HomeMy WebLinkAbout1113_OPUD 17-02_OZ 17 06_Mingo Crossing AG to RS-3Tulsa County Clerk - Michael Willis
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CITY OF OWASSO, OKLAHOMA
ORDINANCE 1113
AN ORDINANCE APPROVING PLANNED UNIT DEVELOPMENT REFERENCED IN
APPLICATION OPUD 17 -02 AND ZONING APPLICATION OZ 17 -06 AND REPEALING
ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT
WHEREAS, public hearings have been held regarding the request for rezoning and
planned unit development of the property described, and
WHEREAS, the Owasso City Council has considered the recommendation of the Owasso
Planning Commission and all statements for or against the requested planned unit development
application OPUD 17 -02 and rezoning application OZ 17 -06.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF OWASSO, OKLAHOMA,
THAT TO WIT:
SECTION 1.
A tract of land described as follows:
A tract of land located in Government Lot Two (2) of Section Eighteen (18) of
Township Twenty -one (2 1) North and Range Fourteen (14) East of the Indian Base
and Meridian (I.B. &M.), according to the U.S. Government Survey, thereof, Tulsa
County, State of Oklahoma; being more particularly described as follows:
Beginning at the SW corner of Gov. Lot 2, Sec. 18, T -21 -N, R -14 -E, I.B. &M.; Thence N
00 057'06" W a distance of 1315.88 feet to the NW corner of said Gov. Lot 2; Thence
N 88 140'08" E a distance of 776.56 feet along the north line of said Gov. Lot 2;
Thence S 07 °05'42" W a distance of 665.54 feet to the NE corner of the SW /4 of said
Gov. Lot 2; Thence S 00 °58'08" E a distance of 658.37 feet to the SE corner of said
SW /4 of Gov. Lot 2; Thence S 88 144'29" W a distance of 683.59 feet to the Pint of
Beginning, and containing 21.356 acres, more or less.
The some is hereby zoned from AG (Agriculture) to RS -3 (Residential Single Family High Density) with
a PUD Overlay (RS- 3 /PUD). The Site Development Plan and Statement of Intent shall be followed for
any development of the described property.
SECTION 2.
All ordinances or parts of ordinances, in conflict with this ordinance are hereby repealed to the
extent of the conflict only.
SECTION 3.
If any part or parts of this ordinance are deemed unconstitutional, invalid or ineffective, the
remaining portion shall not be affected but shall remain in full force and effect.
SECTION 4.
The provisions of this ordinance shall become effective thirty (30) days from the date of final
passage as provided by state law.
SECTION 5.
That there be filed in the office of the County Clerk of Tulsa County, Oklahoma, a true and
correct copy of this Ordinance and correct map.
PASSED AND APPRO D f is 17th day of r, 2017
Lyn II Du , Mayor
Attest: ita3�f/UU
Sherry hop, City CI k OF
O;r`
� N
~ OFFICIAL O
(SEAL) S."E .L
APPROVED AS TO FORM:
JuIr Lombardi, City Attorney
Page 2 of 2—Ordinance xxxx
OPUD 17 -02 &
1" = 752 ft OZ 17 -06 08/09/2017
s
This map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field conditions. To be sure of complete accuracy,
please contact Owasso Public staff for the most up -to -date Information.
J
Weekly
Group
CITY OF OWASSO /LEGALS
Attn JULIE STEVENS
PO BOX 180
OWASSO, OK 74055
Owasso Reporter • Sand Springs Leader
Sklatook Journal - Wagoner County American- Tribune
Tulsa Business& Legal News
OKLAHOMA WEEKLY GROUP
P.O. BOX 1770
TULSA, OK 74102 -1770
Account Number
1015023
Date
November 01, 2017
Date Category Description
Ad Size. Total Cost
11/0112017 Legal Notices ORDINANCE 1113
2x84.00 CL 107.52
Proof of Publication
I, of lawful age, being duly sworn, am a legal representative of
422933
Published In the Owasso Reporter, Owasso, Tulsa Coun-
Owasso Reporter of Owasso, Oklahoma, a Weekly newspaper of
ty, Oklahoma, November 1, 2017.
CITY OF OWASSO, OKLAHOMA
general circulation in Tulsa, Oklahoma, a newspaper qualified to
ORDINANCE 1113
AN ORDINANCE APPROVING PLANNED UNIT
publish legal notices, advertisements and publications as
DEVELOPMENT REFERENCED IN APPLICA-
TION OPUD 17 -02 AND ZONING APPLICATION OZ
provided in Section 106 or Title 25, Oklahoma Statutes 1971 and
17 -06 AND REPEALING ALL ORDINANCES OR
PARTS OF ORDINANCES IN CONFLICT
1982 as amended, and thereafter, and complies with all other
WHEREAS, Public hearings have been held regarding
the request for rezoning and planned unit development of
requirements of the laws of Oklahoma with reference to legal
the property described, and
That said notice, a true copy of which Is attached
WHEREAS, the Owasso City Council has considered
publications.
the recommendation of the Owasso Planning Commis-
sion and all statements for or against the requested Plan-
hereto was published In the regular edition of said newspaper
ned unit development application OPUD 17-02 and
rezoning application OZ 17-06.
duringthe period and time of publication and not in a
NOW, THEREFORE, BE IT ORDAINED BY THE COUN-
CIL OF THE CITY OF OWASSO, OKLAHOMA, THAT TO
supplement, on the DATE(S) LISTED BELOW
WIT:
SECTION 1.
A tract of land described as follows:
A tract of land located In Government Lot Two (2) of
Section Eighteen (18) of Township Twenty-one (21)
North and Range Fourteen (ld) East of the Indian
Base and Meridian (I.B. &M.), according to the U.S.
Government Survey, thereof, Tulsa County, State of
Oklahoma; being more Particularly described as fol-
lows:
Beginning at the SW corner of Gov. Lot 2, Sec. 18, T-
21-N, R -14 -E, I.B. &M.; Thence N OV 57'W' W a dis-
tance of 1315.88 feet to the NW corner of said Gov.
Lot 2; Thence N Ill 40. 08' E a distance of 776.56 feet
along the north line of said Gov. Lot 2; Thence 5 OP
05' 42' W a distance of 665.54 feet to the NE corner of
the SW/d of sold Gov. Lot 2; Thence S OV 58. 08' E a
distance of 658.37 feet to the SE corner of said SW /4
of Gov. Lot 2; Thence 5 88' M' 29' W a distance of
683.59 feet to the Pint of Beginning, and containing
21.356 acres, more or less.
The some is hereby zoned from AG (Agriculture) to RS -3
(Residential Single Family High Density) with a PUD
Overlay (RS- 31PUD). The Site Development Plan and
Statement of Intent shall be followed for any develop-
ment of the described property.
SECTION 2.
All ordinances or Parts of ordinances, in conflict with
this ordinance are hereby repealed to the extent of the
conflict only.
SECTION 3.
If any Port or parts of this ordinance are deemed uncon-
stitutional, Invalid or Ineffective, the remaining portion
shall not be affected but shall remain in full force and ef-
fect.
SECTION 4.
Time (sions of this ordinance shall become effective
thirty (30) days from the date of final passage as Provid-
ed by state law.
SE TION 5.
That ere filed in the office of the County Clerk of
Tulsa County, Oklahoma, a true and correct copy of this
Ordinance and correct map.
PASSED by the City Council of the City of Owasso, Okla-
homa on the 17th day of October, 2017.
/s/ Lyndell Dunn, Mayor
ATTEST: /Y Sherry Bishop, City Clerk
APPROVED as to form and legality:
/s/ June Lombardi, City Attorney
11/01/2017
Newspaper reference: 0000422933
Legal Representative
Sworn to and subscribed before me this date:
otary Public
My Commission expires: a mow— rw %00
NOTARY PUBLIGSTATE OF OKLAHOMA
NANCY CAROL MOORS
comm. jW COMMISSION # 06011684
12.08 TULSA COUNTY
sd
The City Wit ouf Limifs.
TO:
FROM:
SUBJECT:
DATE:
Honorable Mayor and City Council,
City of Owasso
Bronce L. Stephenson, MPA
Director of Community Development
�pA'R
o�EOey
ocr 18
Ordinance 1113 / OPUD 17 -02 & OZ 17 -06 - Mingo Crossing
October 13, 2017
BACKGROUND:
COUJQ /4
201?
The Community Development Department received a Planned Unit Development (PUD)
application for Mingo Crossing, a proposed residential subdivision development. The subject
property is located on the east side of N Mingo Rd, approximately a quarter mile south of the
intersection of E 106th St N and N Mingo Rd. The property is approximately 21.36 acres in size and
is currently zoned AG (Agriculture). A rezoning request (OZ 17 -06) was filed concurrently with this
PUD application requesting that a zoning of RS -3 (Residential Single - Family High Density) be
applied to the property. In September 2017, City Council approved Ordinance 1108 to annex
the subject property into the City Limits of Owasso.
SURROUNDING LAND USE:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
PUD 06 -04/
RM (Residential Multi - Family)
Undeveloped
Transitional
City of Owasso
South
PUD 01- 02 /RS -3 (Residential
Residential/
Residential
City of Owasso
2.67 DU /AC Proposed
2.81 DU /AC Maximum
Single - Family High Density)
Undeveloped
57 DU Proposed
60 DU Maximum
Within PUD?
East
PUD 06- 04 /RS -1 (Residential
Undeveloped
Residential
City of Owasso
Single - Family Low Density)
West I
AG (Agriculture)
Undeveloped
Residential
I City of Owasso
SUBJECT PROPERTY /PROJECT DATA:
Property Size
21.36 acres
Current Zoning
AG (Agriculture)
Proposed Use
Residential
Proposed Zoning
RS -3 (Residential Single - Family High Density)
Lots /Blocks
57 lots, 4 blocks
Land Use Plan
Residential
Number of Reserve Areas
I Reserve Area
2.67 DU /AC Proposed
2.81 DU /AC Maximum
Gross Dwelling Urut�Acre
Total Units
57 DU Proposed
60 DU Maximum
Within PUD?
PUD -17 -02
Within Overlay District?
No
Water Provider
City of Owasso
Applicable Paybacks /Fees
Storm Siren Fee ($35.00 per acre)
Ranch Creek Sewer Service Assessment Area ($610.33 per acre)
Sheets (public or private)
Public
CONCEPT OF A PUD:
A Planned Unit Development, also known as a PUD, is a development concept that allows for
greater creativity and flexibility than typically allowed under traditional zoning and planning
practices. For example, PUDs often allow developers to place different zonings and land uses in
close proximity to each other. Developers may also have more flexibility in certain aspects of
development, such as building setback requirements and building height limitations, which can
be more restrictive in standard zoning districts. However, a PUD should not be considered a tool
to circumvent the City's Zoning Code and Subdivision Regulations. All aspects of the PUD
application are subject to public comment as well as consideration and approval from the
Community Development Department, the Owasso Technical Advisory Committee, the Owasso
Planning Commission, and the Owasso City Council. PUD applications presented to the
Planning Commission and City Council are for approval of the uses and the overall conceptual
development plan as it relates to the context of the surrounding area.
ANALYSIS:
The subject property was annexed into the City Limits of Owasso in September 2017 under
Ordinance 1108. A significant amount of the eastern portion of the subject property lies within the
100 -year floodplain. There is also an active drainageway /creek that runs the length of the property
from the northern boundary to the southern property line. Therefore, this PUD proposal and
accompanying zoning request only apply to the western portion of the annexed property on which
development is able to take place.
The legal description submitted with the rezoning request excludes the portion of the property on
the east side of the 100 -year floodplain. This eastern portion would retain its current zoning of AG
(Agriculture) while the rest of the property would be rezoned RS -3 (Residential Single - Family High
Density). The total development area is 1 1.10 acres, while the remaining balance of the property
will remain as common open space. Development on the property would take the form of a
detached single - family residential subdivision. The PUD proposes 57 lots in 4 blocks with a maximum
of sixty (60) dwelling units. The developer anticipates that Mingo Crossing will be developed in one
(1) phase.
The underlying zoning of RS -3 (Residential Single - Family High Density) will guide the development of
the property, but the PUD process allows for unique design in meeting the requirements for an RS -3
district as prescribed by the Zoning Code. While the Zoning Code requires RS -3 districts to have a
minimum lot width of sixty -five (65) feet, the PUD proposes lot widths of sixty (60) feet. Additionally,
the lot sizes in the development will range between approximately 5,400 square feet and 6,600
square feet, while the Zoning Code requires 7,000 square foot lots.
Finally, the minimum front yard setback in the PUD proposal is twenty (20) feet while the Code
requires twenty -five (25) feet. These smaller dimensions are proposed in the PUD document due to
the significant restrictions placed on the subject property by the 100 -year floodplain that makes
much of the property undevelopable.
Residences in RS -3 zoning districts are required by the Zoning Code to provide a twenty -five (25)
foot setback in the front yard primarily due to driveway parking of vehicles. In a typical residential
subdivision, this requirement ensures that the driveway of the residence will be an adequate length
to avoid vehicles overhanging the sidewalk. The applicant is pursuing a PUD on the subject
property because the physical characteristics of the property make it difficult to develop under the
typical RS -3 district standards required in the Zoning Code.
Therefore, after discussions with the applicant, staff has worked with the applicant in the design of
certain allowances in how the applicant intends to develop the property that will still ensure that
adequate driveway and street parking will be provided. Staff has agreed to support a twenty (20)
foot front yard setback for the development to allow the applicant to design the subdivision to get
a good lot yield, despite the amount of undevelopable land.
However, two other measures have been agreed to by staff and the applicant in order to protect
the intent of front yard setback requirements in the Code. First, sidewalks will be provided
throughout the subdivision and will be constructed along the back of the curb with no grass strip
between the sidewalk and the street, as seen in typical residential development in Owasso. This
design allows an extra few feet of driveway length for parking of vehicles, reducing the potential for
them to overhang on the sidewalk. An example of sidewalks placed on the back of the curb can
be seen in Exhibit G of the PUD proposal document.
Second, while the front of the home would be allowed a twenty (20) foot front yard setback, all
garages shall be required to meet a higher front yard setback of twenty -two (22) feet, pushing
them back farther from the sidewalk and street. The combination of these two requirements will
result in driveways that meet the typical twenty -five (25) foot front yard setback for RS -3 districts as
well as improve the overall aesthetics of the neighborhood.
Residences in the subdivision are expected to be of a Craftsman - style, which is a type of
architecture not currently prevalent in Owasso. Craftsman -style homes tend to have larger front
porches and more architectural detail than typically found in today's residential building trends. An
example of the Craftsman -style homes expected to be developed in Mingo Crossing can be seen
in Exhibit D of the PUD proposal document. Allowing the front of the residence to be placed closer
to the street than the garage also adds aesthetic value to the home. The typical residence in
Owasso has a garage that protrudes farther than the front of the home into the front yard, resulting
in a home that is visually dominated by the garage. The front fapade of the Craftsman -style homes
in Mingo Crossing, however, will be allowed to project farther into the front yard than the garage,
creating a more welcoming and aesthetically pleasing home. The home sizes are likely going to
range from 1,400 square feet to over 2,500 square feet.
Parking is often a concern when considering PUD proposals such as this one requesting smaller lot
sizes, lot widths, and front yard setbacks than what is typically required by the Zoning Code. One
way that the PUD proposal intends to provide adequate parking within the development is by
clustering the driveways of the residences together.
Typically, driveways in a residential subdivision are spaced evenly apart, leaving room for at least
two (2) cars to park on the street between the driveways. However, as this PUD requests smaller lot
sizes, the typical driveway arrangement would only provide enough space for one (1) car to park
between driveways on the street. Therefore, the PUD proposal calls for clustering the driveways. An
example of clustered driveways can be seen in Exhibit G of the PUD proposal document.
By placing the driveways of adjacent houses next to each other, rather than spaced evenly down
the row of houses, it allows for two (2) or three (3) cars to be parked on the street in the larger gaps
left between drives. Extra parking for the subdivision will also be provided in the form of several
parking spaces placed near the amenity area and trail access point in the northeast corner of the
development.
Two (2) access points to the development will be located on N Mingo Rd. Due to traffic and safety
concerns along this arterial, acceleration and deceleration lanes will be required for these access
points. Access points on N Mingo Rd will also have attractive entry features and landscaping to
add aesthetic value to the neighborhood. Sidewalk will be provided along N Mingo Rd. The streets
within the Mingo Crossing development will be public.
In terms of providing the required number of amenities in a typical PUD, the property is significantly
limited due to its size and the constraints of the 100 -year floodplain. To supplement the amenity
limitations on this PUD, an extensive Interpretive Nature Trail would be constructed and maintained
between the residential development and the 100 -year floodplain.
The trail would run the length of the property from the northern property line to the southern
property line, closely following the drainageway /creek. This trail would be designed and platted as
a twenty (20) foot public trail easement, so that it eventually would be eligible for connection to the
Owasso Regional Trail System as it is developed in the future. The trail would also be dedicated to
the City of Owasso upon the City's request at a time deemed appropriate.
Informational signs would be placed along the trail denoting local wildlife, trees, and plants. There
would be two (2) access points to the trail from the residential subdivision, and it would be
constructed with a hard surface material. The creek has substantial tree coverage, and the
developer expects that most of the trees in the floodplain area would remain undisturbed. Staff
feels that the amenities provided meet the intent of the Code.
As required by the Subdivision Regulations, a Homeowners' Association will be established to
maintain the Interpretive Trail System, reserve areas within the development, fencing and
landscaping along Mingo, and other amenity areas. All open space and amenity requirements as
set out by the Owasso Zoning Code would be met by the PUD. The PUD document states that the
expected open space would be 28.1% of the development area, which exceeds the 20%
requirement specified in the Zoning Code.
The applicant has submitted a Preliminary Plat along with this PUD request. As per the Chapter on
Planned Unit Developments in the Owasso Zoning Code, a Preliminary Plat may be submitted
concurrently with a PUD application. The Preliminary Plat was also reviewed along with the PUD by
staff and the Technical Advisory Committee and allows the applicant to proceed with a Final Plat
once the PUD has received approval from the Owasso City Council.
The City of Owasso will provide sanitary sewer, Fire, Police, EMS, and water service to the proposed
development. Adequate utility access to the homes in the interior of the development has been
provided in the form of a ten (10) foot access easement located midway in the interior block of
residences. Sanitary sewer service would need to be extended from the west or south to serve
the property. Stormwater detention will be provided on -site.
If the PUD is approved, the applicant would provide final development plans for the area being
developed for administrative review and approval by City Staff. These plans shall include civil
engineering drawings, landscape plans, drainage plans, utility plans, Final Plat, etc.
A neighborhood meeting was held by the applicant on September 5, 2017, to provide an
opportunity to answer any questions and address any concerns of nearby property owners.
Invitations to the meeting were sent out by the applicant to all property owners within a 300' radius
of the subject property, but no residents attended the meeting.
City staff published a legal notice of the PUD and zoning requests in the Owasso Reporter on
September 20, 2017, and also mailed notices to property owners within a 300' radius of the
subject property.
COMPREHENSIVE PLAN CONSISTENCY:
The 2030 GrOwasso Land Use Master Plan identifies the subject property for residential land uses.
The proposed residential development is therefore supported by the Land Use Master Plan.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT:
The land surrounding the subject property is primarily undeveloped with a residential subdivision
to the southeast. If approved, the Mingo Crossing development would have the some
underlying zoning as the existing adjacent residential subdivision. The majority of surrounding
parcels of land are called out for residential land uses in the 2030 GrOwasso Land Use Master
Plan, with transitional land uses called out for to the north. Therefore, an RS -3 (Residential Single -
Family High Density) zoning and the development in the PUD proposal would be in harmony with
the existing and expected development in the area.
PLANNING COMMISSION & COUNCIL CONSIDERATION:
Future planning issues must be considered if the PUD amendment is approved. If approved, the
applicant would be required to adhere to all City of Owasso subdivision regulations and
engineering requirements.
According to the Owasso Zoning Code, the Planning Commission and City Council shall hold a
public hearing on any PUD application and determine the following:
1. Whether the PUD is consistent with the Comprehensive Plan.
2. Whether the PUD is in harmony with the existing and expected development of
surrounding areas.
3. Whether the PUD is a unified treatment of the development possibilities of the project
site.
4. Whether the PUD is consistent with the stated purpose and standards of the PUD
Ordinance, which are:
a. To permit innovative land development while maintaining appropriate limitation
on the character and intensity of use assuring compatibility with adjoining and
proximate properties;
b. To permit flexibility within the development to best utilize the unique physical
features of the particular site;
c. To provide and preserve meaningful open space; and
d. To achieve a continuity of function and design within the development.
PLANNING COMMISSION:
The Planning Commission heard this item at their October 9, 2017, meeting, voting unanimously to
recommend approval.
RECOMMENDATION:
Staff recommends approval of Ordinance 1113, approving PUD -17 -02 and Rezoning OZ -17 -06
ATTACHMENTS:
Ordinance 1113
Aerial Map
Zoning Map
2030 GrOwasso Land Use Master Plan Map
Mingo Crossing PUD Concept Proposal
Mingo Crossing Preliminary Plat