Bartlesville Board of Adjustment approves four special zoning permits, including private school at Willow Creek

The Bartlesville Board of Adjustment on July 25 approved four special zoning permits, allowing two mobile homes, a carport that would extend into a front setback, and a private K–8 school operating at an address changed for life-safety reasons to 903 Southeast Willow Creek Drive.

City planner Holly Mayhew presented staff reports for each case and recommended approval. Mayhew said the applicants met the required findings in the city—s zoning regulations, including provisions she cited from section 7 5 1 4 and sections 10 5 3 and 10 5 8 of the zoning regulations that require compatibility with adjacent uses and that a use not constitute a nuisance.

The most contested item in public comment was the private school request. The school operates in a 3,244-square-foot commercial building; the applicant and parents said the school has operated for about five years and that drop-off and pickup are staggered. Staff noted the site has 12 parking spaces and that the city—s private-school standard (one space per 500 square feet) requires six spaces. Greg Collins, the city—s special projects manager, said staff conducted multiple on-site observations during the first week of school and did not find traffic-flow problems. "There weren't any particular issues with regard to traffic flow or traffic stacking," Collins said. Gina Wren, representing the school, told the board: "Twice before the police were called to observe the traffic...they did not observe anything out of the ordinary that would cause any problems." Three parents spoke in support of the school, describing cooperative behavior by parents and arguing the school generates less traffic than previous uses of the site.

Votes at a glance

- Case SZPDash0725Dash0056 — special zoning permit to allow placement of a mobile home at 222 Northwest Marguerite Avenue (RS-5). Motion to approve as presented by staff; roll-call tally: Houck — yes; McCormick — yes; Higbee — yes; Radlinger — yes; Shamhart — yes. Outcome: approved.

- Case SZPDash0725Dash0053 — special zoning permit to allow placement of a mobile home on a nonconforming lot within an M-2 district (presented as 534 Southwest Busey Avenue; staff materials also referenced 532 Southwest Busey Avenue in the site plan). The applicant (Alice Schoate, represented by Darnell Dodd) proposed a roughly 2,000-square-foot manufactured home. Staff advised that Section 9.2 allows front setbacks to be averaged where lots are nonconforming and that required site improvements (driveway approach, right-of-way permit) apply if approved. Motion to approve; roll-call tally: Higbee — yes; Radlinger — yes; Houck — yes; McCormick — yes; Shamhart — yes. Outcome: approved.

- Case SZPDash0725Dash0054 — special zoning permit to allow construction of a carport that extends into the front setback at 4216 Brookline Drive (RS-7). Staff noted numerous similar carports in the area, that the applicant selected "style B" on the carport form, and that the structure would extend about 20 feet into the front setback and sit about 10 feet from the property line. Motion to approve; roll-call tally: Radlinger — yes; Houck — yes; McCormick — yes; Higbee — yes; Shamhart — yes. Outcome: approved.

- Case SZPDash0725Dash0055 — special zoning permit to allow an institutional/residential use (private school / "bridal school" as described by staff) in a C-3 (major shopping commercial) parcel at the southwest corner of Southeast Adams Boulevard and Southeast Willow Creek Drive; the fire department required an address change and staff identified the site as 903 Southeast Willow Creek Drive. Staff said the building has been used as a private school for approximately five years according to the applicant, is 3,244 square feet, and has five classrooms. Staff reported two complaints — one in person and one by phone — raising traffic and driveway-blocking concerns; staff recommended approval after on-site observations found no circulation problems. Motion to approve; roll-call tally: board members present voted yes. Outcome: approved.

Board action and conditions

For the mobile-home requests, Mayhew summarized applicable mobile-home requirements including skirting of durable materials, tie-downs meeting state requirements, and accessibility at front and rear with exterior stairs and handrails. For both mobile-home approvals, staff said that a concrete driveway approach and right-of-way permit would be required and that sidewalk repairs would be required if damaged during site work. For the M-2 lot (SW Busey), staff explained the lot is nonconforming and that Section 9.2 allows reduced front setbacks based on the average of existing setbacks within 100 feet.

For the carport, staff noted that sidewalks were not required at that location because it is not a critical sidewalk area, but the driveway approach will require a right-of-way permit.

For the school request, staff noted the site met the parking standard and that the comprehensive plan characterizes the site as a suburban neighborhood area. Collins described morning and afternoon observations: morning drop-off was staggered and light; the busiest observation (a Tuesday afternoon) lasted less than 10–15 minutes and did not create blockages. Collins also noted the municipal code prohibits vehicles parked directly across from one another on opposite sides of a street and said neighbors can contact police or city engineering if persistent problems arise; the city could evaluate no-parking signage if the city engineer finds it warranted.

Public comment and context

Three parents and local residents spoke in favor of the private school and described cooperative drop-off behavior and a history of the site being used by other businesses with similar or greater traffic. One parent, Scotty Osborne, described repeated conflict with a single neighbor east of the school and said those actions had created a tense environment for parents; Joe Beffer and Ty Kent also spoke in support. No members of the public testified in opposition at the meeting beyond the two complaints reported to staff earlier.

Other business

Staff announced the hire of a new senior planner, Amanda Yamaguchi, and told the board the city will begin a zoning- and subdivision-code update process and will solicit community and stakeholder input. The board thanked staff for their work and adjourned.