City of Broken Arrow : Development Process

The One Stop Center within the Development Services Department was created to assist applicants with the City's requirements and to ensure that projects move forward without undue delay. To this end, all projects types listed below require applications and review, while some require public notification and notices to owners of property within 300' of the related property.

A predevelopment meeting, coordinated by the Project Engineer, for the Development Services Department is required for all major developments prior to preparation of any documents to be submitted to the City of Broken Arrow.

All applications are made through the One Stop Center in order to facilitate tracking and recording of all required departmental actions.

The One Stop Center is located in the Broken Arrow City Hall, 220 South First Street, Broken Arrow, Oklahoma 74012. You can reach the office by calling (918) 259-2411.

Following is a list of development actions that are initiated through this office:

COMPREHENSIVE PLAN:

The Comprehensive Plan is the land use guide for current and future development within the City. If the desired land use is not consistent with the Future Development Guide, a request for a Comprehensive Plan change must be presented to the Planning Commission and City Council. Requests for forty (40) acres or greater may be heard at the next available Planning Commission meeting. Requests involving less than forty (40) acres will be reviewed by the Planning Commission in March, June, September and December. A calendar with cutoff dates for submitting applications is available by clicking here (the City's Master Calendar for meetings).

ZONING:

Land development is regulated through the Broken Arrow Zoning Ordinance.

If the zoning is not consistent with the proposed use, the property will require rezoning.
All rezoning requests are reviewed in a public hearing and all property owners of record within a 300' radius of the subject property are notified and a notice is placed in a newspaper of general circulation in Broken Arrow. A copy of the Zoning Ordinance is available for review through this link.

The Planning Commission reviews all zoning requests. If the Planning Commission recommends approval of an application, it is automatically forwarded to the City Council for action. If the Planning Commission denies the application, the decision may be appealed to the City Council by the applicant within fifteen (15) calendar days.

For additional assistance with zoning questions, call (918) 259-8412.

PLATTING:

A "Plat" is a map and an engineering drawing of the entire tract of land, showing precise boundaries, streets, lots, related to the "subdivision" of land.

Plats are reviewed in two stages: Preliminary and Conditional Final

The Technical Advisory Committee (TAC) reviews preliminary and conditional final plats, which recommends to the Planning Commission approval or denial. The Planning Commission has the authority to approve preliminary plats.
Conditional Final plats are approved by the City Council, after review by the Planning Commission and TAC.

SITE PLAN REVIEW:

All development, other than single family and duplex homes, requires site plan approval by City Staff.

Site plans are detailed drawings showing buildings, improvements, parking, setbacks, utilities, etc.

LANDSCAPE PLAN REVIEW:

Landscape plans may be submitted with the site plan for concurrent approval.

PUBLIC IMPROVEMENT REQUIREMENTS:

All public improvements associated with private development such as water, sanitary sewer, drainage, sidewalks and public streets must be reviewed and accepted by the Development Services Department and bonded to the City of Broken Arrow prior to commencing construction for that improvement.

The City of Broken Arrow is self-certified by the Oklahoma Department of Environmental Quality (ODEQ) to approve all main line water and sanitary sewer line extensions in pipe sizes of twelve inches (12") or less. The ODEQ must approve all main line water and sanitary sewer line extensions greater than twelve inches (12") in size and all sanitary sewer lift station designs. The fees are $3/100 LF for 12" and smaller; and $15/100 LF for greater than 12". The minimum charge for waterline extension review is $80. The minimum charge for review of sanitary sewerline extension and sewer lift station designs is $159.

All bonds must be in place and all planned public improvement plans must be accepted prior to release of the Final Plat for recording with the County.

Bonding requirements are as follows:

A copy of the Bid Document or Proposal for each Public Improvement, itemized information on work to be done, and the total project improvement cost (construction costs).
Performance Bond = 100% of the construction costs callable unto the City of Broken Arrow.
Maintenance Bond = 100% of the construction costs effective for one (1) year after the City's final acceptance of the public improvement.

EASEMENT AND RIGHT-OF-WAY CLOSINGS:

Any public easement or right-of-way that contains an encroachment requires one of the following three actions:

Close that portion of the easement or right-of-way, which requires an ordinance be adopted by the City Council, which allows the encroachment to remain, however, the City Council retains the right to re-open the closed easement or right-of-way; or
Vacation of that portion of the easement or right-of-way, which also requires adoption of an ordinance. However, District Court must be petitioned to vacate the easement or right-of-way to prevent the City from re-opening the easement or right-of-way in the future; or
An agreement reached between the property owner and the City that allows the encroachment to remain. However, if the City or any other lawful public utility requires any maintenance to the easement or right-of-way or utilities within the easement or right-of-way, the City shall be held harmless for any damages to the encroachment and all repairs of the encroachment shall be at the property owner's expense.

BUILDING PERMIT:

The final step in commencing construction of a new project is the building permit. The City of Broken Arrow currently operates under the IBC 2006, IPMC 2006, IRC 2006, National Electric Code 2005, IMC 2006, and IFGC 2006. For information regarding requirements, fees, or current building code information, please contact the Commercial Plans Examiner at (918) 259-2400, extension 5361.

Please note that many of these development processes can run simultaneously. For additional assistance with any of these processes, please contact Michael W. Skates, Development Services Director, (918) 259-2400, extension 5426, cellphone (918) 857-1965, or email MSkates@brokenarrowok.gov.

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Development Process