Loading...
HomeMy WebLinkAbout1984.04.19_Planning Commission MinutesMEMBERS PRESENT OWASSO PLANNING COMMfSSfON MINUTES Thursday, April 19, 1984, 7:30 p,m, Owasso City Hall MEMBERS ABSENT STAFF PRESENT K Hinkle G. Phillips C. Dickey V Haynes P. Larkin M, Day 1. Chairman, M. Hinkle called the meeting to order at 7:41 p,m,, 2, roll was called and a quorum was declared present, 3. M. Hinkle noted a correction to the February 16, 1984 minutes to indicate that M. Hinkle abstained from voting on the Elm Creek Commercial Plat, R. Haynes moved approval of the minutes of the March 27, 1984 meeting and the correction to the February 16, 1984 minutes, N, Day seconded the motion, Aye: Hinkle, Nay: None. Motion carried Day and Haynes. 3-0-0, ZONING PUBLIC HEARING 4, 910169 Williams and Sokolosk Staff reviewed the case history and the staff evaluation -,, The applicant requests rezoning of approximately 60 acres from AG to RS-3 and CS. The vacant tract is located north of the NE/c of 76th Street North and 129th East Auer The property was recently annexed into the city limits as AG land, The tract is surrounded on the south and east by a large lot residential subdivision zoned RE, To the west lie vacant land zoned RS-3 and a small portion zoned RM-1 at the SW/c. To the north and northeast lie vacant AG land. The tract lies outside the 100 year floodplain. The Comprehensive Plan recommends low intensity residential land use for this area. RS-3 zoning would be in accord with the adopted plan. The application also requests rezoning of 3,10 acres to CS commercial zoning which would be located along 129th East Ave, CS zoning would not be in accord with the adopted plan or any of the development policies Owasso has followed for the last several years. Commercial zoning in the middle of an arterial street between section line intersections is spot zoning and is one of the types of development that well designed zoning and development avoids, Spot zoning at a location such as this leads to unwarranted conges- tion along arterial and in the residential neighborhoods, tends to lower property values of surrounding residential lots and tends to bring commercial traffic into the single family neighborhood, Spot zoning is often seen as a precedent for additional commercial zoning directly across the arterial street and on either side of the commer- Owasso Planning Commission Minutes April 19, 1984 Page 2 vial zoning, This, in turn, leads to strip commercial zoning all along the arterial street, It is very difficult; for acity to grant commercial zoning in the middle of the mile to one per- scan and then deny the same rezoning to Lathers nearby, In the case of the subject application, CS zoning on the area shown (located on the Copperfield Plat) would be a strong influence to rezone the lot to the north to CS in the event there was no market church, since that lot would be isolated, Staff can support rezoning the tract to RS-3. For the above reasons, CS rezoning cannot be supported within this 60 acre tract,, Bill Lewis, engineer for the applicants, described the zoning design, the proposed plat and the plans for development: of the land. He stated the majority of the tract was to be single family residential and that the applicants wished to have two commercial lots bordering one of the col-- lector streets fronting :119th Fast Avenue, J. L. Wagner, owner of six acres in the abutting Graceland Acres subdivision asked questions as to how the development would affect him, especially regarding fencing and sewers. He indicated he had no objections to the rezoning, Chairman Hinkle suggested moving the commercial zoning to the `W /c of they existing commercial/multifamily node across the street and to redesign the plat to compensate for the move... Commissioners discussed the zoning options and redesign of the plat, t) M, Sokolosky, applicant, stated he would leave out the proposed church site and design all the RS-3 zoned area as single family lots He discussed with the Commissioners and staff requirements for locating churches and site plans for the RM -k area across the street.. After additional discussion, R. Haynes moved approval of RS-3 zoning and So 1 acres of CS zoning to be located at the SW /c of the tract not to ex- ceed a. depth of 50' deep, M. Day seconded the € o t t on . Aye: Haynes :, Day and Hinkle. Nay: None, Motion carried 3-0-0,, LOT SPIT REVIEW n 0! S _44 and Consent t to Changes of Access Staff reviewed the staf=f evaluation The applicant requests a lot split and a change of access as shown on the recorded plat on Lot 67R, .dock 2, Three takes, The request is to split the current Lot 67B, zoned CS, into 3 parcels Owasso Planning Commission Minutes April 19, 1984, Page 3 as shown on the applicant's plot plans Two of the proposed lots, 67D and 67E, would meet all zoning requirements of CS lots, The remaining parcel, 67B, however, is 35' too narrow to meet zoning regulations. This proposal has a pending application before the }hoard of Adjustment for a variance of frontage requirements from 150' to 115'. Their meeting is April 18, so staff should have their decision for the April 19th meeting. The TAC; had some requirements for approval of a lot split in the form of adding utility easements of :10' along the east sides of Lots 67P and 67E and either a 17,5' utility easement along the north side of Lot 67E or 10' utility easements along the north and south side of the common lot line between Lots 670 and E, Also involved in this lot split is a request for a change of access as shown on the recorded plan The Three Lakes plat, shows a Limits-of-No-Access along 86th Street forth from 117th East, Ave. to the access to Billies Drug, Texaco wish to locate an additional access point on Lot 67D for their gas station, The access would be located 70' east of the :117th Last Ave right-of- way (125' between centerlines of 117th and the driveway), They propose a 50' access The plot: plan in your agenda shows other nearby existing accesses along Loth sides of 86th Street North, An additional access would add another driveway to an already crowded and confusing area. The proposed Lo'r.. 67D would have another access on 117th Lust; Avenue ff ceonnissioners decide that an additional access is desirable, staff would suggest; making the location deg i ni to and limiting bot:h Texaco accesses to 40' each. Staff updated the case history by relating that the Board of Adjustment on April 18, 1984 had denied the request for a variance to allow a 115' wide lot. Jim Crosby, representing the applicants, presented a revised lot split request, showing lots fronting 86th Street North of 150' and 155', The third lot of the request remained the same, The revised re- quest also showed the requested utility easements, Texaco representa- tives, J Br uncol d i and H. Sei g r'r i ed, explained Texaco development plans, showed photos of existing Texaco sites and answered questions the y stated [;hat there would be approximately 150 ` between Billie ` s Drug driveway and the proposed Texaco access, After additional discussion, M, Day moved approval of the lot split as redrawn, showing Lots 67D and 67D as 150' and 155' wide respectively, and showing the required utility easements... R. Haynes seconded the mot:ion,. Aye: Day, Haynes and Hinkle. Nay: None. Motion carried 3 -0-0., Owasso Planning Commission Minutes April 19, 1984 Page 4 Concerning the request for a change of access, commissioners discussed several alternatives to the proposed additional access onto 86th Street North. They indicated in discussion that they did not like adding another access onto 86th, especially in such a congested area, but they felt they had to allow this business an access to its lot, especially since it was the last lot in a pre - existing situation of piecemeal development Cho Haynes moved approval of one 40' access to be located with :130` between the centerlines of 117th East Avenue and the access, and LNA along the remainder of 86th Street North, N, Clay seconded the motion. Aye: Haynes, Clay and Hinkle, Nay: None. Motion carried 3 -0 -06 SITE PLAN REVIEW 6. Texaco Site Plan Staff revi ewPed the TAC eva.l ucvt i on : The TAC had -the following coriments regardi no the site plan for the p y .posed Texaco site: I Approval of the site plan will be subJect to approval of pending 'lot split and BOA applications and requirements, 2F Design a 26' curie radius for each access point,. 3,, Limit access points to 40' each and assign specific loca- tions. 4. Locate and mark handicapped parkings space(s) and ramps., 5. Relocate parking spaces from east side of "poi:; to north side so that car wash car traffic won't interfere with parking spaces or gas pump traffic. 6� Pave all driving or parking areas with a hard surface, weatherproof material 7. Delineate and dimension mutual access from 1-,his lot to the east. 8, Require LNA along 117-th East Ave. except for a 40' access, 9� Provide sign height and dimensions for the ID sign on 117th East Ave, in order to keep a clear site distance for cars turning into or out of the lot. Locate the pole sign at the corner so as not to block site distance by the sign or pole. Owasso Planning Commission Minutes April 19, 1984 Page 5 10o Provide information to city engineer on stormwater drainage to design adequate drainage improvements, 11. Provide hookup to sanitary sewer for car wash.. 12. Provide a minimum of 6 parking spaces, 13, Construct a concrete pad for a loading area for garbage trucks.. Staff updated the commission that the Board of Adjustment had approved a Special Exception for a car wash on April 18, 1984, ,Jim Crosby, representing Texaco, presented a revised site plan reelecting the approved lot split design and the car wash, He noted that the design allowed 10­12 cars to stack upon the property to wait for the car wash rather than stacking in the street or interfering with the gas station canopy. He pointed out landscaped areas and reviewed the proposed 25' mutual access to Chillie's Drug, He stated the lot would be all concrete and the main sign would have 9' of clear space underneath 'to allow motorists clear vision,, He and Texaco representatives stated they would abide by Owasso's sign ordinance for all signs. Mr. Van Sickle, representing Three Lakes Homeowners Association, commended on potential noise pollution -from 'the gas station and car wash and his request for limited hours of operations. 'Texaco responded that they could put a limit on hours in the future if the neighbors felt i.t was a nuisance. They stated that -they would work with 'the city and the neighbors After additional general discussion of various details of the site plan, Mm Day moved approval of the site plan subject to completion of the TAC conditions, the 5' mutual access easement to the east located 1.5' south of the property line and all signs to be built in accord with the sign ordinance. P. Haynes seconded the motion. &lye: Day, Haynes and Hinkle. Maya None. Motion carried 3 -0-0, SUBDIVISION PLAT RE=VIEW 7., Copperfi el d Place - Prel imi nary Plat Staff reviewed the case history and the SAC evaluation-, 1. Submit all construction plans for review. b Name streets per Building Inspector's standards, Owasso Planning Commission Minutes April 19, 1984 Page 6 3. Dimension all streets. 4, Dimension rear lot lines, 5. Add address of engineer, 6. Provide accurate legal description, 7. Submit restrictive covenants for review, 8, Add block numbers, 9, Add utility easements per requirements of utility companies, IT Put lot addresses on the final plat. 11, Provide adequate land area for park or pay park development fee for all residential lots, 1Z Confirm fire hydrant locations, 13, Provide stormwater drainage information for the 100 year fully urbanized watershed in order to develop appropriate stormwater drainage facilities.. 14, Add additional street stub on the northeast, 15. Eliminate or narrow cul-de-sac islands so fire and ambulance equipment can get through them, 16, Clarify dimensions on lots, IT Set LNA along 129th East Ave, except for the 50' and 80' street accesses, Provide an access and LNA for the church site lot, 18, If CS zoning is not approved for the two lots shown, re,.. design the northwest area of the plat,,, 19, Provide LNA for at least 125' on the 80' divided street, east from 129th East Ave, and relocate islands accordingly, Bill Lewis, engineer for the applicant, described the plat and said the lots were to be similar to El Rio Vista and larger than standard RS-3 lots, The commission reviewed the TAC conditions and discussed redesigning the plat to locate two commercial lots on the SEA rather than at the NW/c, They discussed the pros and cons of eliminating cul-de-sac islands and decided to review the fire department's recommendation at the final plat Owasso Planning Commission Minutes April 19, 1984 Page 7 stage. Commissioners requested an access on the northeast side of the plat so as not to land lock the adjacent parcel of land. R. Haynes moved approval of the preliminary plat subject to completion of the TAC conditions, relocating the northern stub street to the north- east border, relocating the two commercial lots to the southwest corner of the plat and adding Limits-of-No-Access along the remainder of 129th East Avenue other than the two collector streets. M, Day seconded the motion, Aye: Haynes, Day and Hinkle, Nay: None, Motion carried 3-0-0, 8. Appletree Acres - Preliminary/Conditional Final Plat Staff reviewed the case history and the TAC evaluation: The TAC had the following comments regarding approval of a preliminary/conditional final plat for Appletree Acres: 1, Complete all required information on construction plans, 2, Add 10' utility easement along south border of plat, 3, Add language in plat that the drainage ditch along the southern border is to remain unencumbered so that storm - water drainage can flow freely through the plat, 4. Name and dimension street, 5, fnclude a mountable curb Of sufficient height to keep stormwater drainage within the street gutter. V Complete location man, 7� Add intersecting street name on north, 8, Complete legal description, 9. Mark the 10' building line as a utility easement also, 10. Add utility easements per utility companies,, 11. Provide consent of all property owners of Lot 37 to grant an offsite utility easement, 12.. Provide land area for a park or pay the appropriate park development fee for each lot, Owasso Planning Commission Minutes April 19, 1984 Page 8 13. Amend covenants per staff requirements, 14. Redesign 29,901 frontage on Lot 12 to add footage, Bob Pruitt, engineer for the applicant, described the plat saying that it was a resubdivision of several platted lots already zoned RMH, The pro- posed lots were drawn to meet mobile home subdivision standards,. The new subdivision would have a paved curb-and-gutter street and mountable curbs to accommodate mobile home type dwelling, unitsa Commissioners discussed the drainage easement and PSO's lines along the southern border of the plat. Pruitt stated he would work with PSO to coordinate the utility and drainage placement, R. Haynes moved approval of the conditional final plat subject to comple- tion of TAC conditions, M. Day seconded the motion, Aye: Haynes, Day and Hinkle. Nay: None, Motion carried 3-0-0. 9, Elm Creek Commercial Corner - Revised Preliminary Plat Chairman Hinkle stated that she would abstain from the discussion and vote on the plat. She appointed R. Haynes as acting Chairman for this portion of the agenda, Staff then reviewed the case history and the TAC evaluation: The TAC had the following comments on the revised preliminary Plat of Elm Creek Commercial Corner- 1, Redraw 40' mutual access easement between Lots 3 and 4, Block 2 as a 40' portion of Lot 5, Block 2 to provide a permanent access for that lot to 86th Street North, 2. Amend covenants wording per notations, 3. Locate fire hydrants, 4,. Draw 60' street as 80' street. 5. Name street, Planning and engineering staff cannot recommend the design of this plat with this lot layout, The applicant has attempted to lessen the adverse impacts of the design with mutual access ease- ments and alleys, However, it is anticipated that buyers of lots facing 86th St, N, and 129th E, Ave, will request separate access Owasso Planning Commission Minutes April 19, 1984 Page 9 points on their individual lots just as Braums and Quick Trip did on another corner. This would again strip out this inter- section with too many drives at a congested and heavily traveled corner. This corner will handle a large amount of traffic in the near future when surrounding subdivisions of Lakeridge, Elm Creek, Copperfield and the 1/2 mile south of the school are built. A large lot like Lot 5, Block 2 must have independent access on at least two streets to provide for the safety of potential apartment dwellers or additional busi- nesses. Placing an apartment complex behind the alley of a commercial businesses is net good design, If the large lot is not developed for apartments, it will be a very difficult com- mercial area to find or to service. So many "mutual access easements" is an extremely awkward way to provide proper ac- cess and alleys The same thing could be accomplished far easier with a PUD or condominium style development. In that way, well - located drives, parking, utility easements and al- leys could be provided. Approval of a design such as this could be an example for other developers to overload commercial corners with too many individual access points instead of de- signing coordinated, well-planned cox,nnercial areas that patrons can get to safely and Bob Pruitt, engineer, and DA Mc Sokolosky, appl.icane, explained the design of the plat, Sokolosky requested additional access poi nts along the arterial streets - 4 on 86th St. No. and 3 on 129th P= Ave. The two re- maining members of the commission discussed in detail alternatives to provide access to the lots° Sokolosky stated that he thought the indivi- dual lots facing the arterial streets should have individual accesses. He said if one access was approved for Texaco, his accesses should be ap- proved. Billie Emery, owner of Billie's Drug and the Texaco lot made a general comment regarding his property, but had no comment on the Elm Creek property. Staff, clarified the procedure on making motions and voting based on 'the City Attorney's advise .t:ora the two members. Commissioners entered an extended discussion with the applicants on various elements of 'tile plat. There were several motions and votes taken. M. Day stared 'that his only real problem with .the plat: was the access points. Day moved approval of the plat as submitted with two added ac- cess points M one between Lots 1 acid P, Dlkr 2 and one between mots 10 and 11, Dlka 1� R. Haynes seconded the motion, In discussion, Bob Pruitt suggested amending the motion to eliminate the Nutual Access Easements on the fronts of Lots 1, 2 and 3, Blka 2 and mots 10, 11 and 12, tllk. 1e Ro Haynes said the i9AE would help traffic flow through those lots and that he was opposed to eliminating it. M. Day accepted the amendment to his motion and R. Haynes did not second the amended motion <. The amended motion died for lack of a second. Owasso Planning Commission Minutes April 19, 1984 Page 10 Commissioners called for a vote on the original motion, Aye: Day. Nay: Haynes,. Abstain; Hinkle,, The motion did not carry due to a vote of 1-1-1, As a part of additional discussion, R. Haynes suggested sending the plat to -the City Council without a recommendation for them to make a decision on the preliminary plat, Day stated that he thought the interior of the plat was alright; that the only issue is the outside of the plat. R. Haynes moved approval of the preliminary plat as originally submitted per TAC conditions with two access points shown on 86th Street North and 129th East Avenue each, M. Day seconded the motion, Aye: Haynes and Day, Nay: None, Abstain: Hinkle. Motion carried 2-0-1, Chairman Hinkle resumed chairmanship of the remainder of the meeting, COMPREHENSIVE PLANNING 10, Proposed Fee Schedule Commissioners discussed a revised fee schedule setting charges for all planning-related applications including annexation, rezoning, BOA and and subdivision, These changes were prompted by the adoption of re - visions to the Zoning Code. Commissioners made several amendments to the original proposal, including changing three different fees for annexation based on acreage and four fees for zoning based on number of access rather than type of zoning, They agreed that applicants for zoning or annexation should pay for publication of the adoption ordinances, R. Haynes moved approval of the schedule of fees as amended. M, Day seconded the motion, Aye: Haynes, Day and Hinkle, Nay: None, Motion carried 3-0-0. Owasso Planning Commission Minutes April 19, 1984 Page 11 There being no further business to consider, R. Haynes moved to adjourn the meeting with M. Day seconding the motion. Aye: Hinkle, Haynes and Day, Nay: None, Motion carried 3-0-0, The meeting was adjourned at 10:55 p.m. Date Approved Ch a -1 rm—an ATTES'l' S e c. r e t. a ry