Chapter 2 establishes the city's zoning districts and contains statements of purpose for each of the districts. Chapter 3, Use regulations, and Chapter 4, Dimensional standards, identify the uses allowed within the districts and the dimensional standards applying to development in the districts, respectively.

A.

Zoning districts established. The following zoning districts are established:

TABLE 2.1-1: ZONING DISTRICTS ESTABLISHED

NOTE: On the Zoning Map, the prefix "A" will be added to one of the abbreviations above for transitional properties being annexed.

B.

Zoning map.

1.

The zoning districts are shown on the "City of Broken Arrow Zoning Map" (Zoning Map). The boundaries of zoning districts established in this Ordinance are delineated upon the zoning map and adopted as part of this Ordinance. Procedures for amending the zoning map are in subsection 6.3.D., Applications to amend the zoning map (rezonings).

2.

In the event of uncertainty in the exact boundaries of any of the districts as shown on the zoning map, the planning commission, upon written application or upon its own motion, shall recommend the location of such boundaries to the board of adjustment and the board of adjustment shall make the final determination.

C.

Relationship to overlay districts. All lands within the city shall be designated as one of the base zoning districts listed in Sections 2.2 through 2.5. In addition, some lands may be designated as one (1) or more of the overlay districts listed in Section 2.6. Where the property is designated as an overlay district as well as a base zoning district, the regulations governing development in the overlay district shall apply in addition to the regulations governing development in the underlying base district. In the event of an express conflict between the two sets of standards, the standards for the overlay district shall control.

D.

Zoning district name changes. The zoning district names in effect prior to the effective date of this Ordinance are hereby converted as shown on the following table:

(Ord. No. 3465, § I, 12-20-2016; Ord. No. 3719, § I, 2-15-2022)

A.

Agricultural district (A-1).

1.

The A-1 district is established for the following purposes:

a.

To provide for the continued use of land for predominately agricultural purposes;

b.

To preserve undeveloped areas until they can feasibly be developed at urban standards and with adequate public safeguards of health, safety, and welfare; and

c.

To provide a base (or holding) zoning classification for all newly annexed property.

A.

General purposes of residential districts. The residential zoning districts contained in this section are intended to:

1.

Provide appropriately located areas for residential development that are consistent with the comprehensive plan and with standards for public health, safety, and general welfare;

2.

Allow for a variety of housing types that meet the diverse economic and social needs of residents;

3.

Protect the scale and character of existing residential neighborhoods and community character;

4.

Discourage any use that would generate traffic or create congestion on neighborhood streets other than the normal traffic that serves the residents of the district; and

5.

Discourage any use that, because of its character or size, would create additional requirements and costs for public services that are in excess of such requirements and costs if the district were developed solely for the intended type of residential uses.

B.

Residential estate (RE). The RE district is intended to promote and encourage a suitable environment for residential development on large parcels of land at a low rate of urban population density. It is the intent of this district to encourage the construction of and the continued use of the land for single-family dwellings, and to prohibit commercial and industrial use or any other use that would substantially interfere with development or continuation of single-family dwellings or any use not performing a neighborhood function. The district also is intended to encourage low to moderate density neighborhoods to help manage the floodplain and encourage low density near and around floodprone and low-lying areas. On-site sewage disposal may be used in this district; future rezonings to the RE district should be consistent with the city's plans for sanitary sewer line extension.

C.

Single-family residential district (RS-1). The RS-1 district is intended to promote and encourage the construction of and continued use of land for single-family dwellings with a greater density than the RE district but a lesser density than the RS-2 district. The district prohibits commercial, office, and industrial uses or any other use that would substantially interfere with the development or continuation of single-family dwellings in the district.

D.

Single-family residential district (R-2). The R-2 district is intended as a district in which the predominant use of land is for single-family dwellings. It is the purpose of this district to promote the construction of and the continued use of the land for single-family dwellings. The intent of this district further prohibits commercial and industrial use or any other use that would substantially interfere with the development or continuation of single-family dwellings in this district.

E.

Single-family residential district (RS-2). The RS-2 district is intended to promote the construction of and the continued use of the land for single-family dwellings with a greater density of land use allowed than in the RS-1 district. The district prohibits commercial and industrial use or any other use that would substantially interfere with the development or continuation of single-family dwellings in this district.

F.

Single-family residential district (RS-3). The RS-3 district is intended for single-family dwellings at a higher density than allowed in the RS-1 and RS-2 districts. The district prohibits commercial and industrial use or any other use that would substantially interfere with the development or continuation of single-family dwellings in this district.

G.

Single-Family Residential District (RS-4). The RS-4 district is intended for single-family dwellings at a higher density than allowed in the RS-2 and RS-3 districts. The front building setback line in the RS-4 district is also less than in the RS-2 and RS-3 districts. The district prohibits commercial and industrial use or any other use that would substantially interfere with the development or continuation of single-family dwellings in this district.

H.

Residential duplex (RD). The RD district is intended for the construction of and the continued use of the land for single-family and two-family dwellings. The district prohibits commercial and industrial use or any other use that would substantially interfere with the development or continuation of single-family or two-family dwellings in this district.

I.

Residential multifamily (RM). The RM district is intended to accommodate the development of multifamily units, including apartments and condominiums, in neighborhoods with medium to high residential densities. It is the intent of this district, through proper site planning and design, to provide compatibility of uses in zoning, assure privacy and individuality by adequate screening techniques, protect adjacent property values, and make provisions for usable open space (exclusive of parking areas and streets).

J.

Residential mobile home park district (RMH). The RMH district is intended to encourage the development of properly planned mobile home parks and subdivisions in residential environments and to establish standards for the size, design, and quality of mobile home parks.

K.

Inactive residential districts. The following districts are carried forward from the prior version of the Broken Arrow Zoning Ordinance. All existing lots and uses in these districts are legal and conforming, provided they conform to the applicable standards of the prior ordinance. However, these districts are considered "inactive," in that no more zonings or rezonings may be approved to these districts following the effective date of this Ordinance. Development in an inactive residential district is subject to all applicable requirements of this Ordinance, including the use regulations of Chapter 3, the dimensional requirements of Chapter 4, and the development and design standards of Chapter 5, that are not governed by the zone district standards of an inactive district.

1.

Single-family residential district (R-1) [inactive]. The R-1 district is intended to promote and encourage a suitable environment for family life on parcels of land large enough to accommodate the long ranch-type home and allow adequate open space for circulation of air and the landscaping of yards. It is the intent of this district to encourage the construction of and the continued use of the land for single-family dwellings, and to prohibit commercial and industrial use or any other use that would substantially interfere with development or continuation of single-family dwellings in this district or any use not performing a neighborhood function.

2.

Single-family residential district (R-3) [inactive]. The R-3 district is intended to provide an area for single-family housing at a higher density than permitted in the "R-1" and "R-2" districts. The construction and continued use of this land for single-family dwellings is encouraged and the encroachment of commercial and industrial use or any other use that would substantially interfere with the development and continuation of this district as single-family dwellings is prohibited.

(Ord. No. 3465, § II, 12-20-2016)

A.

General purposes of mixed-use districts. Mixed-use districts define the uses of land and the siting and character of the improvements and structures to promote compatibility between residential and nonresidential uses. The districts also are intended to encourage redevelopment of underutilized parcels and infill development of vacant parcels. The mixed-use districts specifically are intended to:

1.

Concentrate higher-density residential development and commercial and office employment efficiently in and around the downtown, major employment centers, and other designated centers of community activity;

2.

Encourage mixed-use and higher-density redevelopment, conversion, and reuse of aging and underutilized areas, and increase the efficient use of available land in the city;

3.

Create compact and pedestrian-oriented environments that encourage transit use and pedestrian access; and

4.

Ensure that development in mixed-use areas is of high quality and provides pedestrian scale and interest through use of varied forms, materials, details, and colors, especially at the ground floor and second story.

B.

Neighborhood mixed-use district (NM). The NM district is intended to provide for small, compact commercial centers within or surrounded by residential areas, compatible in scale and character with surrounding residential uses, to serve the convenience needs of the immediately surrounding neighborhood. NM centers are between one-half to five acres in size. Ground-floor small-scale retail is required and upper-story residential and office uses are encouraged. Continuous retail frontages, largely uninterrupted by driveways and parking, are encouraged.

C.

Community mixed-use district (CM). The CM district is intended to provide for community-serving mixed-use development at a higher scale than is appropriate for neighborhood locations. The CM district is intended for use along selected corridors and at important nodes in the city on sites of five acres or larger. The CM district is intended to include commercial, institutional, recreational, and service facilities needed to support surrounding neighborhoods and the community at large. Medium- to higher-density housing should be incorporated within or located around the district. Development should facilitate pedestrian connections between residential and nonresidential uses.

D.

Downtown mixed-use core district (DM). The DM district is intended to provide for and encourage development and redevelopment that preserves and enhances the unique character and vitality of the Broken Arrow downtown. Small-scale offices, retail, and upper-story residential uses are allowed. Design standards focus on creating a human-scaled, pedestrian-oriented and walkable downtown that invites commercial development and complementary residential opportunities. Continuous retail frontages, largely uninterrupted by driveways and parking, are encouraged.

E.

Downtown fringe district (DF). The DF district is intended to apply to those areas within the downtown core area but outside the DM district. DF district uses may have a similar form, density, and height as DM areas, but typically generate a lower intensity of activity, both vehicular and pedestrian. Commercial, office, and residential uses are allowed on all floors in the DF district. Uses within the DF district are subject to additional design considerations, since they abut residential neighborhoods in many cases.

A.

General purposes of commercial and industrial districts. The commercial and industrial zoning districts contained in this section generally are intended to:

1.

Provide appropriately located areas consistent with the comprehensive plan for retail, service, office, and industrial uses;

2.

Strengthen the city's economic base and provide employment opportunities close to home for residents of the city and surrounding communities; and

3.

Minimize any negative impact of nonresidential development on adjacent residential districts.

B.

Office neighborhood (ON). The ON district is intended to provide locations for offices that serve and are compatible with residential uses.

C.

Commercial neighborhood district (CN). The CN district is intended for small, compact commercial uses within or surrounded by residential areas, compatible in scale and character with surrounding residential uses, to serve the convenience needs of the immediately surrounding neighborhood.

D.

Commercial general district (CG). The CG district is intended to provide for a full range of community-oriented retail and service commercial uses.

E.

Commercial heavy district (CH). This district is intended primarily for uses that provide commercial goods and services to residents of the community in areas that are dependent on automobile access and exposed to heavy automobile traffic. These commercial uses are subject to frequent view by the public and visitors to Broken Arrow, and they should provide an attractive appearance with landscaping, sufficient parking, and controlled traffic movement.

F.

Industrial light district (IL). The IL district is intended to provide for light manufacturing, processing, service, storage, wholesale, and distribution operations with all operations contained within an enclosed building. The intent is to preserve this land for light industrial and service-oriented commercial uses.

G.

Industrial heavy district (IH). The IH district is intended to provide for heavy industrial development of a potentially noxious nature, including heavy manufacturing, storage, major freight terminals, waste and salvage, resource extraction, processing, and other related uses. The intent is to preserve this land especially for industry in locations with access to major streets as designated on the comprehensive plan map, as well as locations generally accessible to railroad transportation. Because of the objectionable influences that may be created in this district, a buffer or additional setback strip is necessary around this district to protect other zoning districts, except the IL light industrial district.

A.

Planned unit development overlay district (PUD). Planned unit development (PUD) is established as a supplemental zoning district that provides an alternative to conventional development, and requires approval under the procedure in Section 6.4 of this Ordinance. The PUD provisions are established for one (1) or more of the following purposes:

1.

To permit and encourage innovative land development while maintaining appropriate limitation on the character and intensity of use and assuring compatibility with adjoining and proximate properties;

2.

To permit greater flexibility within the development to best utilize the physical features of the particular site;

3.

To encourage the provision and preservation of meaningful open space;

4.

To encourage integrated and unified design and function of the various uses comprising the planned unit development; and

5.

To encourage a more productive use of land consistent with the public objectives and standards of accessibility, safety, infra structure and land use compatibility.

B.

Floodplain district (FD). The floodplain district is designed to:

1.

Protect life;

2.

Reduce and prevent flood damage;

3.

Reduce public expenditures in the areas subject to flooding;

4.

Permit reasonable use of land in areas subject to flooding;

5.

Promote the general welfare of the community; and

6.

Prevent or reduce flood damage by keeping floodways free of manmade obstructions to permit the free flow and discharge of floodwater.

C.

Downtown residential overlay (DRO). The DRO district is intended to ensure that development in residential areas in the central part of the city complies with the Broken Arrow Downtown Master Plan by adhering to a high level of development quality.

D.

Highway design overlay (HDO). The HDO district is intended to ensure that development along designated highways within Broken Arrow present an attractive image of the community to city residents and highway drivers, thus contributing to the overall quality of life and economic development in the city.

E.

New Orleans Square Overlay (NOSOD). The NOSOD is intended to ensure that development in the West New Orleans Street and South Elm Place intersection area complies with the New Orleans Square Special District as outlined in the Broken Arrow Next Comprehensive Plan by adhering to a high level of development quality.

(Ord. No. 3719, § II, 2-15-2022)