.3.1.C.3., Side Drive.
D. Relief No administrative relief is allowed.
3-40 New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.11. BUILDING § 3.11.1. Height The vertical dimension of a building or structure measured in feet and stories.
A. Intent To provide adequate light, air, safety, and to protect the character of an area and the interests of the general public.
B. Applicability Building height limitations apply to all sites in all zoning districts.
C. Standards 1. All Height No building, portion of a building or structure can exceed the maximum number of feet or stories allowed in the zoning district, unless listed as an encroachment in § 3.11.1.D., Exceptions.
2. Height in Stories a. Height in stories is measured as the number of stories above finished grade. The ground story and all upper stories are included in the calculation of maximum height in stories. b. A story is the part of a building included between the surface of one floor and the surface of the next floor above, or if there is no floor above, then the ceiling next above. A mezzanine does not count as a story. c. The ground story (or first story) of a building is determined as follows: i.
The first (facade) story that is exposed a minimum of 6 feet above finished grade along the full width of the applicable building facade.
ii.
The finished floor of a ground story can be no higher than 6 feet above finished grade for any portion of the building perimeter. This may mean the ground story may change within the same building. EXAMPLE: A (ELEVATION) Roof
Roof
3rd Floor
3rd Floor
2nd Floor
2nd Floor
Ground Story Ground Floor Average Grade
Finished Grade
6’ MIN Ground Floor Average Grade
6’ MAX Finished Grade
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-41
d. The ground story finished floor elevation may not exceed the maximum specified by the zoning district- see § 3.12.2., Ground Story Finished Floor Elevation. Module 2
Module 2 Elevations Roof
Module 1 Elevations
Module 1
Roof
3rd Floor
3rd Floor
2nd Floor
Ground Story 2nd Floor
Ground Floor
6’ MIN
6’ MAX
Ground Story
Finished Grade
Ground Floor
e. An occupiable space in a building located below the ground story is a basement. Basements are not included in the calculation of maximum height in stories. f.
Any story located above the ground story is an upper story.
g. No floor area is allowed above the topmost building story with the exception of attics. For the purpose of height in stories, an attic is defined as an unfinished room located just below the roof that does not exceed 50% of the floor area of the story immediately below.
3-42
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
3. Height in Feet Height in feet is the number of feet from average grade to: i.
The mid-point of the roof, for a building with a pitched roof;
ii.
The top of the roof deck, for a building with a flat roof; and
iii. The topmost point of the structure, for all other structures. FLAT ROOF BUILDING
Average Grade
OTHER STRUCTURE
Height
Height
Height
PITCHED ROOF BUILDING
Average Grade
Average Grade
4. Average Grade a. Average grade is calculated by averaging the highest and lowest elevation of the sidewalk in front of the primary street-facing building facade.
Highest Grade
Lowest Grade
Average Grade
b. Where the sidewalk is more than 5 feet from the primary street-facing building facade, average grade is calculated by averaging of the highest and lowest elevation within 5 feet of the primary street-facing building facade. c. Large buildings and those developed on sites with significant topographic variation may calculate average grade independently for each building module that steps up or down the slope.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-43
D. Exceptions The following encroachments are allowed beyond the maximum height limit, as specified below: District Height (max) <41’
>42’ to 68’
Architectural Elements Attached to or integrated onto the top of a building, not intended for human occupation. Examples include steeples, spires, belfries, cupolas, domes, flagpoles and lighting.
Encroachment (max) Setback from roof edge (min)
3'
5’
1.5'
3’
Safety Barriers Used for safety, screening or protection. Examples include fencing, walls, parapets, railings and stairs.
Encroachment (max)
6'
6'
Setback from roof edge (min)
0'
0'
Encroachment (max)
10'
10'
Setback from roof edge (min)
5'
5'
Vertical Circulation Floor area used only for building circulation and rooftop access. Examples include elevator room (and associated equipment) and stairway access to roof.
Unenclosed Structures Attached to or integrated onto the roof of a building, intended for human shelter or activity. Examples include shade structures, cabanas, pergolas, rooftop bar, outdoor dining, permanent seating, beehives, sports courts and cooking facilities.
Encroachment (max)
8'
8'
Setback from roof edge (min)
5'
5'
Mechanical/Electrical Equipment Supported by a roof related to public or privately-operated systems, including related wires, conduits, pipes and visual screens. Examples include HVAC equipment, cisterns, water tanks, wind turbines, solar panels, solar water heaters, exhaust ducts, smokestacks, satellite dishes, ventilation fans, chimney, flues, vent stacks, generators)
Encroachment (max)
3’
5’
Setback from roof edge (min)
3'
3’
2.5'
2.5'
1'
1'
Flatwork Objects 2.5 feet in height or less. Examples include decking, walkways, patios.
Encroachment (max) Setback from roof edge (min) Vegetation
Living organisms, absorbing water and organic substances through its roots and synthesizing nutrients. Examples include trees, shrubs, flowers, herbs, vegetables, grasses, ferns, mosses and associated planters and raised planting beds, if applicable.
Encroachment (max) Setback from roof edge (min) Signs
3-44 New Orleans Square Overlay District | Broken Arrow, Oklahoma
unlimited
unlimited
1'
1'
ZO § 5.7., Signs.
DRAFT January 14, 2022
E. Relief 1.
An increase in maximum height in feet of up to 10 feet may be requested in accordance with § § 6.2.2. Administrative Adjustment.
2. An increase to an encroachment dimension of up to 20% may be requested in accordance with § § 6.2.2. Administrative Adjustment. 3. No administrative relief is allowed for maximum height in stories.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-45
§ 3.11.2. Height: Base and Structured Parking Bonus The vertical dimension of a building or structure located in a zoning district that allows for a structured parking height bonus, measured in feet and stories.
A. Intent To provide adequate light, air, safety, and to protect the character of an area and the interests of the general public.
B. Applicability 1.
The base height limitations apply to all sites within the Urban Neighborhood 3 (UN3), Urban General 3 (UG3), and Shopfront 3 (SH3) zoning districts.
2. The structured parking bonus height limitations apply to all sites within the Urban Neighborhood 3+ (UN3+), Urban General 3+ (UG3+), and Shopfront 3+ (SH3+) zoning districts.
C. Standards 1. Height: Base a. No portion of a building or structure may exceed the maximum base height as specified by the zoning district, unless the development site meets the criteria for the structure parking bonus below.
2. Height: Structured Parking Bonus Heights a. No portion of a building or structure may exceed the maximum base height as specified by the zoning district, unless the development site meets the following criteria: i.
85% of provided on-site parking must be located within a parking structure and no more than 15% of the total site area may be dedicated to surface parking lots. Surface parking lots and other areas designed to be used by motor vehicles.
ii.
A parking space is considered to be located within a parking structure when the parking space is either covered by or on top of a structure with indoor floor area or usable open space located above average grade. Parking structure examples include: tuck-under parking; a stand alone or wrapped parking garage; podium parking; or underground parking.
b. No portion of a building or structure can exceed the maximum structured parking bonus height as specified by the zoning district, unless listed as an encroachment in § 3.11.1.C.6., Encroachments.
3. Height in Feet For measuring height in feet, see § 3.11.1.C.2, Height in Feet.
4. Height in Stories For measuring height in stories, see § 3.11.1.C.3, Height in Stories.
3-46
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
D. Exceptions For standards applicable to encroachments, see § 3.11.1.D., (Height) Exceptions.
E. Relief See § 3.11.1.E., Relief.
§ 3.11.3. Building Width The horizontal dimension of a building on a site.
A. Intent 1.
To promote fine-grained patterns of development and prevent long buildings that are significantly out of context with traditional patterns by breaking wide buildings into multiple, clearly distinguished, building widths.
2.
To encourage larger projects to provide open space for pedestrians and recreation.
B. Applicability 1.
Building width requirements apply to all street-facing building facades.
2. Building width requirements apply only to portions of buildings located above the maximum ground floor elevation (§ 3.12.2.B., Ground Story Finished Floor Elevation Applicability) required by the zoning district.
C. Standards 1.
No building located can be wider than the maximum building width allowed by the zoning district.
2. Two buildings can abut one another provided that they have no shared components and are structurally independent from one another.
Bu ild
in g
W
id th
3. Building width is measured horizontally and parallel to each abutting primary street or secondary street lot line from one end of an applicable building or collection of connected buildings to the opposite end.
Building Width
DRAFT January 14, 2022
Building Width
Street
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-47
D. Exceptions An open space meeting the following standards may be used to establish a continuous structure as separate buildings for the purpose of meeting a maximum building width requirement: 1.
The width of the open space may be no more than 1/2 the width of the widest adjacent building width and no less than 1/4 the width of widest adjacent building width provided.
2. A maximum of 1 open space exception can be used for each building. A
3. The open space must meet § 3.4.1.C.2., Common Outdoor Amenity Space
B
1.5 B
A
Stre
(min /2 A /ma x) 4
et
A
E. Relief Increased building width of up to 20% may be requested in accordance with § 6.2.2. Administrative Adjustment
3-48
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 3.11.4. Active Depth The horizontal depth of a building's ground floor that must contain active uses along primary street, secondary street, and primary street- park frontages.
A. Intent To minimize dead space along streetscapes and park frontages to promote a safe and engaging built environment with active uses.
B. Applicability 1.
The active depth requirement applies to all portions of a building used to meet a build-to width requirement - see § 3.9.1., Build-To Width.
2. The active depth requirement applies to stories of a building above the ground floor active depth. 3. The active depth requirement applies only to building facades abutting front yards and secondary street yards. See § 3.1.7., Yard Designation.
C. Standards 1.
Applicable portions of a building must provide the minimum active depth required by the zoning district. Active depth is measured from the front building facade inward to the interior of the building.
2. No more than 20% of the floor area of the required active depth can be used for inactive uses, such as storage, hallways, stairwells, elevators and equipment rooms. Parking spaces and motor vehicle use areas are not allowed in any portion of the required active depth.
Active Depth (min)
D. Relief Reduced active depth of up to 20% may be requested in accordance with § 6.2.2. Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-49
Div. 3.12. GROUND
STORY
§ 3.12.1. Ground Story Ceiling Height The ceiling height of first story of a building having its finished floor elevation nearest to the finished ground surface.
A. Intent To promote high-quality ground-story spaces that are adaptable and appropriate to their intented use and surrounding context.
B. Applicability The ground story ceiling height standards apply to all buildings that contain habitable space on the ground story.
C. Standards 1.
Applicable ground story space can be no less than the minimum ground story height required by the zoning district.
2. Ground story ceiling height is measured from the top of the finished floor of the ground story to the underside of the ceiling or roof structure above.
Ground Story Height
Ground Story Height
D. Relief A reduction in required ground story height of up to 6 inches may be requested in accordance with § 6.2.2. Administrative Adjustment.
3-50
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 3.12.2. Ground Story Finished Floor Elevation The finished story of a building having its finished floor elevation nearest to the finished ground surface.
A. Intent To promote “eyes” on the street, increase the perception of safety and encourage visual connections between the public realm and the exterior of a building and to encourage a relationship between ground story uses and the street appropriate to the intended use.
B. Applicability 1.
The ground floor elevation standards apply to all buildings that contain habitable space on the ground story that are located within 20 feet of a primary street or secondary street lot line.
2. The ground floor elevation standards apply only to the required ground floor active depth. APPLICABLE
NOT APPLICABLE
Street Lot Line
Street Lot Line Active Depth (min)
20’
20’
3. The ground floor elevation standards do not apply to accessory structures, unless the ground story of the accessory structure contains habitable space for a dwelling unit. APPLICABLE
NOT APPLICABLE Accessory Structure
Street Lot Line
Street Lot Line
No Ground Story Habitable Space
Active Depth (min)
20’
DRAFT January 14, 2022
20’
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-51
C. Standards 1.
All applicable ground stories must have a finished floor surface at: a. An elevation no lower than the minimum ground floor elevation required by the zoning district. b. An elevation no higher than the maximum ground floor elevation required by the zoning district.
2. Ground floor elevation for nonresidential floor area in a residential building (lobby, gym, office) may be reduced to -2 feet. 3. Ground floor elevation is measured from average grade to the top of the finished floor of the ground story. On corner sites, for the purpose of determining ground floor elevation, average grade must be established independently for each street-facing building facade.
Ground Floor Elevation
Lowest Grade
Highest Grade
Average Grade
D. Relief A change in the minimum or maximum ground floor elevation requirement of up to 10% may be requested in accordance with § 6.2.2. Administrative Adjustment.
3-52
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.13. WINDOWS § 3.13.1. Window Area The amount of transparency into a building interior on a building facade.
A. Intent To provide visual interest along the public realm by encouraging visual connections between the street right-of-way and the interior of a building.
B. Applicability Transparency requirements apply to all street-facing building facades.
C. Standards 1.
Applicable ground and upper story building facades must meet the minimum transparency of the zoning district.
2. To meet the transparency requirements, window and door glazing must meet the following: Visible Light Transmittance
External Reflectance
Ground story
More than 60%
Less than 20%
Upper story
More than 30%
Less than 40%
3. Windows and doors used to meet the transparency requirements may be temporarily covered by operable window treatments, such as curtains or blinds. 4. Window and door decals may not cover more than 20% of the required window area and must meet the standards of ZO § 5.7., Signs. 5. Muntins, mullions, window sashes, window frames and door frames that are integral to window and door assemblies that are less than 3 inches width may be considered transparent when calculating required percentages. < 3”
> 3”
Door Frame
Window Sash Glazing Rail Window Frame Trim Sill Bulkhead
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-53
§ 3.13.2. Ground Story Windows Street-facing windows located along the ground story of a building facade.
A. Intent To provide visual interest along the street right-of-way by encouraging visual connections between the streetscape and a building's ground story interior to reveal interior activities and displays.
B. Applicability 1.
Ground story window requirements apply to all street-facing building facades.
2. Ground story window requirements do not apply to parking structures.
C. Standards 1. All Ground Story Facade Areas a. Ground story transparency is measured as a percentage, calculated as the sum of all ground story facade area meeting the standards for transparency divided by the total facade area for the ground story. b. No portion of a ground story located below finished grade is included in ground story facade area.
12’
Ground Story Facade Area 0’ 12’
Finished Ground Floor
Ground Story Facade Area 0’ Finished Ground Floor
Finished Grade
c. Interior walls and other permanent interior visual obstructions cannot be located within 5 feet of the window or door opening used to meet the transparency requirement, except for window signs that meet the standards of ZO § 5.7., Signs
3-54
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
A
B
A
<5’
>5’
Section A
B
Section B
2. Residential Ground Story Facade Area Residential ground story facade area is measured between 1.5 and 8 feet above the top of the finished floor of the ground story.
8’
8’
Ground Story Facade Area 1.5’
1.5’ Finished Ground Floor
3. Nonresidential Ground Story Facade Area a. Nonresidential ground story facade area is measured between 0 and 12 feet above the top of the finished floor of the ground story.
12’
12’
Ground Story Facade Area 0’ Finished Ground Floor
0’
b. If the ground story height is less than 12 feet, the ground story facade area is measured between the top of the finished floor of the ground story and the top of the finished floor above. When there is no story above, it is measured to the top of the wall plate.
D. Relief A reduction to the total amount transparency required for a story of up to a 10% may be requested in accordance with § 6.2.2. Administrative Adjustment. DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-55
§ 3.13.3. Upper Story Windows Street-facing windows located along the upper stories of a building facade.
A. Intent To ensure development projects are designed with upper story windows that contribute to the established architectural character of surrounding neighborhoods or districts.
B. Applicability 1.
Upper story window requirements apply to all street-facing building facades.
2. Upper story window requirements do not apply to parking structures.
C. Standards 1.
Each upper story facade must meet the required transparency standard independently. All facade area associated with an upper story having the same story designation is considered part of the same upper story facade.
2. For the purpose of calculating upper story transparency, upper story facade area is measured as the portion of a facade area between the top of the finished floor for that story to the top of the finished floor above. When there is no story above, it is measured to the top of the wall plate.
Finished Floor
Upper Story Facade Area Finished Floor
D. Relief A reduction to the total amount transparency required for a story of up to a 10% may be requested in accordance with § 6.2.2. Administrative Adjustment.
3-56
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 3.13.4. Blank Wall Width The distance between widths of ground story facade and foundation wall without window or door openings.
A. Intent To provide visual interest along the street right-of-way by limiting the area without visual or physical connections between the street right-of-way and the interior of a building.
B. Applicability Blank wall width applies to the following: 1.
Street-facing building facades between 3 feet and 8 feet from the finished ground floor elevation, measured vertically.
Not Applicable
Applicable Not Applicable
8’ 3’ Finished Ground Floor
2. All portions of foundation walls on street-facing building facades that are exposed 4 feet in height or greater above finished grade. If foundation walls are set back more than 10 feet from a sidewalk, exposed height is measured from the lowest elevation of finished grade within 5 feet, measured from and perpendicular to the foundation wall.
Finished Ground Floor 4’
4’
Applicable
Not Applicable
Sidewalk
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-57
C. Standards 1. Ground Story Facade Blank Wall a. Windows and doors meeting § 3.13.1.C., Window Area Standards, on applicable ground story facades can be separated by a distance no greater than the maximum blank wall width specified by the zoning district. b. Ground story facade blank wall width is measured horizontally and parallel to the street lot line from the edge of the window or door to the edge of the window or door, and the edge of the window or door to the edge of ground story facade.
Blank Wall Width
3-58
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
2. Blank Wall Treatments Facades that exceed the maximum allowed blank wall width may apply one or more of the following blank wall treatment options and increase the blank wall width by 100.
Small Trees
Large Trees
Small trees planted between a ground story facade with no window or door openings and the public realm.
Large trees planted between a ground story facade with no window or door openings and the public realm.
A
B
A
DIMENSIONAL STANDARDS
width (min % of blank A Treatment wall width) Tree type
B Planting frequency (min avg.) C Planting area depth ( min)
DRAFT January 14, 2022
B
C
C
DIMENSIONAL STANDARDS
100% Small 5 per 100' 7'
width (min % of blank A Treatment wall width) Tree type
B Planting frequency (min avg.) C Planting area depth (min)
100% Large 3 per 100' 15'
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-59
Living Wall
Mural
A permanently fixed assembly located between a ground story facade with no window or door openings and the public realm that supports live plants, their growing medium, and irrigation.
A noncommercial image located between a ground story facade with no window or door openings and the public realm. Murals must be approved by the City Planning Commission.
A
A
DIMENSIONAL STANDARDS
area (min % of blank A Treatment facade area)
3-60
DIMENSIONAL STANDARDS
75%
New Orleans Square Overlay District | Broken Arrow, Oklahoma
area (min % of blank A Treatment facade area)
75%
DRAFT January 14, 2022
3. Blank Foundation Wall Width a. Windows and doors meeting § 3.13.1.C., Window Area Standards, on applicable foundation walls can be separated by a distance no greater than the maximum blank wall width specified by the zoning district. b. Blank foundation wall width is measured horizontally and parallel to the street lot line from the edge of the window/door to the edge of the window/door, and the edge of the window/ door to the edge of ground story facade.
Blank Wall Width
4. Blank Wall Treatments Foundation walls that exceed the maximum allowed blank wall width may apply one or more of the following blank foundation wall treatments and increase the blank wall width by 100%.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-61
Foundation Planting
Pedestrian Access
Screening plants located on a foundation wall with no window or door openings and the public realm.
Stairs or ramps providing pedestrian access to a street-facing entrance located between a foundation wall with no window or door openings and the public realm.
A
A B
DIMENSIONAL STANDARDS
width (min % of blank A Treatment wall width) Plant type Planting frequency (min avg.) Planting area depth (min)
3-62
DIMENSIONAL STANDARDS
75% Screening plant
width (min % of blank A Treatment wall width)
B Height above sidewalk (max)
75% 4’
3 per 10’ 3’
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Living Wall
Planter
A structure permanently attached to a foundation wall with no window or door openings that supports climbing plants.
Permanent structure containing plants and their growing medium located between a foundation wall with no window or door openings and the public realm.
A
A C
DIMENSIONAL STANDARDS
area (min % of blank A Treatment foundation wall area) Planting area depth (min)
B
DIMENSIONAL STANDARDS
75%
area (min % of blank A Treatment foundation wall area)
75%
1.5’
Plant coverage of planting area (min)
75%
Planting area depth (min)
2.5’
B Height above sidewalk (min/max) C Foundation wall reveal (max)
DRAFT January 14, 2022
1.5'/3.5’
Broken Arrow, Oklahoma | New Orleans Square Overlay District
2’
3-63
5. Measurement of Blank Wall Treatment Dimensional Standards a. Treatment Width Minimum treatment width is measured as a percentage, calculated as the cumulative width of blank wall treatments divided by the total length of blank wall width.
b. Treatment Area Minimum treatment area is measured as a percentage, calculated as the cumulative area of blank wall treatments divided by the total applicable facade area within the blank wall width.
c. Plant Coverage Measured as 70% of the plant's anticipated canopy diameter or spread at maturity. Tree types must be selected from the City's approved tree list as specified in ZO § 5.2.B.4.a., Approved Tree List for Landscape Requirements.
d. Planting Frequency Planting frequency is measured as a ratio of the minimum number of plants required along the total length of the blank wall width. A minimum of one plant of the required plant type must be provided regardless of the width of blank wall treatment.
e. Planting Area Depth Minimum planting area depth is measured as the horizontal dimension of growing medium at the narrowest point, measured perpendicular to the applicable street lot line. The planting area must be open to the sky for at least the required planting area depth. All plantings must also meet the standards of ZO § 5.2., Landscaping, Trees, Screening, and Fencing.
f. Height Above Sidewalk i.
Height above sidewalk is measured vertically from adjacent finished grade to the topmost point of the blank wall treatment.
ii.
If foundation walls are set back more than 10 feet from a sidewalk, maximum height is measured from the lowest elevation of finished grade within 5 feet, measured from and perpendicular to the foundation wall, to the topmost point of the blank wall treatment.
g. Foundation Wall Reveal Foundation wall reveal is measured vertically from the top of an inactive wall treatment to the finished ground floor elevation along the entire treated portion of a blank foundation wall.
D. Relief A change to any blank wall dimensional standard of up 15% may be requested in accordance with § 6.2.2. Administrative Adjustment.
3-64
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 3.14. DOORS § 3.14.1. Street-Facing Entrance A door providing access from the street right-of-way to the interior of a building.
A. Intent To provide visual interest along the street right-of-way, orient buildings to the street right-of-way, and promote greater use and activation of the streetscape by limiting the width of frontage without physical connections between the streetscape and the building interior.
B. Applicability Street-facing entrance standards apply to all ground story street-facing building facades.
C. Standards 1. All Street-Facing Entrances a. All required building entrances must be street-facing. b. To qualify as a street-facing entrance, building entrances must: i.
Be located on the ground story facade;
ii.
Provide both ingress and egress pedestrian access to the ground story of the building;
iii. Remain operable at all times but may be controlled and limited to residents or tenants; iv. Not provide direct access to motor vehicle use areas, utility areas or fire stairs; and v.
Have either an exterior door whose surface is angled between 0 to 60 degrees, measured parallel to the frontage lot line, or have direct access from an entry feature having a pedestrian access point facing the frontage lot line.
Deg >60 rees
De 0 (mingrees )
DRAFT January 14, 2022
FeaEt ntry ure
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-65
vi. On a corner lot or a lot with intersecting street lot lines, an entrance facing both intersecting frontage lot lines and angled between 30 to 60 degrees, measured parallel to each of those frontage lot lines, may be used to meet the requirement for a street-facing entrance along both frontages.
30º-
60º
vii. Meet the standards for one of the street-facing entry feature options below. viii. Non-required entrances are allowed in addition to required entrances.
2. Street-Facing Entry Features a. One of the entry features specified in § 3.14.1.C.3., Street-Facing Entry Feature Options, is required for every entrance provided to meet the street-facing entry spacing requirement in accordance with § 3.14.2., Street-Facing Entry Spacing. b. The entry feature must face and be directly accessible from the applicable primary street or secondary street and must connect to the public sidewalk within 25 feet of the center of the entrance, measured parallel to the applicable street lot line.
Stre et Entr-Facing ance
Pub
lic S
idew
alk
(ma
x) Ce Ent nt ra er nc Lin e e
25’
25’
(ma
x)
c. An entrance directly accessed from an entry feature counts as a street-facing entrance, regardless if it faces the street.
3-66
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
3. Street-Facing Entry Feature Options
Porch
Raised Entry
wide, raised platform, projecting in front of a A street-facing entrance, that is entirely covered but not enclosed.
raised platform accessed from an exterior staircase, A providing covered access to a street-facing entrance.
C B
C A
B DIMENSIONAL STANDARDS
DIMENSIONAL STANDARDS
A Depth (min) B Width ( min % of building width) Roofed
C Finished floor elevation ( min/max) Fully enclosed
DRAFT January 14, 2022
A
6' 30% Required 1.5'/3.5' Not allowed
A Depth (min) B Width ( min) Covered entrance
C Finished floor elevation (min/max) Fully enclosed
3' 4' Required 1.5'/3.5' Not allowed
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-67
Forecourt
Recessed Entry
yard screened with a short wall, fence or hedge A that provides significant privacy for tenants located on the ground story, near finished grade.
A space set behind the primary facade plane providing sheltered access to a street-facing entrance.
C B
C
A
DIMENSIONAL STANDARDS
A Depth (min) B Width ( min) Covered entrance
C Finished floor elevation ( min/max) Wall/fence height (min/max) Fully enclosed
3-68
A
B DIMENSIONAL STANDARDS
8' 10' Required -2'/3.5' 2.5’/4’
A Depth (min) B Width ( min)
3' 5'
Covered entrance
Required
C Finished floor elevation (min/max) Fully enclosed
-2'/3.5' Not allowed
Not allowed
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Covered Entry A space that provides sheltered access to an atgrade street-facing entrance with an overhead projecting structure.
A DIMENSIONAL STANDARDS
Covered entrance
A Finished floor elevation ( min/max) Fully enclosed
DRAFT January 14, 2022
Required -2'/3.5' Not allowed
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-69
4. Measurement of Street-Facing Entry Feature Dimensional Standards a. Depth Minimum depth is measured as the horizontal dimension where the occupiable portion of the entry feature is at its narrowest, measured perpendicular to the applicable primary or secondary street lot line.
b. Width i.
When specified as a percentage, width is measured as the total width of the occupiable portion of entry feature divided by the total width of the building that the entry provides access to, measured parallel to the applicable primary or secondary street lot line.
ii.
When specified in feet, width is measured as the total width of the occupiable portion of the entry feature, as measured parallel to the applicable primary or secondary street lot line.
c. Roofed A building or structure is considered roofed when less than 25% of its area is open to the sky. A building or structure is considered open when 25% or more of its area is open to the sky. A building or structure containing overhead, non-solid structures, such as lattice and pergolas, is considered open when 25% or more of its area is open to the sky.
d. Fully Enclosed A permanently located structure having a roof, four walls and doors and windows that close, all of which conform to the Building Code.
e. Covered Entrance i.
When required, a roofed structure must cover the occupiable portion immediately abutting the associated street-facing entrance.
ii.
The minimum depth of the covered area must be the clear height of the covered area divided by 3.
iii. The minimum width of the covered area must be the clear height of the covered area divided by 2. Dept
h (m
A Widt 2 h (m in)
A 3 Dep th A
3-70
in) A 3
Widt
(min
h (m
)
in) A 2
A = Clear Height
A
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
f. Finished Floor Elevation Finished floor elevation is measured from the finished grade along the adjacent sidewalk to the top of the finished floor surface or ground surface of the entry feature. Where no sidewalk exists within 10 feet of the entry feature, finished floor elevation is measured from the finished grade within 5 feet of the entry feature, measured perpendicular to the entry feature area.
g. Wall or Fence Height See § 3.5.1., Wall & Fence Height, for measurement of wall or fence height.
D. Relief 1.
A deviation from entry feature dimensional standard of 15% or less may be requested in accordance with § 6.2.2. Administrative Adjustment..
2. A deviation from any entry feature standard may be requested as a variance in accordance with § 6.2.2. Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-71
§ 3.14.2. Street-Facing Entry Spacing A street-facing door providing access from the street right-of-way to the interior of a building.
A. Intent To provide visual interest along the streetscape, orient buildings to the street right-of-way and promote greater use and activation of the public sidewalk by limiting distance without physical connections between the streetscape and the building interior.
B. Applicability Street-facing entry spacing requirements apply to all ground story street-facing building facades.
C. Standards 1.
A street-facing entrance must be provided to meet the street-facing entrance spacing requirements of the zoning district.
2. A street-facing entrance cannot be located farther apart than the maximum entrance spacing requirement of the zoning district. 3. Entry spacing (max) is measured as the horizontal distance from edge of door to edge of door and edge of door to edge of the building.
Stre et Entr a Spa nce c in (ma g x)
No SpaEntranc cing e
En Sp tranc (maacing e x)
En Sp tranc (maacing e x)
4. The entry spacing requirement must be met for each building and abutting buildings on the site, but are not applicable to buildings unrelated to the project. 5. Accessory structures do not have to provide a street-facing entrance and are not included in the calculation of the maximum street-facing entry spacing requirement. 6. A primary street-facing entrance must front on to a primary street or park as mapped in the Regulating Plan § 1.3.1., Regulating Plan Map. 7.
3-72
A secondary street-facing entrance must front on to a secondary street as mapped in the Regulating Plan § 1.3.1., Regulating Plan Map.
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
8. If a building provides a primary street-facing entrance, a secondary street-facing entrance is only required when the building width along the secondary street is greater than the maximum entry spacing requirement for the zoning district. 9. On a corner lot, an angled entrance may be used to meet the requirement for a street-facing entrance along both streets. See § 3.14.1., Street-Facing Entrance. 10. Non-required entrances are allowed in addition to required entrances.
D. Relief 1.
An increase in entrance spacing of 20% or less may be requested in accordance with § 6.2.2. Administrative Adjustment..
2. Deviation from street-facing entrance and entrance spacing standards may be requested in accordance with § 6.2.2. Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
3-73
3-74
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Chapter 4.
USE Div. 4.1. General Provisions........................................................... 4-2 § 4.1.1. Use Categories . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-2 § 4.1.2. Principal Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-2 § 4.1.3. Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-2 § 4.1.4. Director Responsibility . . . . . . . . . . . . . . . . . . . . . . . . 4-2
Div. 4.2. Allowed Uses..................................................................... 4-3 § 4.2.1. Use Table Key . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-3 § 4.2.2. Permitted Use Table . . . . . . . . . . . . . . . . . . . . . . . . . 4-4 § 4.2.3. Additional Use Standards . . . . . . . . . . . . . . . . . . . . . . . 4-5
Div. 4.3. Use Definitions.................................................................. 4-8 § 4.3.1. Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-8 § 4.3.2. Open Space Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-8 § 4.3.3. Public/Institutional Uses . . . . . . . . . . . . . . . . . . . . . . . 4-8 § 4.3.4. Commercial Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-9 § 4.3.5. Industrial Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4-11
Div. 4.4. Accessory Uses & Structures........................................ 4-13 § 4.4.1. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . 4-13 § 4.4.2. Accessory Structures . . . . . . . . . . . . . . . . . . . . . . . . 4-13 § 4.4.3. Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-13
Div. 4.5. Temporary & Transitional uses..................................... 4-14 § 4.5.1. Temporary Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-14 § 4.5.2. Transitional Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-14
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
4-1
Div. 4.1. GENERAL
PROVISIONS
§ 4.1.1. Use Categories A. In order to regulate uses more efficiently, categories of uses have been established. B. Use categories provide a systematic basis for assigning land uses to appropriate districts. Use categories classify land uses and activities based on common functional, product, or physical characteristics. These characteristics include, but are not limited to, the following: 1.
The type and amount of activity;
2. The type of customers or residents; 3. How goods or services are sold or delivered; 4. Likely impact on surrounding properties; and 5. Site conditions.
§ 4.1.2. Principal Uses Principal uses are grouped into use categories. Permitted principal uses are shown in Div. 4.2, Allowed Uses. The examples of permitted principal uses listed in Div. 4.3, Use Definitions are not an exhaustive list.
§ 4.1.3. Accessory Uses Accessory uses are allowed in conjunction with a permitted principal use. See Div. 4.4, Accessory Uses and Structures.
§ 4.1.4. Director Responsibility A. The Director is responsible for categorizing all principal uses. If a proposed use is not listed in a use category, but is similar to a listed use, the Director will place the proposed use under that use category. B. When determining whether a proposed use is similar to a listed use in Div. 4.3, Use Definitions, the Director will consider the following criteria: 1.
The actual or projected characteristics of the proposed use;
2. The relative amount of site area or floor area and equipment devoted to the proposed use; 3. Relative amounts of sales; 4. The customer type; 5. The relative number of employees; 6. Hours of operation; 7.
4-2
Building and site arrangement;
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
8. Types of vehicles used and their parking requirements; 9. The number of vehicle trips generated; 10. How the proposed use is advertised; and 11. The likely impact on surrounding properties.
Div. 4.2. ALLOWED
USES
No certificate of occupancy may be issued for a use that is not allowed by this Division. No building, lot or site may be used except for a purpose permitted in the zoning district in which it is located, as specified within this Division.
§ 4.2.1. Use Table Key A. Permitted Uses P = A by-right permitted use. P* = A by-right permitted use subject to additional use standards (cross reference to applicable standards provided in right-hand column of the use table).
B. Discretionary Uses S = A use that requires an approved Specific Use Permit. S* = A use that requires an approved Specific Use Permit that is also subject to additional use standards (cross-reference to applicable standards provided in right-hand column of the use table).
C. Uses Not Permitted -- = A use that is not permitted.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
4-3
§ 4.2.2. Permitted Use Table NT2 UN3 UN3+ UG3 UG3+ SH3+
Use Standards
A. Residential Household Living
P
P
P
P
P
P*
§ 4.2.3.A
Group Living
S*
P
P
P
P
P
§ 4.2.3.B
Parks & Open Space
P
P
P
P
P
P
Urban Agriculture
P*
P*
P*
P*
P*
P*
§ 4.2.3.C
Community Service
P*
P
P
P
P
P
§ 4.2.3.D
Day Care
--
P*
P*
P*
P*
P*
§ 4.2.3.E
Education
P*
P*
P*
P
P
P
§ 4.2.3.F
Government
P
P
P
P
P
P
Place of Assembly
--
P*
P*
--
--
--
§ 4.2.3.G
Animal Care
--
--
--
P*
P*
P*
§ 4.2.3.H
Auto-Related
--
--
--
--
--
--
Eating & Drinking
--
P*
P*
P
P
P
Indoor Entertainment
--
--
--
P
P
P
Medical Hospital
--
--
--
S
S
--
Medical Laboratory
--
--
--
P
P
--
Medical Services
--
P*
P*
P
P
P
§ 4.2.3.J
Office
--
P*
P*
P
P
P
§ 4.2.3.K
Outdoor Recreation
--
--
--
--
--
--
Personal Service
--
P*
P*
P
P
P
§ 4.2.3.L
Retail
--
P*
P*
P*
P*
P*
§ 4.2.3.M
Vehicle Sales & Rental
--
--
--
P*
P*
P*
§ 4.2.3.N
Bed & Breakfast
P*
P
P
P
P
P
§ 4.2.3.O
Hotel
--
--
--
P
P
P
Heavy Industrial
--
--
--
--
--
--
Light Industrial
--
--
--
--
--
--
Makerspace
--
P*
P*
P*
P*
P*
Research & Development
--
--
--
--
--
--
Warehouse & Distribution
--
--
--
--
--
--
B. Open
C. Public
D. Commercial
§ 4.2.3.I
E. Industrial
Key:
4-4
P Permitted Use
S Specific Use
New Orleans Square Overlay District | Broken Arrow, Oklahoma
* Use Standard applies
§ 4.2.3.P
-- Not Permitted
DRAFT January 14, 2022
§ 4.2.3. Additional Use Standards These standards apply to uses designated in the use table with a P*.
A. Household Living Shopfront 3+ (SH3+) Districts - dwelling units are not allowed within the required active depth on the ground floor. Lobbies and other shared facilities (such as a gym, lounge area, meeting space or mail room) are allowed in the active depth on the ground story.
B. Group Living Neighborhood Transition 2 (NT2) Districts- up to 10 unrelated residents, not including resident managers or supervisors, are allowed in each dwelling unit.
C. Urban Agriculture All Districts a. Urban Agriculture may be allowed as a transitional use on up to 100% of the site area. Transitional uses may be approved for a maximum duration of 2 years, after which the use must be discontinued or receive a permit renewal. See Div 4.5., Temporary and Transitional Uses. b. Urban Agriculture may be allowed as a permanent accessory use on up to 20% of the site area. c. Any equipment or supplies kept on-site must be enclosed or screened from the street and any adjacent residential uses. d. Activities and operations must be conducted between the hours of 7:00 am and 7:00 pm. e. Mechanized equipment similar in scale to that designed for household use must be used. Use of larger mechanized equipment is not allowed; provided, however, that during the initial preparation of the land heavy equipment may be used. f.
The on-site sale of food crops and/or non-food, ornamental crops grown on-site is allowed on up to 12 days per year.
D. Community Service Neighborhood Transition 2 (NT2) Districts- cannot exceed 5,000 square feet in floor area dedicated to community service uses.
E. Day Care All Urban Neighborhood (UN) and Urban General (UG) Districts - cannot be located above the ground floor.
F. Education Neighborhood Transition 2 (NT2) Districts - site cannot exceed 4 acres in area.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
4-5
G. Place of Assembly All Urban Neighborhood (UN) Districts - cannot exceed 5,000 square feet in floor area dedicated to places of assembly uses.
H. Animal Care All Urban General (UG) and Urban Shopfront (SH) Districts - outdoor spaces for animals are limited to supervised play areas and runs. No animals may be kept overnight. No large animal veterinary clinics are permitted.
I. Eating and Drinking All Urban Neighborhood (UN) Districts - cannot exceed 3,000 square feet in floor area dedicated to eating and drinking uses and at least 50% of the floor area dedicated to eating and drinking uses must be located on the ground floor.
J. Medical Services All Urban Neighborhood (UN) Districts - cannot exceed 3,000 square feet in floor area dedicated to medical service uses.
K. Office All Urban Neighborhood (UN) Districts - cannot exceed 3,000 square feet in floor area dedicated to office uses.
L. Personal Services All Urban Neighborhood (UN) Districts - cannot exceed 3,000 square feet in floor area dedicated to personal service uses and at least 50% of the floor area dedicated to personal service uses must be located on the ground floor.
M. Retail All Urban Neighborhood (UN) Districts - cannot exceed 3,000 square feet in floor area dedicated to retail uses and at least 50% of the floor area dedicated to retail uses must be located on the ground floor. All Districts - No sexually-oriented or other adult businesses are permitted.
N. Vehicles Sales and Rental All Urban General (UG) and Shopfront 3+ (SH3+) Districts - all activity associated with the sales, rental, leasing or cleaning of vehicles must take place within a fully enclosed building. Vehicle sales are limited to new vehicle sales with no outdoor storage of merchandise. No vehicle rental is allowed. Cannot exceed 3,000 square feet in floor area dedicated to vehicle sales.
4-6
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
O. Bed and Breakfast 1.
Neighborhood Transition 2 (NT2) Districts - Type 1 and type 2 bed and breakfast uses are allowed in accordance with Ordinance 3706. Type 3 and 4 bed and breakfast are not allowed.
P. Makerspace 1.
All Urban Neighborhood (UN) Districts - cannot exceed 3,000 square feet in floor area dedicated to makerspace uses and at least 50% of the floor area dedicated to makerspace uses must be located on the ground floor.
2. All Urban General (UG) and Shopfront 3+ (SH3+) Districts - cannot exceed 5,000 square feet in floor area dedicated to makerspace uses and at least 50% of the floor area dedicated to makerspace uses must be located on the ground floor.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
4-7
Div. 4.3. USE
DEFINITIONS
§ 4.3.1. Residential Uses
§ 4.3.3. Public/Institutional Uses
A. Household Living
A. Community Service
Definition:
Definition:
A facility providing occupancy of a dwelling unit by a household on a monthly or longer basis.
A facility providing ongoing public safety, educational training, or other services to the general public on a regular basis, without a residential component.
Examples: - Duplex dwelling - Multi-family dwelling
- Single-family dwelling
-
B. Group Living Definition: A facility providing residential occupancy on a monthly or longer basis that does not meet that exceeds the definition of household living. Group living facilities have a common eating and cooking areas for residents, and residents may receive care or training. Examples: - Assisted living facility - Boarding, dormitory, or rooming house
- Convalescent home - Group home - Nursing home
§ 4.3.2. Open Space Uses A. Parks and Open Space Definition: A facility focusing on natural areas consisting mostly of vegetation, passive or active outdoor recreation areas, and having few structures. Examples: - Arboretum, botanical garden - Cemetery - Conservation area
Examples:
- Park, playground - Playfields - Plaza, square, green
Aquarium Community center Crematorium Library
B. Day Care Definition: A facility providing care and supervision for compensation during part of a 24 hour day, for children or adults not related by blood, marriage or legal guardianship to the person or persons providing the care. Examples: - Adult day care center - Preschool - Child care center - Recreational program, - Day care center/nursery before- and afterschool school - Home day care
C. Education Definition: Public and private (including charter or religious) schools at the primary, elementary, middle, junior high, or high school level that provide basic academic education. This use also includes colleges and other institutions of higher learning that offer courses of general or specialized study leading to a degree.
B. Urban Agriculture
Examples:
Definition:
- Academy (special training) - Charter, trade, vocational, or business school
A facility for the growing and harvesting of food crops and/or non-food, ornamental crops, such as flowers. Examples: - Community garden
4-8
- Market garden
New Orleans Square Overlay District | Broken Arrow, Oklahoma
- Neighborhood arts center or similar public community facility - Public art gallery or museum
- College, community college, or university - Elementary school - High school - Middle school
DRAFT January 14, 2022
D. Government
B. Auto-Related
Definition:
Definition:
A facility, building, structure, or use owned or operated by the federal government, State of Oklahoma, Tulsa County or other county, the City of Broken Arrow or other municipality, or any authority, agency, board, or commission of the above governments, that is necessary to serve a public purpose.
A facility providing services related to vehicles generally weighing less than 10,000 pounds. This category does not include vehicle sales and rentals (see § 4.3.4.L).
Examples: - Government administration and civic buildings
- Public safety facility
- Vehicle service and repair, minor
Definition: An facility that prepares and sells food or beverages for on- or off-premise consumption.
Definition: A facility providing meeting areas for religious or community activities. Affiliated preschools are classified as day care. Affiliated schools are classified as schools. Examples: Church Chapel Mosque Temple
- Car wash - Gasoline sales - Vehicle service and repair, major
C. Eating and Drinking
E. Place of Assembly
-
Examples:
-
Synagogue Classroom Meeting space Wedding chapel
Examples: -
Bakery, cake shop Bar/nightclub Catering service Coffee, tea shop Fruit and vegetable market - Ice cream, yogurt shop
- Micro food and beverage production, including microbrewery - Restaurant - Restaurant, drive-in - Restaurant, drive-thru
D. Indoor Entertainment § 4.3.4. Commercial Uses A. Animal Care A facility providing care for animals. Examples: Animal hospital Doggy day care Kennel, animal shelter Large animal clinic Pet boarding
DRAFT January 14, 2022
A facility that offers entertainment or games of skill to the general public in a primarily indoor setting. Examples:
Definition:
-
Definition:
- Pet grooming - Pet training facility - Veterinary clinic
- Fitness and recreational sports center - General indoor recreation - Private art gallery or museum
- Major entertainment facility - Movie theater
Broken Arrow, Oklahoma | New Orleans Square Overlay District
4-9
E. Medical Hospital
H. Office
Definition:
Definition:
A facility providing primarily in-patient, intensive, medical, or surgical care, including emergency care services. Includes facilities for extended care, intermediate care and out-patient care, living facilities for staff, research and educational facilities, doctor’s offices and any administrative offices necessary for operation of the facility.
A facility used for activities conducted in an office setting and generally focusing on business, professional or financial services. Examples: - Business or professional - Data storage center offices - Research laboratory - Call center
Examples: - Hospital
- Skilled nursing facility
F. Medical Laboratory Definition: A facility conducting medical research or testing and examining of materials derived from the human body, such as fluid, tissue or cells, for the purpose of providing information on diagnosis, treatment, mitigation, cure or prevention of disease.
I. Outdoor Recreation Definition: Facility providing entertainment or recreation activities primarily in an outdoor setting. Examples: - General outdoor recreation - Golf course or driving range
Examples: - Medical laboratory
- Dental laboratory
G. Medical Services
- Major entertainment facility - Race track - Shooting range - Zoo
J. Personal Service Definition:
Definition: A facility providing out-patient medical or surgical care.
An establishment that provides individual services related to personal needs.(2)
Examples:
Examples:
- Acute care - Blood plasma donation center - Birthing center - Chiropractor - Compounding pharmacy - Doctors office/dentist - Kidney dialysis
-
Medical office or clinic Physical therapist Orthodontist Optician, optometrist Surgical out-patient facility - Therapeutic massage - Urgent care, emergency medical office
- Dry cleaning and laundry service - Funeral services
- General personal services - Instructional services
K. Retail Definition: A facility involved in the sale, lease or rental of new or used products.(1)(2) Examples: - Alcoholic beverages, - Horitculture nursery retail sale sales - Convenience store with - Large retail gas sales - Open-air market or flea - General retail market
4-10
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 4.3.5. Industrial Uses L. Vehicle Sales and Rental
A. Heavy Industrial
Definition:
Definition:
A facility that sells, rents or leases vehicles generally weighing less than 10,000 pounds.
A facility that involves a heavy or intensive uses that may cause excessive smoke, odor, noise, glare, fumes or vibration, and may include uses that are unsightly, noxious or offensive.
Examples: - ATVs - Boats - Cars
- Motorbikes, scooters - Pick up trucks, vans, minivans
M. Bed and Breakfast Definition: A visitor accommodation facility providing for transient accommodation of short-term stays (excluding hotels and motels). See ZO § 10.3.D.11.a, Bed and Breakfast for defined bed and breakfast types. Examples: - Bed and breakfast
- Short-term rental
Examples: - Auto salvage yard - Building materials storage yard - Bulk storage of flammable liquids, chemical, cosmetics, drug, soap, paints, fertilizers and abrasive products - Contractor storage yard - Fleet storage - Fossil fuel storage - Heavy manufacturing
N. Hotel Definition: A building or group of buildings containing 9 or more sleeping rooms that are occupied or intended or designed to be occupied as the temporary abiding place of persons who are lodged with or without meals, for compensation. Examples: - Hotel
For medical marijuana businesses, see ZO § 10.3.D.11.a (1)
For sexually-oriented or other adult-oriented businesses, see Ord No. 3542 (2)
DRAFT January 14, 2022
- Livestock feeding yards or market - Lumberyard, building materials sales and storage - Mining and processing of raw materials, oil, and gas - Motor freight terminal - Recycling center - Scrap operations - Solid waste disposal - Towing/impounding of vehicles
B. Light Industrial Definition: A facility conducting light manufacturing and repair operations within a fully-enclosed building. Examples: - Baking, wholesale - Brewery, distillery, winery - Furniture upholstery installation or reupholstery - Laundry and dry cleaning plant, linen supply/diaper services - Light assembly
- Light manufacturing - Plumbing and heating supplies - Publishing facility - Sheet metal, welding, machine shop, tool repair - Woodworking, cabinet, furniture making
Broken Arrow, Oklahoma | New Orleans Square Overlay District
4-11
C. Makerspace
E. Warehouse and Distribution
Definition:
Definition:
A facility for small-scale, craft production, that produces or makes items that by their nature, are designed or made by an artist or craftsman by using hand skills.
A facility involved in the storage or movement of goods for themselves or other firms. Goods are generally delivered to other firms or the final consumer with little on-site sales activity to customers.
Examples:
Examples:
- Blacksmith, metalwork - 3D printing, laser cutting, software, computers, electronics - Clothing, textile or apparel, shoes - Ceramics, pottery
- Glass blowing - Jewelry, silverware and plated ware - Printing, screening - Woodworking, cabinet, furniture making
D. Research and Development
- Distribution center, parcel services - Enclosed storage (includes bulk storage, cold storage plants, frozen food lockers, ice, and general freight storage)
-
Mini-storage Office warehouse Storage yard Warehouse Wholesale establishment
Definition: A facility focused primarily on the research and development of new products. Examples: - Laboratories, offices and other facilities used for research and development by or for any individual, organization or concern, whether public or private.
4-12
- Prototype production facilities that manufacture a limited amount of a product in order to fully investigate the merits of such a product. - Pilot plants used to test manufacturing processes planned for use in production elsewhere.
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 4.4. ACCESSORY
USES & STRUCTURES
§ 4.4.1. General Provisions Accessory uses and structures located within the New Orleans Square Overlay District are required to meet the standards of ZO § 3.3., Accessory Uses and Structures, with the exception of any standards that conflict with the provisions of this Division.
§ 4.4.2. Accessory Structures A. All accessory structures must meet the regulations of ZO § B. All accessory structures must meet all applicable principal structure requirements except: 1.
Accessory structures cannot encroach into a front yard.
2. Accessory structures can encroach into a secondary street yard provided: a. They are screened by a wall or fence a minimum height of 6 feet; b. The wall or fence is at least 90% opaque; and c. They do not in total occupy more than 50% of the area of any secondary street yard.
§ 4.4.3. Accessory Uses A. Permitted Accessory Use Table NT2 UN3 UN3+ UG3 UG3+ SH3+
Use Standards
Home Occupations
P*
P*
P*
P*
P*
P*
ZO § 3.3.D.1.
Swimming Pools & Equipment
P*
P*
P*
P*
P*
P*
ZO § 3.3.D.2.
Storage Buildings
P*
--
--
--
--
--
ZO § 3.3.D.3.
Outdoor Display & Sales
P*
P*
P*
P*
P*
P*
ZO § 3.3.D.4.
--
--
--
--
--
--
ZO § 3.3.D.5.
Outdoor Storage Key:
DRAFT January 14, 2022
P Permitted Use
C Conditional Use
* Use Standard applies
-- Not Permitted
Broken Arrow, Oklahoma | New Orleans Square Overlay District
4-13
Div. 4.5. TEMPORARY
& TRANSITIONAL USES
§ 4.5.1. Temporary Uses Temporary uses located within the New Orleans Square Overlay District are required to meet the standards of ZO § 3.4., Temporary Uses and Structures, with the exception of any standards that conflict with the provisions of this Division.
§ 4.5.2. Transitional Uses Transitional uses may be approved for a maximum duration of 2 years, after which the use must be discontinued or receive a permit renewal. Permanent structures associated with transitional uses are limited to 200 square feet in floor area.
4-14
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Chapter 5.
DEVELOPMENT STANDARDS Div. 5.1. Applicability........................................................................5-2 § 5.1.1. Project Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . 5-2
Div. 5.2. Streets..................................................................................5-3 § 5.2.1. Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-3
Div. 5.3. Access, Parking, & Loading..............................................5-7 § 5.3.1. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 § 5.3.2. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9 § 5.3.3. Loading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-11 § 5.3.4. Bicycle Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-12
Div. 5.4. Landscaping & Screening .............................................5-15 § 5.4.1. Parking Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . 5-15 § 5.4.2. Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-17
Div. 5.5. Utilities & Equipment..................................................... 5-22 § 5.5.1. Utilities & Equipment Location . . . . . . . . . . . . . . . . . . . 5-22
Div. 5.6. Signs.................................................................................. 5-23 § 5.6.1. Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-23
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-1
Div. 5.1. APPLICABILITY All applications for development filed after the effective date of this Overlay must comply with the standards in this Chapter, as further specified below.
§ 5.1.1. Project Applicability A. Standards apply based on the type of project activity proposed, as shown in the table below. Additional details about the application of development standards may be included in the specific Division for that standard.
§ 5.2.1
Streets
§ 5.3.1
Access
§ 5.3.2
Parking
§ 5.3.3
Loading
§ 5.3.4
Bicycle Parking
§ 5.4.1
Parking Landscaping
§ 5.4.2
Screening
§ 5.5.1
Utilities & Equipment Location = Standards apply
5-2
New Orleans Square Overlay District | Broken Arrow, Oklahoma
Maintenance & Repair
Renovation
Change of Use
Facade Modification
Site Modification
Addition
New Construction
Project Activity
= Standards do not apply
DRAFT January 14, 2022
Div. 5.2. STREETS § 5.2.1. Streets A. Intent To create a connective network that promotes an active public realm and the use of active transportation by creating safe and convenient facilities for pedestrians and bicyclists. To improve the safety of all transportation users throughout the district. And to successfully integrate the district into it's surroundings, while mitigating any negative impacts on adjacent neighborhoods.
B. Applicability Sites located within 50 feet from a street shown on the Regulating Plan (§ 1.4.1.) must develop the indicated street according to this section.
C. Street Development 1.
Streets must be developed in accordance with the Regulating Plan (§ 1.4.1.) and the standards in § 5.2.1.D, Street Types.
2. Streets identified on the Regulating Plan (§ 1.4.1.) as "required location" must be developed no more than 50 feet from the location shown on the map. 3. Streets identified on the Regulating Plan (§ 1.4.1.) as "flexible location" must be developed no more than 150 feet from the location shown on the map. 4. For modifications to street designations, see § 3.1.5., Street Designations Modifications 5. The length of all sides of a block must be at least 200 feet. Blocks may be separated by either primary or secondary streets. Alleys are included within the calculation of the dimensions of a block. 6. Streets must meet the standards provided in § 5.2.1.D, Street Types. 7.
Where a street is proposed to be located along the perimeter of a proposed development site, the street may be built to the appropriate "half-street" standards. Where a "half-street" configuration is provided to meet the requirements of this section, the development of all travel lanes is required. The development of all street and streetscape elements outside of the travel lanes on the side of the street opposite of the new development is not required.
8. Critical connections identified on the Regulating Plan (§ 1.4.1.) may not be moved from their shown location. Streets must connect to these critical connections as shown on the Map. Where an existing parcel conflicts with such a connection, then a stub must be provided adjacent to the parcel to allow for a future connection.
D. Street Types The following pages describe Primary Streets, Secondary Streets, and Alleys and provide the standards for each type of street.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-3
See District
STREET
C D E F
Bike lane
5' min*
Bike buffer
2' min
Gutter pan
12" min
Curb lane
8' min
Parking
Required
Bulb-outs
Required
G Travel lane Turn lane
9' min/10'max 10' min/12' max
*must not include gutter pan
5-4
New Orleans Square Overlay District | Broken Arrow, Oklahoma
No Bike Lane
See District
H 34' min
48' min
HALF-STREET CONFIGURATIONS No Bike Lane
A Pedestrian zone B Furniture zone
FULL-STREET CONFIGURATIONS
26' min
With Bike Lane
STREETSCAPE
With Bike Lane
1. Primary Street
33' min
DRAFT January 14, 2022
2. Secondary Street
STREET
C Gutter pan D Curb lane Parking lane Bike lane Bike buffer
E Travel lane Turn lane *must not include gutter pan
DRAFT January 14, 2022
12" min 8' min 8' min 5' min* 2' min 9' min/10'max 10' min/12' max
With Parking
See District
34' min
With Bike Lane
See District
F
34' min
HALF-STREET CONFIGURATIONS No Bike Lane
A Pedestrian zone B Furniture zone
FULL-STREET CONFIGURATIONS
19' min
With Bike Lane
STREETSCAPE
26' min
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-5
3. Alley
Pedestrian zone
n/a
Furniture zone
n/a
C
Min
STREET CONFIGURATIONS
19' min
Max
STREETSCAPE
22' max
STREET
A Flush Curb B Travel lane
5-6
6" min 9' min/10'max
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 5.3. ACCESS,
PARKING, & LOADING
§ 5.3.1. Access A. Intent To ensure vehicle access to sites is designed to support the safety of all users by minimizing conflicts with pedestrians, cyclists, transit vehicles, micro-mobility devices, and automobile traffic on the abutting public right-of-way, and to avoid detrimental effects on the surrounding public realm, while providing sufficient access to automobile parking and motor vehicle use areas.
B. General Provisions 1.
All existing and proposed development that provides on-site parking or loading must provide a satisfactory means of vehicle access to and from a street or alley.
2. Every platted lot is permitted at least one driveway. 3. Where an existing or proposed alley exists, vehicle access must take place from the alley. 4. No driveways are permitted to take access from primary streets, except for lots located in the NT2 District. Sites zoned NT2 that take access from a primary street must meet the standards of § 5.3.1.C.3, Side Drive.
C. Driveway Design 1. Applicability a. All new driveways to or from a street serving an on-site parking area of any size. b. The driveway design standards of this section do not apply to driveways that take access from an improved alley.
2. All Driveways a. All driveways must be fully paved and constructed with concrete, asphalt, paving blocks, brick, other similar materials, or pervious surfacing materials intended for outdoor automobile use. b. All driveways must meet the following dimensional standards. Number of Number of lanes driveways per per driveway site (max) (max)
Lane width (min/max)
Driveway serving up to 6 on-site parking spaces
1
1
8'/11'
Driveway serving 7 to 50 on-site parking spaces
1
2
8'/11'
Driveway serving 51 or more onsite parking spaces
2
2
8'/12'
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-7
c. Where the Fire Code requires wider paved access, the access width beyond the maximum specified here shall be designed and designated for pedestrian uses and may not accommodate motor vehicle uses with the exception of emergency events. d. Lane width is measured separately for each driveway lane from edge of designated lane to edge of designated lane along the street lot line.
3. Side Drive Sites in the NT2 District that take access from a primary street must meet the following standards: a. The driveway may be no wider than 10 feet for a depth of 40 feet, measured perpendicular from the primary street lot line b. No designated on-site parking spaces may be located within 40 feet of the primary street lot line.
’ 40 in) (m
’ 40 in) (m
’ 10 ax) (m
D. Relief A vehicle access dimensional standard may be modified by up to 10% in accordance with § 6.2.2, Administrative Adjustment.
5-8
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 5.3.2. Parking A. Intent 1.
To reduce parking demand, support the use of alternative forms of transportation, promote reuse and redevelopment of existing buildings, reduce the overall cost of construction and development and increase the overall efficiency and use of taxable land within the city.
2. To help ensure parking lots are designed to create safe, comfortable and attractive environments for users and pedestrians, while also mitigating negative environmental effects through landscaping and surface design.
B. On-Site Parking 1. Required Parking a. The minimum number of required parking spaces for a site is 50% of the minimum required parking as determined by the regulations of ZO § 5.4., Off-Street Parking and Loading. b. Where the calculation of required parking spaces results in a fractional number, the fractional result is rounded up to the next highest whole number.
2. Reserved Parking On-site parking spaces may be reserved for a specific tenant or unit, provided that the following standards are not exceeded.
a. Residential i.
A maximum of 1 space per efficiency or 1-bedroom dwelling unit may be reserved.
ii.
A maximum of 2 spaces per 2-bedroom or greater dwelling unit may be reserved.
b. Nonresidential No more than 1⁄3 of the total provided spaces may be reserved.
C. Parking Lot Design 1. Applicability The parking lot design standards of this Section apply only to off-street parking lots containing 6 or more parking spaces.
2. Design a. All portions of a parking lot must be accessible by automobiles to all other portions of the parking lot without requiring the use of a street (except for an alley). b. Full and permanent parking space delineation is required. Delineation may include striping, wheel stops, curbing, or other similar permanent materials which clearly define and delineate parking space. Full parking space delineation means clear markings for all three sides of a space.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-9
c. All parking areas including drive aisles and driveways must be fully paved and constructed with concrete, asphalt, paving blocks, brick, other similar materials, or pervious surfacing materials intended for outdoor automobile use.
3. Lighting Parking lots must be illuminated in accordance with ZO § 5.6., Exterior Lighting.
4. Landscaping Parking lots must be landscaped and screened in accordance with § 5.4.1., Parking Landscaping.
D. Parking Structure Design 1. Applicability The parking structure design standards of this section apply to all street-facing parking structures.
2. Landscaping Parking structures must be landscaped and screened in accordance with § 5.4.1., Parking Landscaping.
E. Relief A parking standard may be modified by up to 15% in accordance with § 6.2.2., Administrative Adjustment.
5-10
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 5.3.3. Loading A. Intent To provide for the location and design of off-street loading areas to accommodate motor vehicles, while balancing the needs of other users of the lot and mitigating any negative effects on adjacent properties.
B. Off-Street Loading Area Design 1.
With the exception of areas specifically designated by the Director, loading and unloading activities are not permitted on a street, not including an alley.
2. Loading and unloading activities may not encroach on or interfere with the use of sidewalks, drive aisles or queuing areas. 3. Loading areas may not be located within a primary street yard. See § 3.1.7., Yard Determinations for primary street yard determination. 4. Where a loading area faces a street or common lot line, the loading area must be screened with a Type B1 common lot line screen, in accordance with § 5.4.2., Screening.
C. Relief A loading area screening requirement may be modified by up to 15% in accordance with § 6.2.2., Administrative Adjustment.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-11
§ 5.3.4. Bicycle Parking A. Intent To promote bicycling as an alternative to automobile transportation and to help ensure safe, secure, accessible, and convenient storage of bicycles for all users.
B. Applicability All allowed uses in Chapter 4, Use must meet the bicycle parking standards of this section, with the exception of the following: 1.
Projects with 4 or fewer dwelling units are not required to provided short or long-term bicycle parking.
2. Dwelling units with individually accessed private garages are not required to provide long-term bicycle parking.
C. Required Bicycle Parking Spaces 1.
Bicycle parking must be provided in accordance with the following table. Required Short-Term Spaces (min)
Required Long-Term Spaces (min)
Household Living (1)
1 space per 10 units, 2 min
1 space per dwelling unit
Group Living
1 space per 6 beds, 2 min
1 space per 3 beds
Social Services
1 space per 6 beds, 2 min
1 space per 3 beds
1 space per 2,000 SF of site area
None
1 space per 5,000 SF of gross floor area, 2 min
1 space per 10,000 SF of gross floor area, 2 min
1 space per 2,500 SF of gross floor area, 2 min
1 space per 5,000 SF of gross floor area, 2 min
1 space per 10,00 SF of gross floor area, 2 min
1 space per 5,000 SF of gross floor area, 2 min
RESIDENTIAL USES
OPEN USES
All uses PUBLIC USES
All uses COMMERCIAL USES
All uses INDUSTRIAL USES
All uses
No short-term or long-term bicycle spaces are required where there are 3 or less units on the site.
(1)
2. When the application of the bike parking results in the requirement of a fractional bicycle parking space, fractions of ½ or more are counted as 1 space.
5-12
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
D. Bicycle Parking Facilities 1. General a. Bicycle parking must consist of bicycle racks that support the bicycle frame at two points. b. Racks must allow for the bicycle frame and at least one wheel to be locked to the rack. c. If bicycles can be locked to each side of the rack, each side may be counted as a required space. d. Spacing of bicycle racks must provide clear and maneuverable access. e. Bicycle parking spaces must be located on paved or pervious, dust-free surface with a slope no greater than 3%. Surfaces cannot be gravel, landscape stone, or wood chips. Racks must be securely anchored to a permanent surface. Bicycle parking spaces must be a minimum of 2 feet wide and 6 feet long.
6’ (min)
f.
2’ (min)
g. Bicycle parking must be provided in a well-lit area.
2. Short-Term Bicycle Parking a. Short-term bicycle parking must be publicly accessible, be located on-site, and cannot be located further away than the closest non-accessible parking space. If no parking is provided on-site, then the short-term bicycle parking must be no further than 100 feet from the building it serves. b. Short-term bicycle parking may be located within the public right-of-way subject to approval of a license for use of public right-of-way. c. Business operators or property owners who choose to install bicycle parking within the public right-of-way are responsible for maintaining the racks.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-13
3. Long-Term Bicycle Parking a. Long-term bicycle parking offers a secure and weather protected place to park bicycles for employees, residents, commuters, and other visitors who generally stay at a site for several hours. b. The bicycle parking area must be located on-site or in an area within 200 feet of the building it serves.
E. Relief 1.
A bicycle parking requirement may be reduced by up to 10% in accordance with § 6.2.2., Administrative Adjustment. In no case may the requirement be less than 2 spaces.
2. A bicycle parking dimensional standard may be modified by up to 15% in accordance with § 6.2.2., Administrative Adjustment.
5-14
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 5.4. LANDSCAPING
& SCREENING
§ 5.4.1. Parking Landscaping A. Intent To ensure parking lots and structures are designed to create safe, comfortable and attractive environments for users and pedestrians, while also mitigating heat island effects, absorbing noise pollution, managing stormwater runoff, sequestering carbon emissions and supporting urban biodiversity through landscaping and surface design.
B. Applicability 1.
Interior and median island landscaping is required on all surface parking lots that are located on a site containing more than 20 spaces
2. Perimeter screening is required on all street-facing surface parking lots and parking structures located within 50 feet of a street lot line.
C. Perimeter Screening 1. Parking Lots Parking lots must be screened with a Type A1 or A2 screen that meets the standards of § 5.4.2., Screening for the width of the street-facing portion of the parking lot.
2. Parking Structures Parking structures must be screened with a Type A1 or A2 screen that meets the standards of § 5.4.2., Screening for the width of the street-facing portion of the parking structure.
D. Interior Islands 1.
A landscaped interior island must be provided every 10 parking spaces. Interior islands must be distributed evenly throughout the parking lot. Interior islands may be consolidated or intervals may be expanded in order to preserve existing trees.
2. An interior island abutting a single row of parking spaces must be a minimum of 9 feet in width and 150 square feet in area. Each island must include 1 large tree. 3. An interior island abutting a double row of parking spaces must be a minimum of 9 feet in width and 300 square feet in area. Each island must include 2 large trees. 4. For required trees, see ZO § 5.2.B.4.a., Approved Tree List for Landscape Requirements. 5. Interior islands may be installed below the level of the parking lot surface to allow for runoff capture.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-15
E. Median Islands 1.
A landscaped median island must be provided between every 4 single parking rows. Intervals may be expanded to preserve existing trees on the lot.
2. A landscaped median island must be at least 6 feet wide. A median island with a pedestrian walkway must be a minimum of 12 feet wide.
Interior Is
land
Single Ro
w
Median Is
Single Ro
land
w
Single Ro
w
Single Ro
w
Single Ro
Row
w Single Ro
w
Sin
gle
Interior Is
land
Double Ro
Double Ro w
Perimete r
Screenin
g
Sin
Single Ro
gle
w
Row
w
Single Ro
w
F. Relief A parking lot landscaping dimensional standard may be modified by up to 15% in accordance with § 6.2.2., Administrative Adjustment.
5-16
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
§ 5.4.2. Screening A. Intent To screen the negative impacts of uses on the public realm, promoting visual interest and increasing comfort for users of the adjacent streetscape.
B. General Provisions 1.
Required walls and fences including their sub-grade elements, such as footings or foundations, must be located entirely on site.
2. Planting required to meet a screening standard that conflicts spatially with any similar existing vegetation is not required. 3. No buildings, structures or parking areas are allowed in the screening area. 4. All walls and fences provided must meet ZO § 5.2.E.3., Design Standards for Fences and Walls. 5. All required plants and their planting areas must meet ZO § 5.2.B.4., General Landscaping Requirements and Standards.
C. Street Lot lines 1. Applicability a. Where a parking lot (or drive aisle or other type of area designed for motor vehicles) faces a street lot line, a Type A1 or A2 screen is required along the street lot line for the length of the parking lot. b. Where a loading area faces a street lot line, a Type A3 screen is required along the street lot line for the length of the loading area. c. Where an outdoor storage area faces a street lot line, a Type A3 screen is required along the street lot line for the length of the outdoor storage area.
2. Standards a. Where a wall or fence is required as part of the screening type requirements, any required planting must be installed between the wall or fence and the street. b. Screens must be located along the street lot line for the perimeter of the use subject to the screening requirements. Breaks for pedestrian, bicycle and vehicle access are allowed, provided the break in the screen is the minimum practical width. Driveways or walkways must cross at or near a perpendicular angle.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-17
3. Street Lot Line Screening Types
Type A1
Type A2
Landscape buffer intended for parking lot and parking structure perimeters (including drive aisles, maneuvering areas and fire lanes) that face a street lot line.
Landscape buffer with a low wall or fence intended for parking lot and parking structure perimeters (including drive aisles, maneuvering areas and fire lanes) that face a street lot line.
D
b
C
b
Stre
Stre
et
et
A
SCREENING AREA
A Depth (min) b % of perimeter screened (min) Required plant type
c Large trees (min per 50')
A
SCREENING AREA
10' 80% Screening plants 3
WALLS & FENCES
A Depth (min) b % of perimeter screened (min) Required plant type
C Large trees (min per 50')
n/a
Height (max)
6’ n/a
D Height (min) Height (max)
80% Screening plants 3
New Orleans Square Overlay District | Broken Arrow, Oklahoma
3.5' 6’
Opacity Below 3.5' (min)
90%
3.5' and above (max)
50%
E Setback from lot line (min)
5-18
7'
WALLS & FENCES
Height (min) Opacity
C
4’
DRAFT January 14, 2022
Type A3 Landscape buffer with a high wall or fence intended for screening outdoor storage and loading areas that face a street lot line.
D
b
C
Stre
et
A
SCREENING AREA
A Depth (min) b % of perimeter screened (min) Required plant type
C Large trees (min per 50')
7' 80% Screening plants 3
WALLS & FENCES
D Height (min)
6'
Height (max)
8’
Opacity (min)
90%
E Setback from lot line (min)
DRAFT January 14, 2022
4’
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-19
4. Common Lot Lines a. Applicability i.
Where a loading area faces a common lot line, a Type B1 screen is required along the common lot line for the length of the loading area.
ii.
Where an outdoor storage area faces a common lot line, a Type B1 screen is required along the common lot line for the length of the outdoor storage area.
b. Standards
5-20
i.
To allow for access for maintenance, the required plantings must be located on the inside of the wall or fence.
ii.
Required common lot line screens must be located along the common lot line for the length of the use or lot line subject to the screening requirement. Breaks for pedestrian, bicycle and vehicle access are allowed, provided the break in the screen is the minimum practical width. Driveways or walkways must cross at or near a perpendicular angle.
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
c. Common Lot Line Screening Types
Type B1
Type B2
Medium landscape buffer with a high wall or fence intended for screening outdoor storage and loading areas that face a common lot line.
Wide landscape buffer with a high wall or fence intended for buffering incompatible uses.
C
C B B Abu
tting
Abu
tting
Prop
erty
Prop
erty
A
A
SCREENING AREA
A Depth (min) B Large trees (min per 50')
SCREENING AREA
7' 3
WALLS & FENCES
A Depth (min) B Large trees (min per 50')
10'
Shrubs (min per 50)
15
3
C Height (min)
6'
WALLS & FENCES
Height (max)
8’
C Height (min)
6'
Opacity (min)
90%
Height (max)
8’
0'
Opacity (min)
90%
Setback from property line (min)
DRAFT January 14, 2022
Setback from property line (min)
0'
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-21
Div. 5.5. UTILITIES
& EQUIPMENT
§ 5.5.1. Utilities & Equipment Location A. Intent To mitigate any negative impacts of necessary utilities and equipment on the occupants of a site, adjacent sites, and the public realm.
B. Applicability Utilities and equipment location standards apply to all overhead utilities, ground mounted mechanical equipment and refuse collection receptacles provided on-site
C. Overhead Utilities 1.
Unless a waiver is authorized by the City Council, all electrical and telephone lines and wires along all primary and secondary streets must be placed underground. Feeder and other major transmission lines may remain overhead. All utility installation must conform to the City's adopted technical standards and specifications.
2. Overhead utilities may be located along an alley right-of-way.
D. Mechanical Equipment 1.
Ground-mounted mechanical equipment is not permitted in primary or side street yards.
2. Wall-mounted mechanical equipment is not permitted on building facades adjacent to a primary or side street yard.
E. Refuse Collection Receptacles 1.
For purposes of this section, the term "refuse collection receptacles" includes dumpsters, garbage cans, debris piles, or grease containers, but does not include trash or recycling receptacles for pedestrians or for temporary construction sites. This section also does not apply to refuse collection receptacles such as garbage cans that are normally stored indoors and brought outdoors on garbage pickup days.
2. Refuse collection receptacles are not permitted in primary or side street yards.
5-22
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Div. 5.6. SIGNS § 5.6.1. Signs A. Intent To ensure that signs are designed and scaled primarily for pedestrians.
B. Applicability Sign standards apply to all districts.
C. All Signs All signs must follow the standards specified in ZO § 5.7., Signs.
D. Monument Signs Monument signs must not exceed 10' in height.
E. Free Standing Signs Freestanding signs must not exceed 80' in height and 100 square feet in display area.
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
5-23
5-24
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
Chapter 6.
ADMINISTRATION Div. 6.1. Land Subdivision Code.................................................... 6-2 § 6.1.1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-2
Div. 6.2. Zoning Ordinance............................................................ 6-2 § 6.2.1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-2 § 6.2.2. Administrative Adjustment . . . . . . . . . . . . . . . . . . . . . . 6-2 § 6.2.3. Alternative Compliance . . . . . . . . . . . . . . . . . . . . . . . 6-3
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
6-1
Div. 6.1. LAND
SUBDIVISION CODE
§ 6.1.1. Applicability The Broken Arrow Land Subdivision Code applies in the New Orleans Square Overlay, except as expressly set out within this Overlay. Overlay provisions supersede any conflicting provisions in the Land Subdivision Code. In particular, this Overlay provides specifications for: A. Street designations; B. Access, including street and all access; C. Streetscape, including pedestrian zones, furniture zones and street trees; and D. Street frontage requirements for lots.
Div. 6.2. ZONING
ORDINANCE
§ 6.2.1. Applicability The Broken Arrow Zoning Ordinance applies in the New Orleans Square Overlay, except as expressly set out within this Overlay. Overlay provisions supersede any conflicting provisions in the Zoning Ordinance. In particular, this Overlay provides for: A. Zoning districts (ZO Chapter 2); B. Use Regulations (ZO Chapter 3), including allowed uses and use standards; C. Dimensional Standards (ZO Chapter 4), including measurements and exceptions; D. Development Standards (ZO Chapter 5), including multifamily design standards, street standards, street types, parking and access, landscaping and screening, walls and fences, lighting, and districtspecific standards; E. Review and Approval Procedures (ZO Chapter 6), including procedures for administrative adjustments and alternative compliance.
§ 6.2.2. Administrative Adjustment A. Administrative adjustment allows a project to receive minimal relief from specific design standards specified in the rules of interpretation relief sections in Chapter 3 of this Overlay. B. An application for administrative adjustment must accompany an application for another required process, such as site plan review. C. The Director will not approve an administrative adjustment unless all of the following conditions exist: 1.
6-2
There are practical difficulties pertaining to the particular piece of property in question because of its size, shape or topography;
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022
2. The requested adjustment will be in harmony with the purpose and intent of the Zoning Ordinance and this Overlay; 3. The requested adjustment will not be injurious to the neighborhood or to the general welfare; and 4. The adjustment requested is the minimum adjustment that will make possible the proposed use of the land, building or structure. D. Following approval of a project, no further administrative adjustment is allowed. E. Where an administrative adjustment is denied by the Director, relief may be granted through the zoning variance process (ZO § 6.8., Variances).
§ 6.2.3. Alternative Compliance A. Alternative compliance allows a project to use an alternative design approach to satisfy a particular design standard. The alternative design approach must satisfy the specified intent of the particular design standard, and must generate an outcome equal to or better than the design standard in this Overlay or the Zoning Ordinance. B. An application for alternative compliance must accompany an application for another required process, such as site plan review. C. The Director will determine whether an alternative design approach appropriately satisfies the intent of the design standard, and equals or exceeds the outcome generated by the original design standard. D. Following approval of a project, no further alternative compliance is allowed. E. Where alternative compliance is denied by the Director, relief may be granted through the zoning variance process (ZO § 6.8., Variances).
DRAFT January 14, 2022
Broken Arrow, Oklahoma | New Orleans Square Overlay District
6-3
6-4
New Orleans Square Overlay District | Broken Arrow, Oklahoma
DRAFT January 14, 2022