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HomeMy WebLinkAbout1982.02.18_Planning Commission MinutesOWASSO PLANNING COMMISSION MINUTES Thursday, February 18, 1982, 7:30 p,m- Owasso City Hall- MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT 4 Hinkle L. George C Dickey R. Sadler G� Phillips 1. Chairman, M. Hinkle called the meeting to order at 7:45, 2. Roll was called and a quorum was declared present, 3. R. Sadler moved to approve the minutes of the meeting of January 21, 19829 as written. G. Phillips seconded the ,:no ion. Aye: Hinkle, Sadler and Phillips, Nay: None. Motion carried 3-0-0. Chairman Hinkle recognized Michael Day, sitting as a spectator for this meeting, and welcomed him as a new member. ANNEXATION REVIEW 4. Reouest for Annexation - Steven Clark Staff reviewed the case history of the annexation. Dr. Clark spoke in support of the application saying development on the property would be an asset for the city and would increase the sales tax. He proposed commer-- cial zoning on the front of the property buffered on the rear by residential development. A large portion of the property is zoned CS in the county. He discussed his proposal to develop mobile homes on the rear of the property, using good design techniques, as being a good residential use and not as " transient" apartments. He discussed with the commissioners provision of water and sewer services. Wayne Vines spoke in support of the application, stating that be owned property across the street and that Owasso needed more mobile home units, No persons were present to protest the application. Staff reviewed the staff evaluation: The applicant requests annexation of approximately 20 acres of vacant land located 1700' SE of 116th Street North and Garnett Rd, The property is currently zoned CS Commercial and AG Agricultural. in Tulsa County. The property abuts land in the city limits on the west and is within the rural water district area that Owasso can serve. The property is outside the 100 year floodplain. The property does not receive city services now, but is within close proximity to existing service areas. The property has not yet completed a subdivision plat. There are several items to consider in the annexation of this property: Owasso Planning Commission Minutes Page 2 February 18, 1982 7_., Whether water, sewer acid otherpuiblic services can be extended, 2. The subdivision platting requirement should be com- pleted prior to issuance of building permits, 3. It annexed, the property shoutd be assigned to Ward 1, 4., if annexed, consideration of the existing zoning pattern should be given, The Commission discussed further the application and alternatives for sewer, service. Dr. Clark stated his tentative timeframe for the mobile homes was June 1. He owns 100 acres behind the tract and does not want to develop anything "trashy", R. Sadler, moved to recommend annexation of the property with the notice that all city utility services may not be available to the property. G, Phillips seconded the motion, Aye: Sadler, Phillips and Hinkle. Nay: None,. Motion carried 3-0-0. ZONING PUBLIC HEARING 5� OZ-64 Wayne Vines Staff presented the case history, Wayne Vines reviewed the subdivision plat history stating that the plat covenants indicated the subject parcel. was to be used for apartments and that the plat wag approved by the Owasso City Council and the property was annexed ".., 13 days later," He stated his belief that the property should be zoned and used for apartments. No other persons spoke for the application. The Chair recognized speakers in opposition to the application, Bill Carver presented a three page petition bearing signatures of 47 persons opposing the rezoning application. He stated that there was no use to argue past points of what the use of the parcel was zoned or intended for, He questioned, if the apartments are built, where would there be recreation land for nearby residents, He questioned adequacy of water, sewer capacity and storm drainage. He stated that the previous owner gave the land to the city for a park. He related that there were no through streets to serve the property; only Carlsbad which already handled as much traffic as it could, was a traffic outlet. He feared for the safety of neighborhood children with the con- gested traffic and the nature of apartment dwellers, Mr. Vines responded, saying that there was no record on file that the pro- perty was ever given to the City; that the storm water runoff drains to Owasso Planning Commission Minutes Page 3 February 18, 1.982 the the east, not to Carlsbad; that traffic problems could be helped by making Ab `street one fray and extending it, Be stated that the platting and annexation were coordinated efforts of the city and the property was meant to be zoned for apartments. David Vines, Mr. Vines son, spoke in support of the application. Chairman Hinkle noted that past disagreements were not germanez that the rezoning case on the agenda was to determine if the proposed zoning was appropriate, Mt. Mullenix spoke in opposition, citing drainage and parking problems, (existing and future), anticipated loss of property value and traffic problems including added traffic of the church day care center. He questioned bow emergency vehicles could get through the area, and Mr. Vines answered saying they could cut through the church property to the north. There was a general discussion on parking requirements, and staff noted there was a required ratio of off street parking spaces to number of dwelling units in the subdivision regulations. Jim Cbarliville related area sewer break problems of recent months and stated that the area sewage system could not handle additional apartment units. He said sewage ran down the street in the recent break. He cited traffic problems, cars driving through yards, not being able to gel: in and out of driveways. He opposed a one-way street and said the exist- ing streets could bandte no more traffic,, Mr. Vines stated the sewer problem was an apartment problem, not the city's problem, He said there would be as many drivers in houses as in apartments, Ken Lavendusky stated that while he had worked for the Hale Brothers, he was opposed to the apartments. He cited storm drainage improvement needs and feared degredation of housing values. He said that no nieghbors knew of the statement that the property was to be used for apartments. Jane Foote cited sewage that drained through her property. She stated that property owners had no guarantee that the proposed apartments wouldn't be sold and deteriorate. Mr. Carver said the highest criterion for apartment dwellers was 30 day rent payment, He was concerned about the type of people that are attracted to apartments. Other citizens were concerned with renters moving in and out of apartments, Sandy Charliville stated that she had nothing against apartments per se, but was concerned for area children's safety from the congested traffic problem. Mr. Carver said more buildings could not be built without in- creasing traffic problems, Mr. Shirrill said there were too many apart- ment complexes in their area already. Mr. Vines stated that was a misconception. Mr. Duna wondered if they could change the use of their properties if this parcel is zoned,. He also mentioned bad traffic problems, David Vines said this area would have traffic problems no matter what is Owasso Planning Commission Minutes Page /� February 18, 1.782 built tberea Mr, Bocklock said that houses would not have as many cars as apartments, Mr. Vines refuted that, and Mr. Mulli Owasso Planning Commission Minutes Page 5 February 18, 1982 4. Would existing, water, sewer, storm drainage, street paving and other public facilities and services be able to handle additional dwelling units in this area? 5, `This' neighborhood area is completely developed with homes or other land uses. There is no open space in the general area within the city limits. Can this neighborhood adequate- ly handle increased density from apartment units? 6. Upon a rezoning, there is a requirement to complete subdi-, vision platting procedures. During this procedure questions of drainage, utilities, street circulation and access would be dealt with, E As with any rezoning case, the requested rezoning or a zoning of a lesser density can be recommended, The Commission discussed points in the evaluation and zoning options. Mr. Vines said that, as a property owner, he would not do anything that would devalue his rent houses in the area. G. Phillips stated that the less' dense duplex zoning might be more appropriatez Commissioners discussed various zoning options and densities. Dr. Clark said the Commission should approve or deny the case, not try to tell people what to do with their property. Mr. Charliville suggested leaving the area RS-3, not tell Mr. Vines what to do, G. Phillips moved to deny RM-2 for OZ-64, R. Sadler seconded the motion, There was no other discussion, Aye: Phillips, Sadler and Hinkle. Nay: None. Motion carried 3-0-0. Chairman Hinkle explained Mr. Vines' option to appeal the decision to the City Council. The next Owasso City Council meeting date, March 9, 1982 was noted. 6. OZ-65 Steven Clark - CS to RME Chairman Hinkle reviewed the case history, Dr. Clark presented his proposal to locate ten mobile homes on the eastern 15.3 acres on 90v x 45v lots for a density of 701 lots per acre® Bland Pittman with Poe & Associates explained a detailed site plan of the proposal, The Commission and audience reviewed the site plan and held a general discussion, The staff evaluation was dis- cussed: The applicant requests rezoning of approximately 20 acres from CS and AG to RMH mobile home zoning. The tract is currently vacant and surrounded on three sides by predominantly vacant agricultural land. The tract fronts Garnett Road and is approximately mile south of the 116th Street North- Garnett intersection. The Comprehensive Plan for Owasso recommends medium intensity commercial/office land use for the frontage of the property for Owasso Planning Commission Minutes Page 6 February 189 1982 approximately 400 feet east from the centerline of Garnett Road. The Plan indicates rural intensity residential land use for the remainder of the pro-- perty, The Owasso Plan cites mobile home developments as a high intensity land use. Factors to consider in this rezoning application include., E Mobile home developments can develop to a density of approximately 10 units per acre, such as that of a duplex development, They can be subdivided into a RMH park or RME subdivision where each mobile home lot is a separate lot. 2. Whether increased traffic to and from this development will positively or adversely affect the surrounding land. 3. What effect will mobile homes have on the surrounding properties, 4. Upon a rezoning, there is a requirement to complete subdivision platting procedures, During this procedure questions of drains, utilities, street access would be dealt with.., 5 As with any rezoning case, the requested rezoning or a zoning of a lesser density can be recommended. A detailed discussion of possible sewer improvements followed, including hooking onto the city lines, septic fields and a private lagoon system, A discussion of the frontage property development, zoned CS commercial, followed, Staff remarked that if the property was rezoned, the site plan might change in the future, Traffic problems along Garnett and the re- location of the highway were discussed. Wayne Vines and his son spoke in. favor of the application citing lack of mobile homes in the area and a need for Owasso to grow, Mr. Pittman stated there would be a greater need in the future for this type of unit as well as other clustered, small lot homes, due to increasing costs. He said this zoning would actually be a. down zoning from commercial. R. Sadler moved to approve the RMH rezoning on the eastern 1583 acres. G. Phillips seconded the motion. Age: Sadler, Phillips and Hinkle, Nay: None® Motion carried 3-0-0. 7. TCZ-43 Curtis Cook - AG to CG Staff reviewed the case history. Mr. Cook's son spoke for the application. stating that if approved the lumber yard would probably be rebuilt and per- Owasso Planning Commission Minutes Page 7 February 18, 1982 baps other uses, such as a permanent fruit stand, He said his father lives on the propery, and there is no traffic problem except in the park hours. There were no other persons present to speak for or against the application,, The staff evaluation was read: The applicant requests rezoning from RE Residential Estate to CG Commercial General to rebuilt a lumber yard, The property is located west of Garnett Road between 101st Street North and 99th Street North. The tract is surrounded on the north and east sides by vacant AG Agriculutral land. To the west is an older large-lot residential area. To the south is a smal1 non-conforming strip of commercial area containing fencing and real estate companies. The Comprehensive Plan recommends rural residential land use for this and the surrounding areas. The property formerly contained a lumber yard which burned down and was not in use for some time. Factors to consider in this rezoning application include: 1, The lumber yard was a legal, nonconforming use until it burned, The applicant did not rebuild within the specifications required by the County Zoning Code, necessitating a rezoning request. 2. There are several similar uses in a strip commercial pattern west of Garnett. 3. How would a rebuilt and possibly expanded lumber yard affect the existing homes and other surrounding land uses. Ii. How would a lumber yard affect traffic, noise, lighting, etc. of the area and of passing traffic on Garnett,, 5. Upon any rezoning there is a requirement to complete subdivision platting procedures, During this procedure questions relating to street paving and access, drainage and utilities can be dealt with. The property was zoned or that he needed to rebuild the burned lumber yard to any county specifications, He stated that his father had spoken to only two possible business about locating there, A general discussion fol- lowed, R. Sadler stated that a CS zoning might be sufficient for the area, G. Phillips moved to recommend denial of the application. R. Sadler second- ed the motion. Aye: Phillips, Sadler, Nay: Hinkle, Motion carried 2-1-0. Owasso Planning Commission Minutes Page 8 February 189 1982 8. TCZ•44 Art Nave Staff reviewed the case history, Mr. Nave stated that the zoning sign had been placed in the wrong place and described where his property was© He said Water Products company would like to relocate here and put in an of-, fice and warehouse, He said it was not a retail business and would not increase traffic with its 5 day per week business. Owners from abutting properties (Mr. & Mrs. Lamb and Mr. & Mrs, Baller) on either side of the subject tract spoke in opposition to the application citing concerns or existing problems with storm water drainage, lack of water lines and hy-- drants for fire protection, the commercial steakhouse/tavern nearby as another inappropriate commercial use next to residential uses, the proba- bility of locating the proposed building very close to one of their homes and poor soil percolation. Mr. Nave stated that the property was a salvage yard in the past, storm water drainage problems would be taken care of during subdivision platting, the area was commercial by the existing uses in the area and the building could be put anywhere on the lot. The staff evaluation was read: The applicant requests rezoning from AG Agricultural to IL Light Industrial for a vacant parcel located on the east side of Garnett 1, mile north of 116th Street North, The land is surrounded on the east, north and west by predominantly vacant AG Agricultural land. There is one home to the west, zoned AG that has a beauty shop,, To the immediate south on the same side of Garnett are a vacant gas station and a steak- house. Behind the steakhouse are 2 or 3 homes. The applicant states the proposed use as an office and warehouse. The Comprehensive Plan recommends rural intensity residential land use for this and the surround-, ing parcels, The Plan lists an IL use as a high intensity use. Several factors and impacts should be evaluated when considering this type of rezoningr 1. An IL zoning can allow not only office and warehouse uses, but can also allow several types of commercial businesses as well as light manufacturing. 2. A CG Commercial General zoning would allow the same type of uses as office and warehousing with a Board of Adjust- ment exception® 3. How will an industrial zoning affect the immediate and surrounding land uses. Will this zoning contribute to a strip commercial condition along a very heavily traveled highway, Hwy, 169? 4. How will traffic be affected by a rezoning of an industrial/ commercial nature? 5. Would a commercial or industrial use have adverse affects on surrounding property from noise, debris, lighting, Owasso Planning Commission Minutes Page 9 February 18, 1982 hours of operation, and traffic congestion? 6. Upon a rezoning, there is a requirement to complete subdivi- sion platting procedures. During this procedure questions of drainage, utilities, street circulation and access would be dealt with. 7. As with any rezoning case, the requested rezoning or a zoning of a lesser density can be recommended, Commissioners held a general discussion of the proposal. M. Hinkle moved to recommend denial of the application. R. Sadler seconded the motion. Aye: Hinkle, Sadler and Phillips, Nay: None. Motion carried 3-0-0. ZONING PUBLIC REHEARING V OZ-61 Lloyd Kennedy - Rehearing IL to RMH Staff stated that the applicant's attorney had submitted some additional in- formation the day before and this rehearing would be continued until the next meeting of the Owasso Planning Commission. No action was taken on this item. INFORMATION ITEMS 10. Review of Building Permit Plans There were no non single family residential permits to review, 11. Don Cooke Appreciation Letter Commission members directed Chair Marilyn Hinkle to draft a letter of ap- preciation to Don Cooke for his service on the commission. All members of the commission will sign the letter, 120 'Planning - Procedures Review Meetin. Chair Hinkle summarized a meeting of Owasso department directors with the City Manager, two council members and herself to discuss ways to stream- line procedures for processing all types of development applications, from annexation to building and occupancy permits, No action was taken on this item, Owasso Planning Commission Minutes Page 10 February 18, 1982 Members held a general discussion with Michael Day to acquaint him with OPC meeting procedures and recent cases under reView, There being no further business to consider for the evening, G, Phillips m,oved to adjourn, R. Sadler seconded the motion. Aye: Hinkle, Sadler and Phillips,, Nay: None, Motion carried 3-0-0. ATTEST: Secretary The meeting was adjourned at 10:50 p= Date Approved Chairnou