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August 31, 2009
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OWASSO PLANN1NCr COivIMISSION
Moatclay, August 31, 2009 at 6:00 PM
Old Central
109 North Birch
AGENDA
i - Call to Order
2. Roll Call
3. Approval of Minutes rrom the August. 10; 2009 Regular Meeting.
'1. Final Plat — Silver Creels Co maaercial -- A request to review and approve a final
plat being two commercial lots, in one block, on approximately Five acres of
land, located at the northv,'est corner of East fib "' Street North and North 145i1)
Fast Avenue.
Provosed Master Plan Amendment— A request to review; and approve a
proposed amendment to the Owasso Master Plan, changinf3 the plain]'-,([ use
designation for 21 -acre properly located on the south side of East 106 "' Street
North and the east side of North 145'1 East Avenue. The stalT'will recommend
I hat the Master Plan use designation for the property be changed ft ota transitional
use to residelttiei tile.
6. Report on Monthly Building Permit Activity.
'. L3cononrc. Development Report.
9. deport oo Punning Items Previously Forwarded to t "ity Council,
9. Ad,journmen:t
OWASSO PLANNING COMMISSION
MP- UTES OF REGULAR MEETING
Monday, August 10, 2009
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT NIENTBERS ABSENT
Marilyn hinkle
Charles Brown
Dr. Paul Loving
David Vines
Dr. Mark Callety
STAFrPRESENT
Eric Wiles
Chelsea Harkins
Steve Albert
Marsha Flensley
The agenda for the regular meeting was posted at the north entrance to City Hall on July 13, 2009 at
1.00 PM.
CALL TO ORDER — Marilyn Hinkle called the meeting to order at 6:00 PM and declared a
quorum present.
2. ROLL CALL
3. CONSIDER APPROVAL OF THE MTNUITS OF JULY 13, 2009 REGULAR MEETING
— The Comnvssion reviewed the minutes of July 13, 2009 regular meeting. Dr. Callery
moved to approve the minutes and Charles Brown seconded the motion. A vote on the motion
was recorded as follows:
Marilyn Hinkle - ires
Charles Brown - Yes
Dr. Paul Loving - Yes
David Vines - Yes
Dr. Mark Calleiy - Yes
The motion was approved 5 -0.
4. Final Plat, The Villas at Coffee Creek— Consideration and appropriate action related to a
request to approve a final plat proposing one multi - family lot, on one block being 13 acres in
size, located near the southwest corner of East 106" Street and North 145 °' East Avenue. The
applicant wishes to plat the property so that they may develop attached multi- family residential
dwelling units (apartments).
Marilyn Hinkle presented the item. Eric Wiles reviewed the staff report. The plat
proposes one multi - family lot being 13 acres in size, located near the southwest corner of
East 106 "' Street North and North 145 "' East Avenue. The subject tract was rezoned to a
Planned Unit Development on April 11, 2000. The development process was described,
The complex is planned to be gated, thus having- private streets. The developer will
provide police and fire with gate codes to have access into the development before
occupancy is allowed. Sewer service will be provided by the City of Owasso. Water
service will be provided by Rural Water District 113. The property will be subject to all
OWASSO PLANNING COTVnl MISSION
August 10, 2009
Page No. 2
payback fees including storm siren fees of $35.00 per acre and sewer payback fees of
$1000.00 per acre. The Final Plat was reviewed by Owasso Technical Advisory
Committee at their regular meeting n Judy 22, 2009 the following comments were
provided:
• Tile fifth line down on the legal description reads 829.8 1, should read
774.46.
• Submit Rural Water District #3 water plans
• Submit plan for gas Pane placement
• Place language regarding egress in covenants
• Take out the water portion in #3c
• Add #3g — All conmion areas to be maintained by the property owner.
• Show the Limits of No Access and Limits of Access
• Place hydrant locations on site plan
• Indicate the building line on the south and west sides.
• The abutting property to the west should read 1" United Methodist
Church.
Mr. Jeff Tuttle with Tuttle and Associates was present to address concerns Mr. Tuttle
discussed the flow of storm water. The staff recommends approval of tile final plat.
The following are comments made by nearby property owners:
David Doyle — 139092 East 103 Place North — Concerns with the storm water runoff. He
had questions regarding the fencing that will surround the property.
Tom Lingenfelter — 14109 East 104 Street North — Concerns with storm water detentions.
He requested that the trees to the south remain.
Judy Lingenfelter — 14109 East 104 Street North — Concerns with the crowding of schools
and the increase in traffic.
David Vines moved to approve the final plat subject to the above TAC and Staff
recommendations, Charles Brown seconded the motion. A vote on the motion was recorded
as follows:
Marilyn Hinkle - Yes
Charles Brown - Yes
Dr. Paul Loving -- Yes
David Vines - Yes
Dr. Callery - Yes
The motion was approved 5 -0.
i
5. Report on Monthly Building Permit Activity
OWASSO PL,ANR dNG C'ONEVITSSION
August 10, 2009
Page No. 3
6. Report on Planning Items Previously Forwarded to City Council.
7. Adjournment— Charles Brown moved; David Vines seconded to adjourn the meeting.
A vote on the motion was recorded as follows:
Marilyn Hinkle - Yes
Charles Brown - Yes
Dr. Paul Loving - Yes
David Vines - Yes
Dr. Callery — Yes
The motion carried 5-0 and the meeting was adjourned at 6:43 PM.
Chairperson
Vice Chairperson
Date
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: LARISSA DARNABY
CITY PLANNER
SUBJECT; FINAL PLAT, SILVER CREEK COMMERCIAL
DATE: AUGUST 21, 2009
BACKGROUND:
The City of Owasso has received a request from the SLR Owasso, LLC, applicant/owner, for the
review and approval of the Silver Creek Commercial Final Plat. The Final Plat proposes two (2)
lots in one (1) block on 5 acres of property. The applicant wishes to plat the property so that they
may construct uses that are in accordance with the Commercial Shopping Planned Unit
Development Number 14 Zoning Districts.
LOCATION:
The subject property is located at the northwest corner of East 86' Street North and North 145 °i
East Avenue.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
South: Multi - Family Residential (The Greens Apartments)
East: Commercial General (Kum n' Go)
West: Single - Family Residential (Silver Creek)
North: Single - Family Residential (Silver Creek)
PRESENT ZONING:
The subject property is currently zoned CS (Commercial Shopping) OPUD 14 (Planned Unit
Development Number 14).
ZONING HISTORY•
The subject tract was rezoned to a OPUD 14 (Planned Unit Dcvelopment Number 14) with an
underlying zoning designation of CS (Commercial Shopping) on November 12, 1996.
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation. Annexation is
the method whereby land located outside the city limits is made a part of the city. Property owners
and land developers sometimes choose to have their property annexed into Owasso in order to
receive Owasso municipal services, such as police protection, refuse collection, and sanitary
sewer.
The second step in the development of a piece of property in Owasso is rezoning. When a
property is annexed into Owasso, by law it must come in classified for AG Agricultural use. In
order to develop the property, the land must be zoned for particular kinds of uses, such as
residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the
growth policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD.
When a development proposes to exhibit a mixture of uses with specific regulations and standards
unique to a particular tract of land, a PUD is often the preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A preliminary plat
is required for any development that proposes to divide land into two or more lots. Preliminary
plats illustrate the development concept for the property, and are often modified significantly after
being reviewed by the Technical Advisory Committee (TAC), and the Owasso Planning
Commission. Sometimes, difficult development issues such as existing utility lines, wells, or
easements are brought to light at the preliminary plat stage and must be remedied prior to
development.
After the preliminary plat has been reviewed by the City and various utility companies,
constriction plans for the development's infrastructure are typically submitted. These plans
include specifications and drawings for stormwater drainage, streets and grading and erosion
control, waterlines, stormwater detention, and wastewater lines. Often, approval is required of
other agencies, such as the Department of Environmental Quality for wastewater collection and the
US Army Corps of Engineers for properties that may be development sensitive.
Once the property development proposal shows a division of lots that is acceptable to both the
developer and the City of Owasso, a final plat application is submitted. A final plat illustrates the
layout and dimension of lots included on the final plat, right -of -way widths, easements, and other
physical characteristics that must be provided for review by the City. After obtaining approval
from the TAC and Planning Commission, the final plat is considered by the City Council. If
approved, the final plat is filed with the office of the County Clerk and governs all future
development on that property.
FINAL PLAT REVIEW PROCESS:
The Final Plat review process is initiated when a property owner submits an application to the City
of Owasso requesting the review and acceptance of a subdivision of land. The application shall be
accompanied by the correct fee and final plat drawings and covenants. If the final plat is one lot on
one block the applicant may forego the Preliminary plat review, in such case the applicant will be
responsible for submitting a certified abutting property owners report at the final plat stage so that
staff may notifying abutting property owners.
Upon receipt of a complete application city staff will begin reviewing the proposal for compliance
with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications.
The proposed final plat will then be presented to the Owasso Technical Advisory Committee
(TAC) for review and recommendation. At that meeting utility providers and city staff are
afforded the opportunity to comment on the technical aspects of the development proposal. The
TAC will forward a recommendation to the Planning Commission.
The Owasso Planning Commission will hold a public hearing to determine if the application is
compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The
Planning Commission will forward a recommendation to the City Council.
The Owasso City Council will then determine if the final plat meets city specifications and
approve, deny, or approve the final plat with conditions.
If the City Council approves the Final Plat the applicant will then produce copies of the approved
Final Plat for signatures from the appropriate officials and file it with the county clerk's office.
The applicant will provide the city with three signed and recorded plats along with an 8 %: X 11
copy and an electronic copy for records.
ANALYSIS:
The applicant is requesting the review and approval of the Silver Creek Commercial final plat so
that they may plat and eventually develop the property with commercial uses. The property was
rezoned on November 12, 1996 to a Planned Unit Development Number 14 Zoning District to
facilitate the proposed use. The designation outlines the development standards for the property in
a commercial manner. The approved text of the Silver Creek Commercial PUD that provides
supplemental standards for the development of this property is included in the agenda. The
proposed layout for the commercial use associated with the plat is allowed by right according to
the zoning designation and the Planned Unit Development.
According to the final plat, the developer would like to create two (2) lots, in one block, on 5 acres
of land. The Silver Creek Commercial preliminary plat was reviewed by the Planning Commission
on December 8, 2008. At that time the following items were recommended as conditions of
approval by the Owasso Technical Advisory Committee, which reviewed the preliminary plat on
November 19,2008:
1. Match the Legal Description from the text to drawing boundary survey
2. Show the scale bar
3. Show existing adjacent utility easements
4. Submit restrictive covenants
5. Identify Limits of Access
6. Identify Limits of No Access
7. Remove the "proposed construction"
8. Remove the developer from the face of the plat and place it on the site plan
9. Identify easements that shall be placed on Lot 2
10. Show a 20 foot landscape buffer on the north side of Lot 2
The items were corrected by the applicant prior to the applicant's submittal of the final plat. Staff,
during preliminary reviews of the final plat, has found the-following items to not be in compliance
with City Standards:
1. The Owner's Certificate states that all easements are dedicated to the public. This is
acceptable but must be accompanied by a statement that the drainage easements will be
maintained by the Owner or an association created for the lot owners. The city will not
maintain the pond or other stormwater infrastructure on the site.
2. We note that the drainage easement for the pond overlaps the utility easement on the west
side. The city does not have a sewer line or a water main within the easement. However,
private utilities have the right to occupy the easement. You should determine if there are any
problems for private utilities to be located within the pond. If so, move the pond to eliminate
the conflict.
3. The drainage easement for the pond should be extended to the ROW line on the south side to
incorporate the pond outlet pipe and spillway and the pond embankment. Again, please
determine if there are private utility conflicts or move the pond.
4. The "Temporary 20" Pvt. Drainage Easement to be removed upon development of the rest of
the site" is not acceptable. A permanent improvement is required with a permanent easement
to convey stormwater from the Family Video parcel to the detention pond. We suggested in
our site review that a storm sewer be installed in an easement located parallel to (above and
not coincident with) the 17.5' utility easement along 86`h Street.
5. Add mutual cross - access easements for both entrances.
6. Remove the parking lot pavement outlines.
r
7. Include the total summation of land, including land designated as right -of -way, on the face of
the plat.
8. Update the date of preparation on the face of the plat.
The Owasso Technical Advisory Committee will review the final plat at their regularly scheduled
meeting on August, 26, 2009. At that time, utility providers and city staff will have the opportunity
to comment on the application and request any changes or modifications.
Whenever any subdivision of land is proposed, before any permit for the erection of a structure in
such proposed subdivision shall be granted, the owner of the land or his agent shall apply for and
secure both Planning Commission and City Council approval of a final plat for such proposed
subdivision. The Final Plat review process gives the citizens of Owasso the opportunity to actively
participate in the physical development and layout of the city.
Any development that occurs on the subject property must adhere to all subdivision, zoning and
engineering requirements including but not limited to paved drives and storm water detention.
Sewer service and Water service will be provided by the City of Owasso. The property will be
subject to all payback fees including Storm Siren fees of $35 per acre and a sanitary sewer payback
fee of $1580.00 per acre.
TECHNICAL ADVISORY COMMITTEE:
The Silver Creek Commercial Preliminary Plat will be reviewed by the Owasso Technical
Advisory Committee at their regular meeting on August 26, 2009. At that meeting, utility
providers and city staff will be afforded the opportunity to comment on the application and request
any changes or modifications. The comments from that meeting will be provided in Staff's oral
presentation to the Planning Commission on Monday, August 31, 2009.
RECOMMENDATION:
Staff recommends the Silver Creek Commercial Final Plat be tabled until all comments provided
by staff and any potential comments from utility providers are addressed.
ATTACHMENTS:
1. General Area Map
2. Minutes from the Planning Commission meeting that Approved the Zoning for the subject
tract
3. Minutes from the Planning Commission meeting that approved the Silver Creek Commercial
Preliminary Plat
4. Silver Creek Commercial Final Plat
t
SILVER CREEK COMMERCIAL
Legend
)ED.
CITY 01: OWASSO
H! N. Main Street
P.O. 80- i 9f)
Owasso, 01, W
9fg.3,70,1 -,00
OWASSO PLANNING COMMISSION
MINUTES OF REGUULAR MEETING
Tuesday, November 12, 1996
Owasso City Hall
207 South Cedar, Owasso, Oklahoma
MEMBERS PRESENT
Ray Haynes
Jerry Cole
Dewey Brown
Charles Willey
Bill Ellison
MEMBERS ABSENT
STAFF PRESENT
Tim Rooney
Marsha Hensley
The agenda for the meeting was posted in the Owasso City Hall, 207 S Cedar, on November
6, 1996 at 4:00 PM.
1. CALL TO ORDER - Chairperson Ray Haynes called the meeting to order at 7:00 PM
and declared a quorum present.
2. ROLL CALL
3. CONSIDER APPROVAL OF THE MINUTES OF THE OCTOBER 8, 1996 REGULAR
MEETING AND OCTOBER 25, 1996 SPECIAL MEETING - The Commission
reviewed the minutes of October 8, 1996 and October 25, 1996, Dewey Brown moved
to approve the minutes with an amendment of adding Bill Ellison to the members present
list on the October 25, 1996 minutes, Jerry Cole seconded. A vote on the motion was
recorded as follows:
Ray Haynes - Yes
Dewey Brown - Yes
Bitl Ellison - Yes
Charles Willey - Yes
Jerry Cole - Yes
The motion carried 5 -0.
4, FINAL PLAT - BRENTWOOD PARK - A request to review a final plat for Brentwood
Park, an addition to the City of Owasso located immediately east of Brentwood Estates,
consisting of 20 residential lots on 8,41 acres, more or less. The subject property is
further described as a portion of the SWA of the SE /4 of Section 21, Township 21
North, Range 14 East.
The Chair introduced the case and the staff review was given by Mr. Rooney. The
Technical Advisory Committee reviewed the final plat. PSO and TCI had no comments
and /or corrections. ONG shows the existing 17.5' utility easement in Lots 19 and 20.
Also, continue the 15' u/e around the cul -de -sacs in the front of the lots. The applicants
will be required to add sidewalks along the portion of E. 86th Street North that abuts
their poi [ion of the development. Ray Haynes moved to approve the final plat for
e 4
OWASSO PLANNING COMMISSION
November 12, 1996
Page No. 2
Brentwood Park subject to staff's memorandum and the following recommendations:
1. The 17.5' utility easement is identified along the southern boundary of the
plat through Lots 19 and 20 of Block 1, and that it be identified as an
ONG easement.
2. That the 15' u/e be continued and identified in the front of all the cul-de-
sac lots.
Charles Willey seconded the motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Dewey Brown - Yes
Bill Ellison - Yes
Charles Willey - Yes
Jerry Cole - Yes
The motion carried 5 -0.
5. OLS -96 -08 - LEGACY PROPERTIES. INC. - A request to review a lot split located
within a Portion of Lot 1, Block 5, Ater Heights Third Addition. The subject property
is located south of Mowery Funeral Homes, North of 9100 N. Garnett Road.
The Chair introduced the case and the staff review was given by Mr. Rooney. The
subject property is zoned CG and would create two commercially zoned lots. One would
contain the dimensions of 116.46 x 250', while the northernmost lot would be 98 x 250'.
At the TAC meeting on October 30, 1996 no comments and /or concerns were offered.
Staff has no objections to this request. Jerry Cole moved to approve the lot split, Dewey
Brown seconded, A vote on the motion was recorded as follows:
Ray Haynes - Yes
Dewey Brown - Yes
Jerry Cole - Yes
Bill Ellison - Yes
Charles Willey - Yes
The motion carried 5 -0.
6. OZ -96 -01 - TIM TERRAL - A request for rezoning of property currently zoned RS -2
(Residential Single - Family Medium Density) and AG (Agriculture) to RS -2 (Residential
Single - Family Medium Density) and CS (Commercial Shopping Center). The purpose
of the request is to establish underlying zoning for OPUD -14. The general location of
the subject property is north and west of the northwest corner of E. 86th Street North
and N. 145th E. Avenue. Tlu; cntire subject property contains 136.30 acres, more or
less.
i
OWASSO PLANNING COMMISSION
November 12, 1996
Page No. 3
The Chair introduced the case and the staff review was given by Mr. Rooney. The
proposed rezoning would create the needed underlying zoning in order for OPUD -14 to
be considered by the Planning Commission. The request for RS -2 zoning is consistent
with the past development trends in the area, it also meets the Comprehensive Plan of
the area. The 5 acre parcel to receive CS zoning also is caisisteut with the
Comprehensive Plan. Stair recommends approval of the RS -2 zoning, also staff
recommends approval of the requested CS zoning. Jerry Cole moved to approve the
rezoning request, Charles Willey seconded. A vote on the motion was recorded as
follows:
Ray Ilaynes - Yes
Dewey Brown - Yes
Jerry Cole - Yes
Bill Ellison - Yes
Charles Willey - Yes
The motion carried 5 -0.
7. OPUD -14. - TIM TERRAL, . A request for approval of a Planned Unit Development
OPUD -14 is located north and west of the northwest corner of E. 86th Street North and
N. 145th E. Avenue. The entire subject property contains 136.31 acres, consisting of
131.30 acres of residential development and 5 acres of commercial development.
The Chair introduced the case and the staff review was given by Mr. Rooney. The
Planning Commission reviewed a presentation made by the applicant and received
comments and questions from approximately 10 interested citizens. There were concerns
with traffic problems in that area and drainage questions. Also, concerns regarding fire
and police protection. Dewey Brown moved to approve the OPUD -14 request subject
to staff's memorandum and the following recommendations:
1. That the applicant's Development Text and Conceptual Development Pan
be considered to be the Outline Development Plan as required by the PUD
Chapter of the Owasso Zoning Code.
2. That unless specifically set out in the standards and conditions of this
PUD, single- family lots shall meet the requirements of a typical RS -2
district.
3. That unless specifically set out in the standards and conditions of this
PUD, all commercial development shall meet the requirements of a typical
CS district.
4. That within die PUD, the maximum number of dwellings shall not exceed
467 (underlying Rs -2 zoning would permit up to 525 dwelling units).
5. That the reference on page 16 of (lie PUD text pertaining to a lien being
placed on a homeowner's Association member's "personal Property" be
changed to "real property."
OWASSO PLANNING COMMISSION
November 12, 1996
Page No. 4
6. That minor transfers (15% increase in a developments area's density) of
dwelling units from one residential development area to another can occur
if a significant change in the character of either development area is not
created.
T That all conditions imposed by the Owasso Technical Advisory Committee
for subdivision plat approval be met as conditions of the PUD,
8. That no building permits be issued within any portion of the PUD until all
criteria outlined with Chapter 8 of the Owasso Subdivision Regulations are
met by the developer.
9. All covenants of any subdivision plat containing property within the PUD
shall incorporate all PUD standards and conditions of approval and make
the City of Owasso beneficiary.
i0. Thal a detailed drainage report be submitted at the time of platting, and
certification of such document by an engineer.
11. That if the street layout proposed is similar to that which is proposed, a
stop sign shall be required at the third 4 -way intersection from E. 86th
Street North.
12. That the Northernmost access point to N. 145th E. Avenue from the PUD
property shall line up with the southernmost access point of the
Whispering Pines Addition (Rogers County).
13. Acceleration /Deceleration lanes will be required on E. 86th Street North
and N. 145th E. Avenue.
14. Sidewalks will be required along E. 86th Street North and N. 145th E.
Avenue.
15. No flag lots are permitted within any portion of the PUD.
16. If needed, commercial area may be required to provide on -site detention.
This to be determined at site plan review for commercial property.
17. Detailed landscaping plans (type, species, size, location, irrigation) shall
be required to be submitted with site plans of any commercial
development. Said plans will be reviewed by ,staff and must be approved
by the Planning Commission.
Motion was seconded by Charles Willey and a vote on the motion was recorded as
follows:
Ray Haynes - Yes
Dewey Brown - Yes
Jerry Cole - Yes
Bill Ellison - Yes
Charles Willey - Yes
The motion carried 5 -0.
OWASSO PLANNING COMMISSION
November 12, 1996
Page No. 5
8. OWA.S50 SUBDIVISION REGULATIONS AMENDMENT- A request to review two
proposed amendments to the Owasso Subdivision Regulations, Chapter 8, 8.1
"Intentions ", Article E and Chapter 4, 4.11 "Acceptance of Improvements ". Said
amendments, if approved, to be, forwarded to the Owasso City Council on November 1.9,
1996.
]-'his item was tabled, to be, presented at a later dale.
9. Report on Monthly Building Permit Activity,
Mr. Rooney discussed October building permits.
t0. Report on Planning Ttems Previously Forwarded to City Council.
11. Discussion of Development In and Near Owasso.
12. ADJOIJRNMF,NT - Charles Willey moved, Dewey Brown seconded, to adjourn meeting.
A vote on the motion was recorded as follows:
Ray Haynes - Yes
Dewey Brown - Yes
Jerry Cole - Yes
Bill. Ellison - Yes
Charles Willey - Yes
The motion carried 5 -0 and the meeting was adjourned at 8:22 PM.
Date __
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, December 8, 2008
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT
Marilyn Hinkle
Charles Brown
Dr. Mark Callery
Dr. Paul Loving
MEMBERS ABSENT
David Vines
STAFF PRESENT
Eric Wiles
Larissa Darnaby
Dan Salts
Marsha Hensley
The agenda for the regular meeting was posted at the north entrance to City Hall on December 1,
2008 at 1:00 PM.
1. CALL TO ORDER — Marilyn Hinkle called the meeting to order at 6:00 PM and
declared a quorum present.
1 ROLL CALL
3. CONSIDER APPROVAL OF THE MINUTES OF NOVEMBER 10, 2008 REGULAR
MEETING — The Commission reviewed the minutes of November 10, 2008 regular
meeting. Charles Brown moved to approve the minutes and Dr. Loving seconded the
motion. A vote on the motion was recorded as follows:
Dr. Paul Loving - Yes
Dr. Mark Callery — Yes
Charles Brown - Yes
Marilyn Hinkle - Yes
The motion was approved 4 -0.
4. Rezoning OZ -08 -06 — A request to review and approve a rezoning request of
approximately .24 acres of land from an RS -3 (Single Family Residential) to an RD
(Residential Duplex) Zoning District, on property located at the southeast corner of 2nd
and Atlanta.
Marilyn Hinkle presented the item and the staff report was reviewed by Larissa
Darnaby. Larissa described the property location and the development process. A
similar duplex has recently been constructed at the northeast corner of the intersection.
The requested use is found to be in accordance with the Land Use Master Plan. Letters
were mailed to surrounding property owners and the legal advertisement was published.
Staff recommends approval of the rezoning. Mr. Steven McCoy, a surrounding
property owner, stated that he was not opposed to the rezoning.
Marilyn Hinkle moved to approve rezoning request, Dr. Loving seconded the motion. A
vote on the motion was recorded as follows:
OWASSO PLANNING COMMISSION
December 8, 2008
Page No. 2
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
5. Preliminary Plat - Silver Creek Commercial - A request to review and approve a
preliminary plat being two commercial lots, in one block, on approximately five acres
of land, located at the northwest corner of East 86 °i Street North and North 145°' East
Avenue.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the property location and the development process. The property is zoned CS
(Commercial Shopping). The developer would like to create two (2) lots, in one block,
on 5 acres of land. Sewer service and water service will be provided by the City of
Owasso. The property will be subject to all payback fees including storm siren fees of
$35.00 per acre. The final plat was reviewed by staff and the Technical Advisory
Committee on November 19, 2008. The following comments were provided:
• Match legals from the text to drawing boundary survey.
• Show scale bar
• Show existing adjacent utility easements
• Submit restrictive covenants
• Identify Limits of Access
• Identify Limits of No Access
• Remove "proposed construction"
• Remove the developer from the face of the plat and place it on the site
plan
• Identify easements that shall be placed on Lot 2.
• Show a 20 foot landscape buffer on the north side of Lot 2
Staff recommends approval of the Silver Creek Commercial preliminary plat. Mr. Ross
Morris was present to represent the applicant and to answer any questions or concerns.
Marilyn Hinkle moved to approve the preliminary plat subject to the staff and TAC
recommendations. The motion was seconded by Charles Brown. A vote on the motion
was recorded as follows:
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
OWASSO PLANNING COMMISSION
December 8, 2008
Page No. 3
6. Final Plat - McDonald' s Addition - A request to review and approve a Final Plat being
one commercial lot on approximately 1. 14 acres of land, located on the north side of East
116'" Street North and the west side of North 135" East Avenue.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the development process. The McDonald's Addition final plat was brought before the
Planning Commission at their meeting on November 10, 2008. At that meeting the
applicant requested the plat be tabled to the December 8" meeting. The main access
points into the McDonald's Addition will be from North 135 "' East Avenue. The
applicant has shown a total of 60' to be designated on the final plat for ingress and
egress. This 60' consists of two points of access, which includes the 30'
entrance /exit on the south side of the property and an entrance /exit on the north side of
the property being 30' in width. Water service will be provided by Washington
County Rural Water District No. 3. The property will be subject to all payback fees
including storm siren fees of $35.00 per acre. Sewer will be provided by the City of
Owasso. The final plat was reviewed by the Owasso Technical Advisory Committee on
November 19, 2008. The following comments were provided:
• Plat should show a 17.5' or two 10' external easements
• Plat shows the wrong plat number in left corner
• Provide letter from ODOT stating future plans to widen East 116" Street
North
• Show fir hydrant locations
Staff recommends approval of the McDonald' s Addition Final Plat with the above TAC
recommendations. Mr. Chad Ignagni was present to represent the applicant and to
answer any questions.
Charles Brown moved to approve the final plat for McDonald' s Addition subject to the
above TAC and staff recommendations. Dr. Loving seconded the motion. A vote on the
motion was recorded as follows:
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
Report on Monthly Building Permit Activity
8. Economic Development Report.
9. Report on Planning Items Previously Forwarded to City Council.
OWASSO PLANNING COMMISSION
December 8, 2008
Page No. 4
10. Adjournment - Marilyn Hinkle moved, Dr. Loving seconded to adjourn the meeting.
A vote on the motion was recorded as follows:
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion carried 4 -0 and the meeting was adjourned at 6:20 PM.
Chairperson
Vice Chairperson
Date
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TO: MEMBERS OF THE PLANNING COMMISSION
CITY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: PROPOSED AMENDMENT TO THE OWASSO LAND USE
MASTER PLAN
DATE: AUGUST 20, 2009
I111M &ORMIM I
As the result of input received during the recent series of meetings about the annexation
request for the 21 acres near the southeast corner of East 106 Street North and North 145
East Avenue, the staff requests that the Planning Commission approve an amendment to
the Owasso Land Use Master Plan use designation for that property. Currently, the tract
is designated for future transitional use by the master plan. Transitional use allows the
City of Owasso, once the property is annexed, to consider specific zoning designations,
including RD Duplex, RTH Town House, RM Multi- family, RMH Mobile Homes, OL
Low - intensity office, and OM Medium - intensity office. The staff proposes that the use
designation for the property be changed to residential. A residential use designation on
the master plan would allow the City of Owasso, once the property is annexed, to
consider other specific zoning designations, including AG Agricultural, RE Residential
Estates, RS Single - family, and RD Duplex.
OWASSO LAND USE MASTER PLAN:
The Owasso Master Plan is a document representing desired future land use and
transportation patterns for the physical development of the community. The current edition
of the plan was adopted by the City Council in February, 2008. The Master Plan can be
generally divided into three parts: 1) statistics, figures and estimates, 2) map of desired land
use pattems, and 3) key issues, needs, and goal statements. It serves as an adopted statement
of growth policy for the city, and provides the basis for land use decisions such as zoning. It
is the City's policy to evaluate and update the master plan from time to time in order to
ensure its relevance to the changing realities facing Owasso.
RESIDENTIAL LAND USE — This classification represents the predominant
character of development in Owasso. This designation is principally used for areas
of typical residential subdivision development and is the base level recommended
for the urbanized area of Owasso.
TRANSITIONAL LAND USE — This classification represents the transitional zone
from strictly residential development to strictly non - residential development. As
such, the primary uses for transitional areas are higher residential uses and lower
density employment uses. Specifically, the principal uses in this classification
would be single - family attached (duplexes and townhouses), multi - family
apartments, neighborhood offices, and planned office parks.
COMMERCIAL LAND USE – This classification represents the standard local
commercial land use as well as regional -scale and highway oriented commercial and
employment uses in Owasso. The area generally designates commercial activities
that have developed in nodes at arterial street intersections and along major
thoroughfares. Typical uses would include free - standing commercial uses, shopping
centers, retail commercial, restaurants, and service commercial development.
INDUSTRIAL LAND USE – This classification represents the highest intensity of
land use in Owasso. The predominant land uses in this classification would be
industrial and major employment facilities.
LOCATION:
The tract is located near the southeast comer of East 106'h Street North and North 145"
East Avenue. The subject property wraps around the five -acre tract situated at the hard
corner of the intersection.
EXISTING LAND USE:
The subject property is currently undeveloped
SURROUNDING LAND USE:
North: Single - Family Residential (Lake Valley), with the hard comer of the northeast
corner of 145 °i East Avenue and East 106a' Street North being zoned for commercial uses
South: Rogers County Residential —Pine Brook Crossing
East: Rogers County large -lot Residential and Agriculture
West: Currently undeveloped, but zoned for Multi - Family Residential and Commercial
Uses —Coffee Creek
PRESENT ZONING:
AG (Agricultural District) – Rogers County
ANALYSIS:
The past several updates of the Owasso Master Plan have called for the community to be
developed in a "nodal" pattern. With this planning philosophy, commercial nodes are
developed at arterial intersections, and then the land use transitions with less intense uses
towards the interior of sections, leading to single - family residential neighborhoods that
form the development core. When updating the use designations on the Master Plan, the
City first considers two primary questions; first, "what is the highest and best use of the
property", and second, "what is the predominant development pattern already established
in the area ".
In its analysis of the subject property, the staff finds that a significant area of floodplain
exists along the western, northern, and eastern sides of the tract. This floodplain forms an
effective buffer from the five -acre tract to the east, which is planned for future
commercial use. Therefore, a transition of use that would decrease the intensity of land
use from that comer lot to the residential lots to the south and east is unnecessary — the
floodplain is the transition.
When examining the highest and best use of the property, the staff finds that it is difficult
to determine a single highest and best use for this particular site. With the floodplain
situated on the tract, it is unclear what the highest and best use would be.
The predominant development pattern in the area is undoubtedly single- family
residential: Lake Valley lies to the north, Pine Brook Crossing to the-south, and Coffee
Creek to the southwest.
Using this three- pronged analysis, the staff finds that the future use of this property ought
to be single - family residential.
PLANNED UNIT DEVELOPMENT:
There has been some question recently about how a change in the planned use
designation for the property would impact the prospects for a planned unit development
(PUD). PUDs are designed to provide for small- and large- scaled development
incorporating a single type or a variety of residential, commercial, and related uses that
are planned and developed as a unit. PUDs allow for a mixture of uses on the same
property, and allow the City to 1) be more flexible in its review of the design of
buildings, yards, circulation and open space than would otherwise be possible through the
strict application of other district regulations, and 2) require any additional restrictions on
the development that it deems necessary, whether those restrictions be related to use,
height, size, arrangement, setback, density, or any other issue related to the development
of the site.
A change in the planned use designation for the property from transitional to residential
would require that the predominant use included within a PUD be residential (either
single - family or duplex) rather than transitional (multi - family or office). However, any
number of different uses could be included in the PUD, as long as the predominant use is
residential.
DEVELOPMENT PROCESS:
The property has been requested for annexation into the City of Owasso, and that
annexation request was turned down by the Planning Commission in June, 8 2009. The
property owner subsequently appealed that decision to the City Council. The City
Council then requested that the Planning Commission consider the Master Plan
designation for the property prior to the Council's consideration of the annexation appeal.
It is anticipated that the City Council will consider the appeal on September 1, the day
after the Planning Commission is scheduled to decide on the Master Plan designation.
RECOMMENDATION:
The staff recommends that the Planning Commission change the designated land use for
the subject property from Transitional Use to Residential Use.
ATTACHMENT:
Aerial photograph map of the subject property
SUBJECT PROPERTY I crry of owAsso
Cityumits ftposed FEMA DFIRM
100-YearFloodplain
111N. Main Shad
P.O. Box 180
Owasso, OK 74055
918.376.1500