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HomeMy WebLinkAbout1983.05.19_Planning Commission MinutesOWASSO PLANNING COMMISSION MINUTES Thursday, May 19, 1983, 4:00 p.m. Owasso City Hall MEMBERS PRESENT MEMBERS ABSENT M. Hinkle P. Larkin R. Sadler STAFF PRESENT M. Day C. Dickey G. Phillips 1. Chairman M. Hinkle called the meeting to order at 7:35 p.m. 20 Roll was called and a quorum was declared present. 3. Chairman Hinkle called for a motion to approve the March 17, 1983 minutes (there was no April meeting). Since neither Larkin or Dr. Sadler were present at the March meeting, the Chair declared the minutes approved as written. LOT SPLIT REVIEW 4 OLS-37 Since no one was present to speak to this application, the Chair con- tinued discussion of this case until later in the agenda. ZONING PUBLIC HEARING 50 07 -67 Owasso Lakeridqe Terrace, Inc. The Staff reviewed the case history and the Staff evaluation: The applicants request rezoning of a 101.17 acre vacant tract located north and west of 86th Street North and 129th East Ave- nue from RS-2 to RS-3 for the purpose of building additional residential units. This property has a long and complicated zoning history which is noted in the attached minutes and maps. Due to topography and drainage problems the applicants wish to increase the overall permitted density within the half-section. It is anticipated that a PUD may be filed on a portion oy all of the overall property in order to group some of the permitted dwelling units into additional multifamily development, As noted in past applications, while RS-3 density is appropriate in this location under the Comprehensive Plan, it would be difficult, if not impossible to develop the property in single-, family units at 5 units per acre. The RS-2 zoning would allow approximately 404.68 units, while RS-3 zoning would allow an'ad- ditional 113 units. For the half-section the maximum number of dwelling units permitted under current zoning is 1609. Approval of the application would increase that to 1722 units. In considering this application the Planning Commission should assess the impact of additional dwelling units within the half- section and how design of the units would be accomplished, as well as how drainage, traffic, parkland and existing topography would be affected. OZ-67 (continued) Bob Pruitt, engineer for the applicant, and Mark Enterline, applicant, presented a concept plan for the proposed development of the entire half - section. They discussed the proposed rezoning and explained several reasons why they requested the rezoning, including drainage and severe slope problems. They stated that allowing a smaller lot frontage would combat some of these problems by making up for unbuild- able space with additional lots in areas that did not have such severe problems. M. Hinkle stated that her main concern was keeping some larger lots in Owasso to offer a variety of housing for homebuyersa She suggested alternate ways of achieving their goals, such as a PUD with underlying RS -2 zoning. She expressed a concern of agreeing -to a higher intensity zoning now and then have -the property change hands again to a developer who will squeeze in all potential lots wi'thou't considering the potential physical problems. Ma Enterline stated that they had purchased or optioned all of the Lakewood 'Terrace land and piecemeal development would not be a problem. Commissioners discussed various alternatives to the present zoning. R. Sadler moved approval of the RS-3 Toning. Pa Larkin Second the motion. Aye: Sadler, Larkin Nay: Hinkle Motion <aarried 2 -1-0a SUBDfUSION PLAT REVIEW 6. Elm Creek Estates, f=irst Addition, Blocks 42 -47 The Staff reviewed the case history and the Technical Advisory Committee evaluation: The Technical Advisory Committee had the following comments on the Preliminary Plat of Elm Creek Estates, First Addition, Blocks 42 -47: 1� Correct street names per the Building Inspector's standards. 2, Submit utility construct ion plans for approval 3 Add dimensions 'to all building lines and easements. 4, Recheck ( RDA easement on east; boundary to see if it runs from the sec, ti on line or from the right « of-way line of' 1291-1h East Avenue 6n Add and /or change utility easements per utility company in- structions. 6n Realign the western end of East 84th Street: North to eliminate offset with street to t:he west. Bob Pruitt, engineer for the applicant, presented a revised plat with a cul -de -sac on the west end of 84th Street North, in response to Noe 6 of the T.A.C. comments. Commissioners discussed the plat and each of the T.A.C. comments. They noted that the cul -de -sac might provide a better traffic pattern than the offset through street® Elm Crook Estates, First Addition, docks 42 -47 continued Po Sadler moved approval of the Preliminary Plat, subject: to the six T.A.C. recommendations and the amended Plat with the cul -de -sac. P. Larkin second the motion. Aye: Sadler, Larkon, Hinkle, Nay: None, Motion carried 3 -0m-0. 7. Lakeridge Terrace, docks 1 -10 The Staff reviewed the case history and the T.A.C. evauluation: The Preliminary /Conditional Final Plat of Laderidge Terrace, Blocks 1 -10 is a now application from a new owner. All pre- vious plats on this property have expired. The T.A.C. has the following comments to make regarding the proposed plat: to Submit topography on the plat or construction plans. 20 Show any areas subject to flooding. 3. Submit Corporation Commission letter. 0 Add or amend utility easements per utility companies' standards g. Extend the perimeter easement to 17r5° or grant: an additional 10' casement: by separate instrument on the outside perimeter,, V Make sure all lots are numbered. 7. Submit a. concept plan for the entire half-section for review by the Planning Commission that will indicate coordinated systems of streets, drainage system, parks, and lot con-figua_m Edon, 8. Review a comprehensive drainage system for the half - section with prior approval of the plat; to ensure that the proposed drainageways shown are adequate to handle all storm water created from or flowi LakeridGe Terrace, Blocks 1 -10 (continued 14 Add the dimension from the section lino to the point of begin- ning. 15o Correct minor errors in the legal descripti Dogwood Center (continued) 6. Locate one access on 76th Street North in the middle of the property and designate the remainder of the frontage as Limits-of-No-Access. The access will be for ingress only and will be a maximum of 15' wide. 74 Delineate Dogwood right-of-way more clearly and add dimensions. 8. Dedicate right-of-way on the west side of Dogwood to the same north/south alignment as the east property lines of Block 1, Owasso Business Park. 9. Consider switching utility easements to show a 20' easement on the west and a 10' easement on the south of the lot. Commissioners discussed the plat and each T.A.C. recommendation with Steve Watkins, engineer for the applicant. Commissioners questioned the need for a 20-foot easement on the south and discussed removing it if the T.A.C. concurs. They also discussed amending the 50' building setback line to allow a building to be built in line with City Hall and the Pure Gold gas station. R. Sadler moved approval of the Preliminary Plat, subject to the T.A.C. recommendations, removal of the 20-foot easement on the south if the T.A.C. agrees and amending the 76th Street building setback line to conform with the existing line formed by City Hall and the Pure Gold station. P. Larkin second the motion. Aye: Sadler, Larkin, Hinkle Nay: None Motion carried 3-0-0. 9. Cl Rio Vista III The Staff reviewed the case history and the T.A.C. evaluation: The T.A.C. had the following comments regarding approval of the Conditional Final Plat for El Rio Vista III: 1. Complete construction plans to City Engineer's standards. 2. Change lot addresses per Building Inspector's standards, 3. Add utility easements per utility companies' standards,, 4. Complete T.A.C. recommendations from the Preliminary Plat. Commissioners discussed the plat with the applicant's engineer, Bill Lewis. R. Sadler moved approval of the Conditional Final Plat, subject to the T.A.C. requirements. P. Larkin second the motion. Aye: Sadler, Larkin and Hinkle Nay: None Motion carried 3-0-0. 10. Three Lakes III The Staff reviewed the case history and the T.A.C. evaluation: The T.A.C. had the following comments regarding approval of the Conditional Final Plat for Three Lakes III: 1. Show park acreage on plat, 20 Add or amend utility easements per utility company require- ments. 3. Make minor corrections to covenants. 4. On Block 5, move the rear lot lines outside the pond banks. 5. Amend construction plans per specifications of the City Engineer. 6. Complete Preliminary Plat T.A.C. requirements including: a) Provide a site plan and street construction plans for the final plat with the temporary street extended to 86th Street North. b) Add sculptured berms and landscaping with trees to street medians by way of a paragraph in the covenants and/or inclusion i Three Lakes III (continued including forming a homeowners association for Three Lakes TT and x11 to maintain the lake and parkland. Commissioners decided to let the T.A.C. recommendation stand and let the City Council determine the best use of the proposed parkland. R. Sadler moved approval of the Conditional Final Plat, subject to the 10 T.A.C. recommendations. P. Larkin second the motion. Aye: Sadler, Larken, Hinkle Nay: None Motion carried 3 -0 -0 11. OLS -37 Dr. Daniel The Staff reviewed the case history and the T.A.C. evaluation: The applicants request a lot split on a 140' x 236' commercial lot to split a 30' x 121` corner from it. There is an existing com- mercial structure on the property which would be divided down the middle in this lot split. Utilities serve the building from the street right -of -way and fron a 10-foot easement along the west of Lot 20 The property 'is zoned CG Commercial General. The Toning Code requires a f=rontage of 100' for CG 'lots facing an arterial street and a setback of 50'. The existing building meets the setback requirements. At one par king space for every 200 square - foot floor area, the building on the proposed 'lot would need at least 5 parking spaces, plus driveway space on-site. Separate utility ease ments across the larger lot would be needed to extend separate utili- ties to -the proposed lot, The intent of subdividing and lot splitting properties is to provide a logical system of division of lots into separately owned parcels of 'land that can support independent utullty services, parking and access, emergency services and adequate open space on the individual site. For that purpose, standards are set forth in the Zoning Ordi- nance and the Comprehensive Plano The proposed 'lot would not meet all of the Ordinance standards and would require Board of Adjustment approval of variance(s) if the lot split were granted. The Oklahoma Supreme Court recently ruled that several criteria must be met in order -to grant a variance to the Zoning Code. These criteria relate to the situation where a piece of property cannot, be developed to Ordance standards due to the pecularity of the land - itself ­ slope, floodplain, roch outcroppings, etc. ­ not to any financial "hardship" the owner has created for himself. The Technical Advisory Committee has reviewed the proposed lot split and notes that the lot split would not be in accord with -the intent and purpose of the Owasso Zoning Code and does not appear to meet the criteria for a Board of Adjustment variance. The T.A.C. cannot recommend approval of the lot split. Commissioners discussed -the application. The applicants were not present. The Staff related that the applicants were working on an alternate method of dividing their business interests that would not necessitate a lot split, OLS-37 (continued R. Sadler moved denial of the lot split. P. Larkin second the motion. Aye: Sadler, Larkin, Hinkle Nay: None Motion carried 3 -0 ®0 INFORMATION ITEMS 120 Buildinq Permit Review There were no Building Permits to review. There being no further business to consider, R. Sadler moved to adjourn the meet- ing with P. Larken seconding the motion. ATTEST: Aye. Hinkle, Larken and Sadler Nay: None Motion carried 3-0-00 The meeting was adjourned at 9:50 pomp Date Approved Secretary Chairman