HomeMy WebLinkAbout2007.10.08_Planning Commission AgendaRecord Copy
OWASSO PLANNING COMMISSION
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\� OF THE TRP�4
October 8, 2007
6:00 PM
PUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING:
DATE:
TIME:
PLACE:
NOTICE FILED BY:
TITLE:
Regular
October 8, 2007
6:00 PM
Old Central
109 North Birch
Eric Wiles
Community Development Director
Filed in the office of the Owasso City Clerk and posted at the north entrance to City Hall
at 11:00 AM on October 2, 2007.
Eric Wiles, Community Development Director
OWASSO PLANNING COMMISSION
Monday, October 8, 2007 at 6:00 PM
Old Central
109 North Birch
AGENDA
1. Call to Order
2. Roll Call
3. Approval of Minutes from the September 10, 2007 Regular Meeting.
4. Lot Split OLS 07 -02 — A request to review and approve a lot split proposing the
split of 1.076 acres from Lot 1, Block 2 Elm Creek Commercial Center, located at
the southeast corner ofEast 86th Street North and North 123`d East Avenue.
5. USP, Caudle Commercial — A request to approve a plan for signage for the Caudle
Commercial Center, located at the southwest corner of East 96th Street North and
North Garnett Road.
6. Preliminary Plat, Benski Addition — A request to review and accept a preliminary
plat proposing one commercial lot on 1.6 acres located at the northwest corner of
East 116th Street North and the Owasso Expressway.
Preliminary Plat. Carrington Pointe — A request to review and accept a
preliminary plat proposing 157 single - family lots on 40 acres located on the south
side of East 86th Street North, approximately t/4 mile west of North Memorial.
Final Plat, Prairie Village Addition — A request to review and approve a final plat
proposing one multi - family lot on 2.8 acres located at the northwest comer of East
116th Street North and North 129th East Avenue.
9. Report on Monthly Building Permit Activity.
10. Report on Planning Items Previously Forwarded to City Council.
11. Adjournment.
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, September 10, 2007
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT
David Vines
Charles Brown
Dan Draper
Marilyn Hinkle
MEMBERS ABSENT
Duane Coppick
STAFF PRESENT
Chip McCulley
Marsha Hensley
Eric Wiles
Rickey Hayes
Joe Nurre
Julie Lombardi
The agenda for the regular meeting was posted at the north entrance to City Hall on September 4,
2007 at 11:00 AM.
1. 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 MINUTES OF AUGUST 13, 2007 REGULAR
MEETING - The Commission reviewed the minutes of August 13, 2007 regular meeting.
David Vines moved to approve the minutes and Charles Brown seconded the motion. A
vote on the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
Dan Draper - Recuse
The motion was approved 3 -0.
4. Annexation OA -07 -05 - A request to review and approve the annexation and rezoning of
approximately 76.37 acres, located south of East 86" Street North, approximately 1 /anile
west of N. Memorial.
Marilyn Hinkle presented the item and the staff report was reviewed. • The surrounding
land use and the annexation process were explained. The applicant is requesting the
annexation of 76.37 acres. The lots are planned for residential use. This application is
in conjunction with a rezoning request of RS -3 (Residential Single - Family). This item
was heard by the Owasso Planning Commission in August. There were citizens present
at the August meeting requesting the commission reconsider the proposed zoning and
lot sizes. The item was tabled due to lack of representation of the owner. Staff
published legal notice in the Owasso Reporter and letters of notification were mailed to
property owners within a 300' radius. The Annexation Committee reviewed the
request and unanimously recommended approval. Ron Staggs made a brief presentation
to the Commissioners. He explained that they are planning on approximately 280 lots
OWASSO PLANNING COMMISSION
September 10, 2007
Page No. 2
with a RS -3 zoning. He also stated that a number of the lots will be an equivalent size
of RS -2 sized lots. Mr. John Palovik handed out an opposition summary (attached).
The following are comments /concerns made by citizens against the rezoning portion of
the request:
Sue Piggott - 8500 East 116 Street North - Wants north Tulsa County rural
areas to be protected. This development would spread the police, fire and
ambulance services too thin. This development would overload downstream
drainage.
Steve Montee - 6705 East 80 Street North - Our country environment is in
danger. Development in rural areas increases risk of burglary, trespassing, and
vandalism. The Crossing subdivision was denied zoning in March 2004, and
then almost denied RE zoning at a later date. Don't make denser than RE
(Residential Estates) zoning. Drainage problems would worsen.
John Palovik - 7302 East 86 Street North - RE zoning is more appropriate.
This type of zoning would be spot zoning. The surrounding residents are
strongly opposed; the area is not contiguous to any dense development.
Scott Winn - 7900 North Sheridan - Opposes annexation request. The
requested density is out of line for the area.
Brian Watson - 7528 East 86 Street North - He had traffic concerns. The
residents in this subdivision might trespass and harm existing property. He
moved here for a county lifestyle.
Mr. Tom Morris, the developer, discussed the detention ponds and stated that sewer
and water will be available at this location soon. He also explained that PSO is
building a substation on north Memorial to provide services to the subject property.
Mr. Joe Nurre with Public Works explained that if this subdivision is annexed trash and
sewer will be serviced by the City of Owasso. Water will be serviced by Rural Water
District. The Commissioners determined that a split zoning could be considered.
David Vines moved to approve the annexation and rezoning as requested. There was no
second to the motion.
Dan Draper moved to approve the annexation, and approval of a rezoning of AG to RS -2
zoning, subject to the City Council working with the developer in order to make
recommendations to the Board of Adjustment, so adjustments can be made to the
necessary lots. Marilyn Hinkle seconded the motion. A vote on the motion was recorded
as follows:
David Vines - No
Marilyn Hinkle - Yes
Charles Brown - Yes
7
91
Ua
OWASSO PLANNING COMMISSION
September 10, 2007
Page No. 3
Dan Draper - Yes
The motion was approved 3 -1.
5. Rezoning OZ 07 -06 - A request to review and approve the rezoning of Lot One (1),
Block One (1), Sherrill Estates from RS -3 (Residential) to OM (Office Medium),
located at 102 West I I'h Street North.
Duane Coppick presented the item and Chip reviewed the staff report. The
development process was described. The applicant is requesting to rezone 1 lot located
south of Sokolosky Medical Clinic at 102 West 11'h Street, from RS -3 (Residential) to
OM (Office Medium). This zoning change is in compliance with the proposed update
to the Owasso 2025 Land Use Master Plan. Letters were mailed to surrounding
property owners and the legal advertisement was published. Staff recommends
approval. A letter expressing objection was received from Neighborhood Newspapers
(attached). Discussion was held regarding the required parking spaces. Several
surrounding property owners were present to express their concerns.
Sheryl Armstrong — 110 West 11`h — Had concerns with parking. Also concerns
with the possible increase in property taxes and the decline in property value.
Dallas Kelsey — 1008 North Ash — He had questions regarding the difference in
OL zoning and OM zoning. Had parking concerns, he feels that street is already
congested since it is a dead -end street.
Troy Willstead — With the house being 890 sq.ft. the parking should not be a
problem.
David Vines moved to approve an OL (Office Light) zoning, subject to the placement of a
6' screening fence where the property meets residential property. The motion was
seconded by Charles Brown. A vote on the motion was recorded as follows:
David Vines — Yes
Marilyn Hinkle — Yes
Charles Brown — Yes
Dan Draper - Yes
The motion was approved 4 -0.
Report on Monthly Building Permit Activity.
Report on Technical Advisory Committee Items. — Charles Brown discussed the items
reviewed at the August 22, 2007 meeting.
Report on Planning Items Previously Forwarded to City Council.
Adjournment — Marilyn Hinkle moved, Charles Brown seconded, to adjourn the
OWASSO PLANNING COMMISSION
September 10, 2007
Page No. 4
meeting.
A vote on the motion was recorded as follows:
David Vines - Yes
Charles Brown - Yes
Marilyn Hinkle - Yes
Dan Draper - Yes
The motion carried 4 -0 and the meeting was adjourned at 7:40 PM.
Chairperson
Vice Chairperson
Date
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Opposition Summary
Annexation OA 07 -05
September 10, 2007
QUU f 144ULL — ooUU C. I IQ JL. IVUrm: mural ueyelopmenr Issues
-Large scale residential development is not compatible with the physical facts of what exists on
the land in this area
- Comprehensive Plan AG Goal #2 is "to protect agricultural areas from premature, unplanned
urbanization until a full range of public facilities, services, and utilities are available." This
rezoning would strain the public service resources
-It is more difficult to support police, fire, ambulance, or code enforcement services
-Rural development overloads downstream drainage capabilities
-RE zoning allows development at a more appropriate density for this area
Steve Montee - 6705 E. 80" St. North- Neighborhood Lifestyle
- Residents moved here for a rural setting and to avoid the more urban development areas
- General Goal #5 in the Comprehensive Plan states "It is intended that the aesthetic and natural
environment of North Tulsa County be protected and enhanced." Dense development
contradicts that goal
- Development in rural areas increases risk of burglary, trespassing, and vandalism
-CZ 337 denied residential zoning 8 -0 at 76th and Sheridan
-CZ 347 barely allowed RE zoning 4 -3 on the adjoining Crossings property
-59 home owners (97% of those contacted) signed a petition opposing RE rezoning of the
Crossing
-RE zoning is more appropriate per the "orderly transition," "wasteful scattering," and "economy"
concepts outlined in Code Section 300A, 30013, 300C and 400.2
-This would be spot zoning contrary to the Plan Intensity Goal #2
-The planning objective of "aggregating compatible areas" supports RE zoning
- Owasso Master Plan states annexed properties should be "contiguous to the city limits"
- Owasso Subdivision regulations call for property to "harmoniously relate... to the existing
community"
Owasso annexation of an adjoining property was declined in 2004 for good reason and directly
contradicts the appropriateness of this proposal.
-To summarize, the residents are strongly opposed, the area is not contiguous to any dense
development; and RE zoning is the maximum density supported by the Code, the Plan, and
established planning objectives
Presentation Exhibits
Summary of Presentations - above
Exhibit A - Aerial photo of surrounding properties
Exhibit B - Petition signatures regarding the Crossings rezoning
Exhibit C - North Tulsa County Comprehensive Plan
Exhibit D - Minutes from Annexation OA -04 -05
Exhibit B
REZONING OPPOSITION PETITION (CASE C
Southeast Corner of 86 th Street North and Sheridan
I AM A LAND OWNER IN THE SAME SECTION AND OPPOSE THE REZONING OF
160 ACRES FROM AGRICULTURAL TO RESIDENTIAL ESTATE AS IT WOULD NOT
BE COMPATIBLE WITH SURROUNDING RESIDENCES.
SIGNATURE
PRINTED NAME
ADDRESS
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Exhibit B
REZONING OPPOSITION PETITION (CASE CZ -347)
Southeast Corner of 86 Street North and Sheridan
I AM A LAND OWNER IN THE SAME SECTION AND OPPOSE THE REZONING OF
160 ACRES FROM AGRICULTURAL TO RESIDENTIAL ESTATE AS IT WOULD NOT
BE COMPATIBLE WITH SURROUNDING RESIDENCES.
SIGNATURE PRINTED NAME ADDRESS
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Exhibit B
Southeast Corner of 86t Street North and Sheridan
I AM A LAND OWNER IN THE SAME SECTION AND OPPOSE THE REZONING OF
160 ACRES FROM AGRICULTURAL TO RESIDENTIAL ESTATE AS IT WOULD NOT
BE COMPATIBLE WITH SURROUNDING RESIDENCES.
SIGNATURE s PRINTED NAME ADDRESS
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Southeast Corner of
North and Sheridan
Exhibit B'
I AM A LAND OWNER IN THE SAME SECTION AND OPPOSE THE REZONING OF
160 ACRES FROM AGRICULTURAL TO RESIDENTIAL ESTATE AS IT WOULD NOT
BE COMPATIBLE WITH SURROUNDING RESIDENCES.
SIGNATURE
PRINTED NAME
ADDRESS
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Exhibit B
Southeast Corner of 86"' Street North and Sheridan
I AM A LAND OWNER IN THE SAME SECTION AND OPPOSE THE REZONING OF
160 ACRES FROM AGRICULTURAL TO RESIDENTIAL ESTATE AS IT WOULD NOT
BE COMPATIBLE WITH SURROUNDING RESIDENCES.
SIGNATURE PRINTED NAME ADDRESS
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Exhibit B
REZONING OPPOSITION PETITION (CASE C
Southeast Corner of 86th Street North and Sheridan
I AM A LAND OWNER IN THE SAME SECTION AND OPPOSE THE REZONING OF
160 ACRES FROM AGRICULTURAL TO RESIDENTIAL ESTATE AS IT WOULD NOT
BE COMPATIBLE WITH SURROUNDING RESIDENCES.
SIGNATURE
PRINTED NAME
ADDRESS
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`Exhibit C
Copies of Items in the North Tulsa County Comprehensive Plan
General Goals Section:
5. It is intended that the aesthetic and natural environment of North
Tulsa County be protected and enhanced.
Intensity Goals Section:
2. It is intended to allow compatible land uses to be located with each other
and to establish and maintain a continuity of similar land 'uses.
Intensity Obiectives Section:
4. Rural residential intensity uses will be preserved in portions of the Plan-
ning Area where fewer.public services are 'available and physical conditions
restrict urban development.
Development Sensitive Area Sections:
3. Intensity within development sensitive areas'will. generally he one half of
the base intensity, unless the developer utilizes the PUD supplemental
zoning district provisions.
The use of a Planned Unit Development
zoning classification is recommended:for development in these areas.
Agricultural uses are appropriate in these areas:
Agricultural Area Goals Section:
2. It is intended to protect agricultural areas from premature, unplanned)
urbanization until a full range of public facilities, services and utfL-
lities are available.
Residential Area Policies Section•
10. No residential development shall be built at an urban scale (that is, oreat-
er than the rural residential density of 1.5 units per acre) until urban
scale public utilities are available and said development can be added to
public water and sewer systems.
OWASSO ANNEXATION COMMITTEE
MINUTES OF SPECIAL MEETING
Wednesday, June 30, 2004 5 :00 pm
Owasso City Hall Main Conference Room
111 N. Main Street, Owasso, Oklahoma
MEMBERS PRESENT
Craig Thoendel
Steve Cataudella
Tim Rooney
Eric Wiles
Chief Dan Yancey
Ken Fisher
Rickey Hayes
Dan Salts, Fire Marshall
Joe Nurre, Public Works
MEMBERS ABSENT
Ron Cates
Dale Prevett
Duane Coppick
Bill Roach
STAFF PRESENT
Duane Cuthbertson
Rodney Ray
Exhibit D
The meeting agenda was posted in Owasso City Hall, 111 N. Main St. at 12:00 pm on
June 22, 2004.
L CALL TO ORDER— Duane Cuthbertson called the meeting to order at 5:07 pm.
2. APPROVAL OF MINUTES FROM THE MAY, 26, 2004 MEETING — Rickey
Hayes moved, seconded by Steve Cataudella, to accept the minutes as presented.
The motion carried 7 — 0.
ANNEXATION REVIEW
ANNEXATION REQUEST OA 04 -05 — A request for the review and approval
to annex 160 acres of property located in the southeast comer of N. Sheridan Rd.
and E. 86a' St. N. The property in question is the NW /4 of Section 26, T -21 -N, R-
13-E.
Duane Cuthbertson presented the annexation request and solicited discussion
from the committee. Joe Nurre began the discussion by stating that the nearest
sewer is more than a mile away from the subject property and although the
developer would be responsible for extending the sewer from the nearest stub to
the site Mr. Nurre expressed concern with extending utilities that far in one shot
and questioned the extensions efficiency. !:It' was pointed ouf that a majority a the
xeri amder'of the section is divided iritosmaller (10 acres or less) rural residential
lots and theze seems aittle prospect for future urban devel'gpinenf - the 'section
therefore making the extensioh:of utilities and service seem, oven more inefficidn't,
He al §o.added that hash service: to the area would.be gwtp inefficient; as well, due!}
to fhe distance from existing service routes;;
Exhibit D
Eric Wiles agreed, with the above comments and; added that as. far as he can recall;
W§ request represents the furthest extension, at =any given time; of corporate.
boundaries in the history of Owasso. He added that this particular tequest'
(sxing, over undeveloped land) represents what most consider bad urban
plaiining.policy. He explained that the stated intention of the, developer to develop:;
the property into a moderately dense residential subdivision in line with the city's;'
RS n3 (Residential Single Family) zoning district is incompatible wt th e existiq
character of surrounding development and he went further to explain that these:
intentions are inconsistent with the Owasso 2010 Land Use Master Plan as the
subject property is characterized as having rural to low density land use's.
Chief Dan Yancey submitted that any intensity of development in that area would';
be impractical for the police force to sufficiently patrol due to its .distance from,
established patrol areas. He also stated that annexing property so far, ton,,,
contiguous city limits will leave a large gap of non jurisdictional property;.
*weep the two city limits thereby exposing his patrolmen to unnecessary _risl
and liability;.
Staff asked if there were any reasons to annex the property. Rickey Hayes
responded by stating that if the property develops it may serve the City of Owasso
better to be able to ensure that the property develop to our standards. Mr. Wiles
replied that the City of Owasso has traditionally had influence on decisions
rendered by Tulsa Country regarding development around the City of Owasso and
that we will be given an opportunity to contribute to any possible future
discussions regarding the development of this tract of land in or outside of the city
limits.
Rickey Hayes made a motion to recommend denial of OA 04 -05, Steve
Cataudella seconded the motion to recommend denial. The motion was
i unanimously carried 7— 0.
4. ADJOURNMENT — Mr. Rooney moved, seconded by Mr. Hayes for
adjournment. The motioned carried 7 — 0. The meeting adjourned at 5:35 pm.
9 -10 -21
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OZ- 07 -06, Troy L. Wilstead.
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: OZ- 07 -06.
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9 -10 -2007.
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;hed and that you would call Mr. Wilstead yoursel
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fewspapers is objecting to the change of zoning
m on Application: OZ- 07 -06.
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MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: LOT SPLIT 07 -02
DATE: October 2, 2007
The City of Owasso has received a request for the approval of a Lot Split proposing to split one
3.53 acre commercial property into two tracts, one tract being 1.076 acres and the remainder
being 2.45 acres. The property lies within the Elm Creek Commercial addition and is located at
the southeast corner of the intersection of East 86's Street North and North 123'd East Avenue.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
North: Single - family residential addition - Lakeridge
East: 86h Street RetaiUOffice Center
South: Cornerstone Shopping Center
West: Gasoline service station (Spencer's Shortstop)
PRESENT ZONING:
CG Commercial
SURROUNDING ZONING:
North: OL Office and RS -3 Single - family
East: CG Commercial
South: RM -1 Multi - family
West: CG Commercial
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation. After
annexation, the remaining steps in the development process include rezoning, platting, and site
planning.
One form of property division in addition to platting is a lot split. Lot splits are minor
subdivisions of property into three or fewer tracts, and do not provide for any new public streets.
Typically, this is an appropriate option for a land owner who wishes to take large undeveloped
parcels of land and divide it into two or three smaller tracts.
The subject property has been annexed and included within a PUD, but it has not yet been platted.
LOT SPLIT REVIEW PROCESS
The Lot Split review process is initiated when a property owner submits an application to the City
of Owasso requesting the review and approval of a lot split. Upon receipt of a complete
application, the staff reviews the proposal for compliance with the Owasso Zoning Code,
Subdivision Regulations and Engineering specifications.
The proposed Lot Split is then 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 then
forwards a recommendation to the Planning Commission.
The Owasso Planning Commission conducts a public hearing to determine if the application is
compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The
Planning Commission has the final determination on the application.
ANALYSIS:
The requested lot split has been made in order to facilitate the creation of a one -acre commercial
tract at the southeast corner of North 123 d East Avenue and East 8e Street North.
A lot split is a minor subdivision of previously subdivided land. The Planning Commission may
approve a lot split that creates not more than three (3) lots fronting on an existing, dedicated
street, not involving any new street or road, or the extension of municipal facilities, or the creation
of any public improvements, and not in conflict with any provision or portion of the
Comprehensive Plan, Major Street and Highway Plan, Zoning Ordinance (unless approved by the
Board of Adjustment) or these regulations. The subject application does comply with these
parameters.
TECHNICAL ADVISORY COMMITTEE:
The Technical Advisory Committee reviewed the lot split request on September 26, 2007. At that
meeting, the committee recommended approval of the lot split with no requirements.
RECOMMENDATION:
The staff recommends approval of OLS 07 -02.
ATTACHMENTS
Survey of property to be split
R 14 E
Location Map
Plat of Survey
Boundary
of
Part of Lot One (1)e Block Two (2)
Elm Creek Commercial Center
N City of Owasso, Tulsa County, Oklahoma
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Legal Description — 15 Foot Nide Eaeament
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X 8050'10' E ALQ10 ME •ALLAN LINE OF SAID LOT 1 A d5 }AfICE OF OR 9 fFET TO ME P ONT OF
BFbNNNQ ME*OE N OWYW E NOXD TOM CENNNYNE OF SAO 15 FOOT Y6E EASEMENT A tl9}MM
OF 71.24 FEET TO ME PENT EF IERYMAna.
Notes O
1. SMECI M CO1flIMT5. CMNMM$ RCRTAMMW EASEMENTS AND SERBACX SEES CONTAINED
M ME CFRTFMATE OF CEDGMM MD A8 9 AY. W PLAT NO. N55 IF EA, dfD: CtlYFA[lµ
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Mlaeelloneoua Not"
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4 AFE NANO MOIND pnIMS MAY NOT BE SOWN.
C. TIE REMAIN BAY FOR THIS SURVEY 5 ME PUYTEO BLMM44 OF OOT CRk9t CONFROµ CE1rFA,
M MKMM }0 ME Ott OF OWASSO, P Y NO. 11%.
O. MSOIKT OF MIX OR ATIEMEM MIX OFIMW NOT AVYABIE M "YELM AT CAM OF SURE „.
E TOS FROM WAS "I OON R TED TO RESEARCH EASFMENIS OR Eid110RMO5 OF RECRD. NO ATTEMPT
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AS AOOPIW BY ME OMHWA STALE BOND OF 1NE`14JRE RM PROFESSIONAL EHnHFERS AND
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Sure pep Statement
t NEAR Y. HEWFM. A RE(MENO LAND SURVEYOR IN THE STALE OF OKLAHOMA. MOMENT aAnFY MAT ME
AMAE M ID
T REPRESENTS A BOMY SEMI. ME F&Rf FLAT YAY BE S ECT r0 FASEMEXn AW/OE
RI M15 OF WAY OF MOOD. NO RESEARCH OF ABSTRACT ON RECORD OFKES HAS BEEN CONOUCIED AW
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A R1a11 U51 MY wM EASEMENT E¢AYED AN LOT EASE (I) OF 6EOEX 1Y0 (3l 6 FIEI aapl CpNEAaµ
QN1ER. tlfY
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X 8050'10' E ALQ10 ME •ALLAN LINE OF SAID LOT 1 A d5 }AfICE OF OR 9 fFET TO ME P ONT OF
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1. SMECI M CO1flIMT5. CMNMM$ RCRTAMMW EASEMENTS AND SERBACX SEES CONTAINED
M ME CFRTFMATE OF CEDGMM MD A8 9 AY. W PLAT NO. N55 IF EA, dfD: CtlYFA[lµ
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4 AFE NANO MOIND pnIMS MAY NOT BE SOWN.
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E TOS FROM WAS "I OON R TED TO RESEARCH EASFMENIS OR Eid110RMO5 OF RECRD. NO ATTEMPT
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FEET.. MSN:& S 6855.51. W A 05rAxCE W 311.20 ZT TO ME WEST U E OF 9 LOT I BILCIf x
MEXCE W.MC A COMAS ro TE RgIT IUYMD A NLlus 0' SaaaD fF£r FOR A BISrAVQ OF ss11 FEED
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t NEAR Y. HEWFM. A RE(MENO LAND SURVEYOR IN THE STALE OF OKLAHOMA. MOMENT aAnFY MAT ME
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MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: UNIFIED SIGN PLAN, CAUDLE COMMERCIAL
DATE: October 2, 2007
BACKGROUND
The City of Owasso has received a request for the approval of a Unified Sign Plan for the Caudle
Commercial Addition, located southwest of the intersection of East 96a' Street North and North
Garnett. The proposed sign would be 30' high and 13' wide, with a total area of 296 square feet.
EXISTING LAND USE:
The property is currently occupied by the Caudle shopping center. There is a planned expansion
of that center to the south of the existing building
SURROUNDING LAND USE:
North: vacant gas station (POMac's)
East: undeveloped agricultural land, and Smith Farm shopping center
South: IBC bank
West: Caudle Estates residential subdivision
PRESENT ZONING:
CG Commercial
SURROUNDING ZONING:
North: CS Commercial
East: AG Agricultural and CS Commercial
South: CG Commercial
West: RS -3 Single - family residential
UNIFIED SIGN PLAN REVIEW PROCESS:
A unified sign plan (USP) is an application requesting approval of a comprehensive sign permit
establishing the size, location and design of signage on property being developed as a unit. The
purpose of a USP is to provide for the establishment of signage criteria that is tailored to a
specific development or location and which may vary from the provisions of the zoning code. The
intent of the USP is to provide for some flexibility in the sign criteria of the zoning code that
promotes superior design through architectural integration of the site, buildings, and signs.
All unified sign plans are reviewed by the Planning Commission and must conform to all
conditions imposed by the Planning Commission prior to the issuance of a sign permit.
ANALYSIS:
This request for approval of the Caudle Commercial unified sign plan has been made in order to
allow for the construction of a 296 square feet sign at the south side of the Garnett Road entrance
into the shopping center, just south of the Bank of Oklahoma. All tenants within the shopping
center would be required to utilize the sign, and would not be allowed to have individual ground
signs. The proposed sign would be the same size as the Waterford Plaza shopping center sign
that was approved by the Planning Commission earlier this year.
TECHNICAL ADVISORY COMMITTEE:
The Technical Advisory Committee reviewed the lot split request on September 26, 2007. At that
meeting, the committee recommended approval of the lot split with the following requirement:
The building permit must be accompanied by a site drawing that indicates the location of
the proposed sign as well as the 24' waterline that is located in the easement along the
west side of North Garnett
RECOMMENDATION:
The staff recommends approval of the unified sign plan subject to the TAC requirement described
above.
ATTACHMENTS
1. location map
2. computer rendering of proposed sign's appearance
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MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: PRELIM NARY PLAT
BENSKI ADDITION
DATE: October 2, 2007
BACKGROUND:
The staff has received a request to approve a preliminary plat for the Benski Addition, a proposed
commercial addition containing one lot on 1.6 acres, located at the northeast corner of East 116'h
Street North and North 145'` East Avenue, north of the new Reasor's location. The preliminary
plat for the development is attached with this memorandum.
PROPERTY CHARACTERISTICS:
The property is approximately 1.627 acres in size and is zoned CS Commercial, and is part of the
Morrow Place Planned Unit Development. The subject property is currently undeveloped, as is land to
the north, east, and west. Garrett Creek Commercial Center is located south of the property.
DEVELOPMENT PROCESS:
The four primary steps in the development of commercial property in Owasso include annexation,
zoning, platting, and site planning.
The third step in the development of property is platting. A preliminary plat is required for any
development that proposes to divide land into two or more lots, while preliminary plats are not
required for one -lot subdivisions. Plats illustrate the development concept for the property, and
are often modified 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 platting stage and must be remedied prior to
development.
After the plat has been reviewed by the City and various utility companies, construction 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.
ANALYSIS:
The applicant is requesting this review in order to facilitate a commercial development on the
subject property. According to the City of Owasso Zoning Code and the Morrow Place PUD,
commercial uses such as retail, restaurants, and offices are allowed in this portion of the
development.
TECHNICAL ADVISORY COMMITTEE REOUIREMENTS:
The Technical Advisory Committee reviewed the preliminary plat at their September 25' meeting. At
that meeting, utility providers and city staff were afforded the opportunity to comment on the
application and request any changes or modifications. The TAC's comments are listed as follows:
1. Indicate Lot 1, Block 1
2. Indicate the acreage of the property
3. Show topography, with intervals of not more than two feet
4. Show the address on the plat, 13501 East 116' Street North or 11601 North 135`"
East Avenue
5. Storm siren fee: $16 per acre
6. Provide a 20 feet utility easement for the water district
7. Change the plat language to accommodate the water district
8. Show existing easements on the property
9. Show the existing 6" waterline that crosses the south side of the property
RECOMMENDATION:
The staff recommends Planning Commission approval of the Benski Addition preliminary plat subject
to the TAC requirements described above.
ATTACHMENT:
1. Location map
2. Preliminary Plat
4
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: PRELIMF4ARY PLAT
CARRINGTON POINTE I
DATE: October 2, 2007
BACKGROUND:
The staff has received a request to approve a preliminary plat for Carrington Pointe I, a proposed
154 -lot single - family subdivision on 40 acres, located on the south side of East 8e Street North,
'/4 mile west of North Memorial. The preliminary plat for the development is attached with this
memorandum.
PROPERTY CHARACTERISTICS:
The property is approximately 40 acres in size and is zoned RS -2 and RS -2 Single - family residential.
The subject property is currently undeveloped, as is land to the north, east, and south. Large -lot
residential uses are located to west of the property.
DEVELOPMENT PROCESS:
The four primary steps in the development of commercial property in Owasso include annexation,
zoning, platting, and site planning.
The third step in the development of property is platting. A preliminary plat is required for any
development that proposes to divide land into two or more lots, while preliminary plats are not
required for one -lot subdivisions. Plats illustrate the development concept for the property, and
are often modified 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 platting stage and must be remedied prior to
development.
After the plat has been reviewed by the City and various utility companies, construction 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.
ANALYSIS:
The applicant is requesting this review in order to facilitate a 154 -lot residential development on
the subject property. According to the City of Owasso Zoning Code, single - family uses are
allowed in this zoning district.
TECHNICAL ADVISORY COMNUTTEE REQUIREMENTS:
The Technical Advisory Committee reviewed the preliminary plat at their September 25" meeting. At
that meeting, utility providers and city staff were afforded the opportunity to comment on the
application and request any changes or modifications. The TAC's comments are listed as follows:
1. Show the utility easements
2. Clearly indicate 50' of right -of -way south of the centerline of East 86's Street North
3. Storm Siren fee: $16 per acre, $641.12 total
4. Barnes sanitary sewer payback fee: $80.36 per acre, $3,220.02 total
5. Show topography, with contour intervals of not more than two feet
6. Under section 1.2 of the declaration of covenants, change "Rural Water District No. 3,
Rogers County" to "Rural Water District No. 3, Washington County"
7. Under section 1.8 of the declaration of covenants, change "Keys Landing I" to
"Carrington Pointe r'
8. Include street names and addresses on the final plat, as provided by the staff
9. Show drainage detention easement
10. Show the secondary emergency access
11. Submit construction plans to the City of Owasso and the Rural Water District
12. Provide 20' utility easement for the water district on both sides of all roads
13. Provide 20' utility easement for the water district on the south side of East 86a' Street
North
14. Include the required plat language for the water district
The staff recommends Planning Commission acceptance of the Carrington Pointe I preliminary plat
subject to the TAC requirements described above.
ATTACHMENT:
1. Location map
2. Preliminary Plat
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MEMORANDUM
TO: THE HONORABLE MAYOR AND COUNCIL
C1TY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: FINAL PLAT — PRAHUE VILLAGE
DATE: October 3, 2007
The City of Owasso has received a request to review and recommend approval of a final plat
proposin one multi- family lot on approximately 2.83 acres located at the northwest corner of
East 116 Street North and North 129s East Avenue. A general area map is attached.
EXISTING/PREVIOUS LAND USE:
Residential
SURROUNDING LAND USE:
Land to the north, south and west of the site is currently used for large -lot single - family
residential purposes. The property across 129th East Avenue to the east is undeveloped.
RM -1 Multi - family PUD
DEVELOPMENT PROCESS:
The four primary steps in the development of commercial property in Owasso include annexation,
zoning, platting, and site planning.
The third step in the development of property is platting. A preliminary plat is required for any
development that proposes to divide land into two or more lots. Plats illustrate the development
concept for the property, and are often modified significantly after being reviewed by the
Technical Advisory Committee (TAQ, 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.
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.
ANALYSIS:
The applicant is requesting this review in order to facilitate a senior independent living multi-
family development on 2.83 acres. Since this is a one lot development there is no preliminary plat
required.
In a regional context, this proposed addition is in conformance with the Owasso 2015 Land Use
Master Plan, as the area is forecasted for transitional development. Already, there is an emerging
pattern of new development occurring along 110s Street, with Brookfield Crossing and
Remington Place to the west and Garrett Creek and Morrow Place to the east.
The proposed final plat satisfactorily meets the requirements established in the Owasso Zoning Code.
The development will be served by water by Washington County Rural Water District 93 and sewer by
the City of Owasso.
TECHNICAL ADVISORY COMMITTEE:
The Owasso Technical Advisory Committee reviewed the final plat September 26, 2007. At that
meeting, utility providers, as well as staff, were afforded the opportunity to comment on the plat
and request any additions and/or concerns. The Technical Advisory Committee placed the
following comments on the plat:
1. Storm siren fee: $16 per acre, $45.28 total
2. Remove the 24.5' statutory right -of -way notation
3. Show a 20' utility easement on the south and east sides of the property
4. Show required plat language in the declaration of covenants
The staff recommends approval of the Prairie Village final plat subject to the Technical Advisory
Committee requirements described above.
ATTACHMENTS:
1. Location Map
2. Final Plat
Owasso community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
Subject
Property
E. 11
M
Final Plat
Prairie Villiage Addition
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