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HomeMy WebLinkAbout1981.03.19_Planning Commission MinutesOWASSO PLANNING COMMISSION MINUTES Thursday, March 19, 19819 7:30 p.m. MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT M. Hinkle J. Simmons C. Dickey C, Phillips D. Cooke J. Wayman 1. Chair, M. Hinkle called the meeting to order at 7:35. 2. Roll was called and a quorum was declared present, 3. G. Phillips mowed to approve the minutes of February 199 19819 as written. J. Wayman seconded the motion, Aye: Phillips, Wayman and Hinkle, Nay: None. Motion carried 3-0-0,, LOT SPLIT REVIEW 4. OLS-23 H. D. Hale Staff presented the case history and the staff recommendation: The applicant requests a lot split to divide the 600' wide Lot 44, Block 3, Hales Acres 2nd and add 30' each to the two abutting lots. The two resulting lots would meet the bulk and area requirements of an RS-3 district. The Owasso TAC reviewed this application at their March 11, 1981 meeting and had no additional requirements, Staff recommends approval. No one appeared to speak for or against the application. G. Phillips moved to approve OLS-23, J. Wayman seconded the motion. Aye: Phillips, Hinkle and Wayman. Nay: None. Motion carried 3-0-0. ZONING PUBLIC HEARING 5e OZ-58 . Jerry _ Way� Tj n 6. Waiver of Plat - OZ-58 Due to the facts that commission member Wayman cannot vote on his own zoning application and that three members are required as a quorum to conduct business, these items were continued to the end of the agenda to allow time for another commission member to appear, Page 2 Owasso Planning Commission minutes March 19, 1981 7� OZ-59 Inez Odom Staff presented the case history and the staff recommendation.-, The applicant requests rezoning of a 150' x 63' lot at the NE/c of 3rd Street and Atlanta from RS-3 to CM-1 in order to build a duplex on a lot with an existing single family residence. The property is abutted on the southeast by CS zoning and directly to the south by apartments. There are single family homes to the north, east and west of the tract zoned RS-33 The Comprehensive Plan recommends low intensity residential land use for this area, RM-1 is considered medium intensity. This is an area of mixed uses and gradual redevelopment. It is situated next to commercial development with no lesser intensity buffer between high and low (single family) intensity uses. Be- cause a housing unit is already located on this lot, the applicant has requested RM-1 rezoning to build an additional duplex here, This area of the Original Town Subdivision is redeveloping. INCOG staff is developing a Townhouse zoning district for review by Owasso which could be used in cases such as this, Townhouse zoning could allow attached privately-owned homes at a density between. RD and RM-1 with bulk and area requirements which can ac--- commidate small lot sizes in redeveloping areas. Staff would recommend review of a zoning district such as this for the area west of Main, from 2nd to 3rd Streets (including all of the Ori-- ginal Town Subdivision). This would allow orderly redevelopment to occur and provide a medium intensity buffer between the Central Business District and single-family homes to the north. While staff is not opposed to the proposed use of this lot and supports orderly redevelopment of this area, staff cannot recom- mend spot zoning. There are other alternatives that could be followed: 1. Continuance of the case until it could be heard as a part of an area rezoning to RMT, if this zoning district is ap- proved by the City of Owasso. 20 Apply for a lot split and to the Board of Adjustment for variances for the bulk and area requirements for both lots in order to build a duplex, because both resulting lots would be too small to meet zoning code regulations. Page 3 Owasso Planning Commission minutes March 19, 1981 Mrs. Odom, applicant, was present to support the application. Several. persons spoke in opposition or to ask questions: Phyllis Gross - asked questions regarding advertising of the applica- tion and the bulk and area requirements of an RM-1 zone, Dana. Hammer asked question about the application. Elanda Boyd spoke in opposition to the application, saying she wanted the area to remain a quiet residential area and not increased commercial_ or apartments, Mrs. Hammer - said the rezoning would have a negative impact on the small children in the neighborhood. Apartments would bring more people moving in and out and would increase traffic, The rezoning would lower property values and would change the nature of the neighborhood. Exie Winn - opposed the rezoning, citing potentially lowered property values,, Ira Leach - stated his opposition and hoped this would not lead to commercial rezonings in the future, Jim Langford - asked a question about taking the case to the Board of Adjustment instead of the Planning Commission, Mr. Leach - asked a question regarding permission to build carports in single family districts, Ms. Gross - asked a question regarding the City's -involvement in uphold- ing private covenants in a subdivision, G. Phillips asked when the proposed townhouse zoning district would be dis- cussed by the commission. Staff stated it would be on the April agenda and would need to be approved by the City Council before becoming effective. G. Phillips moved to continue OZ-59 to the May meeting in order for the pro- posed townhouse district to be discussed and possibly adopted. J. Wayman seconded the motion,, Mr. Heller stated that he wanted the commission to consider that the subject property was already rental property and that he didn't want additional rental units in the area which might lower property values, The motion was called for a vote: Aye: Wayman, Hinkle and Phillips. Nay: None. Motion carried to continue OZ-59 to the May meeting, Wage 4 Owasso Planning Commission minutes March 199 1981 8u CZ -11 J. R. Lambert Staff presented the case history and the staff recommendation: The applicant requests CG (Commercial General) zoning on a. five acre parcel of land approximately z mile north of 116th. Street North on Garnett: Road (H, 169) outside Owasso City/ Limits. Currently the property and surrounding land are al] zoned AG (Agricultural) and are vacant or have a few single family homes, One home occupation beauty shop is located nearby, The Comprehensive Plan indicates rural residential and agricultural land uses for this tract and the surrounding area. The Plan indicates a Type 2 Activity Center: at the intersection of 116t.h. Street North and Garnett: which will ac--- commodate medium intensity commercial, office or residential development. The adopted. Comprehensive Plan and Developmental Gu del - lines recommend commercial. /office uses at the intersections of arterials and not along the interior portions of arterials his creates a "strip commercial" s± tuat.on and detrimental er - r ects to existing and potential over intensity residential and public (church., school, etc.) development. Commercial and other higher intensity uses create detrimental effects on traf-, fic along the arterial, impeding the flow with increased access points and increased traffic turning into these areas, There is no other existing commercial development: near this tract. Spot zoning is not in accord with adopted policies of Tulsa. County„ Spot zoning increases the pressure for eventual com- mercial/industrial/office development from one arterial intersection to the next or the "strip commercial." effect seen in other parts of Tulsa County. CG zoning would also allow development of light industrial and warehouse uses with a special exception from the Board of Adjustment, Staff recommends support of the Comprehensive Plan and. denial of the CG rezoning. Mr. Lambert, agent for the applicant, spoke for the application, stating that some commercial uses are not adaptable to arterial intersection corners, that forcing commercial development onto arterial corners forces land prices up thereby reserving land for the "biggies" and that not forcing commercial development to locate one mile apart would actually be a conservation of energy. Page 5 Owasso Planning Commission minutes March 19, 1981 Several persons in attendance spoke in opposition to the application. Shirley Henley - read from her husband's letter to the commission (copy attached) and stated her desire to leave the area residential not commercial. She cited humorous accidents caused by drunk drivers coming from a bar in the vicinity and feared commercial development at this location would add to those problems. She said the frontage of the subject tract is not very good and fears additional traffic accidents if commercial development is approved. She said police re- sponse was harder to get there in the County and feared the impact of commercial development, Ron Detherow - stated that there was a housing subdivision nearty at 122 East Ave. and H. 169 that would receive negative impacts from. commercial development. He cited the high volume of traffic accidents and the present problems from the existing nearby bar, including drunk driving, He stated that H. 169 was the only ingress-egress to his subdivision and that the more traffic congestion caused by commercial development, the larger the problem would be for nearby residents and others who use H. 169 John Wise - stated that the traffic problem could not be over emphasiz-, ed, that the site distance at this location was bad, especially when trying to pull out onto H. 169, He said that the area was a nice re-- sidential area now and wished it to remain so, Mr. Lambert stated that areas that were already non conforming (regarding existing commercial uses) were better for locating other commercial uses nearby. Mr. & Mrs. John Greenstreet - who lives across the street from the subject tract, presented a petition with 16 signatures of nearby property owners protesting the proposed rezoning, Mr. Greenstreet said that the proposed rezoning would disrupt the residential pattern of this neighborhood. Kay Brewster - protested the rezoning which would allow commercial development within 25 feet of her house. She stated that she had small children, and she feared for their safety as well as for the safety of persons passing by or frequenting a commercial site such as a dancehall, She also cited the bad traffic problems and that she preferred agricultural development for this area. Vinita Dingman - She stated that her family had lived in this area for thirty years and she resented the intrusion of commercial use near their home and rural atmosphere. There are budding families there now. More traffic along H. 169 would cause more accidents, With CG zoning there was the possibility of toxic waste from potential industrial or warehouse uses, She stated this type of development should be nipped in the bud. She was against this type of zoning because her family Page 6 Owasso Planning Commission minutes March 19, 1981 had lived along south Sheridan in Tulsa and had seen the creeping commercial uses take over. Pat Mail - asked the commission to vote against commercial use, not against the dancehall per se. He moved there to have open space a­ round him and was against commercial use at the proposed location. G. Phillips voted to recommend denial of CG rezoning. J. Wayman seconded the motion. Commissioners discussed the case. M, Hinkle said the commission should. support the Plan, With building of the new highway to the east, commercial sites would locate there and Garnett (presently H. 169) would lose impor-- tance as a major thoroughfare She did not want to break up a residential. area and didn't want the commission to start a precedent in that area. G. Phillips said the commission should stay with the Plan. Spot zoning and strip zoning were against Planning Co-fimil.ssion policy and he could not sup- port the rezoning, The motion was called for a vote, Aye: Phillips, Wayman and Hinkle... Nay: None. Motion carried 3-0-0 to recommend denial of CG rezoning. COMPREHENSIVE PLANNING 9, Election of Officers Nominations for the offices of Vice-Chair and Secretary were discussed. Recent commission vacancies prompted a re-election, Gn Phillips nominated Jerry Wayman for Vice-Chair. Mr. Wayman declined the nomination, Staff noted that John Simmons had missed at least three consecutive meetings and was under the impression that he intended to resign, Staff was directed to notify him by letter, G. Phillips recommend continuing election of officers to the April meeting. 10. Subdivision Regulations for Owasso,_Oklahoma Staff requested continuing this item to the April meeting due to the late- ness of the hour and a few remaining revisions of the draft that need to be made. 113 Information Item - Recreation Action Conference - This one day conference to be held in Tulsa on April 9, 1981 was discussed, and staff encouraged commissioners to attend,, Page 7 Owasso Planning Commission minutes March 19, 1981 129 Requested for Annexation as Lutheran Church - Missouri Synod, Oklahoma District Bertha Dodson, Attorney, and Dale Kunze, Church member, presented an annexation petition for approximately ten acres located at the NW /c. of H. 169 and 22nd St. The Missouri Synod owns the property and wishes to sell a portion to the Owasso Lutheran Church and to develop the re-- mainder for sale. Members discussed the proposal and the various application procedures to be undertaken before the parcel could be developed. Staff stated that the parcel i