HomeMy WebLinkAbout2008.12.08_Planning Commission AgendaPUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING:
DATE:
TIME:
PLACE:
NOTICE FILED BY
TITLE:
Regular
December 8, 2008
6:00 PM
Old Central
109 North Birch
Larissa Damaby
City Planner
Filed in the office of the Owasso City Clerk and posted at the north entrance to City Hall
at 1:00 PM on December 1, 2008.
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Larissa Damaby, City Planne
OWASSO PLANNING COMMISSION
Monday, December 8, 2008 at 6:00 PM
Old Central
109 North Birch
AGENDA
Call to Order
2. Roll Call
3. Approval of Minutes from the November 10, 2008 Regular Meeting.
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
comer of 2 "d and Atlanta.
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 86ih Street North and
North 145 " East Avenue.
6. Final Plat 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`h Street North and the west side of North 135 "' East
Avenue.
7. Report on Monthly Building Permit Activity.
8. Economic Development Report.
9. Report on Planning Items Previously Forwarded to City Council.
10. Adjournment.
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, November 10, 2008
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT
Marilyn Hinkle in (Qa 6:10pm
David Vines
Dr. Mark Callery
Dr. Paul Loving
Charles Brown
MEMBERS ABSENT
STAFF PRESENT
Eric Wiles
Larissa Darnaby
Daniel Dearing
Marsha Hensley
Julie Trout Lombardi
Dan Salts
The agenda for the regular meeting was posted at the north entrance to City Hall on November 3,
2008 at 1:00 PM.
1. CALL TO ORDER - Charles Brown called the meeting to order at 6:00 PM and declared
a quorum present.
2. ROLL CALL
3. CONSIDER APPROVAL OF THE MINUTES OF OCTOBER 13, 2008 REGULAR
MEETING - The Commission reviewed the minutes of October 13, 2008 regular
meeting. David Vines moved to approve the minutes and Dr. Callery seconded the
motion. A vote on the motion was recorded as follows:
David Vines - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
4. Preliminary Plat - The Villas at Coffee Creek - A request to review and approve a
Preliminary Plat being one multi - family residential lot on approximately 13 acres of land,
located at the southwest corner of East 106 °i Street North and North 145' East Avenue.
Vice Chairman Charles Brown presented the item and the staff report was reviewed by
Larissa Darnaby. The Preliminary Plat proposes one multi - family lot being 13 acres in
size, located at the southwest corner of East 106°i Street North and North 145 °' East
Avenue. The PUD was approved April 11, 2000. The development process was
described. 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 $16 per
acre and sewer payback fees of $1000 per acre. Staff recommends approval of the
preliminary plat. The Owasso Technical Advisory Committee reviewed the plat and
provided the following comments:
OWASSO PLANNING COMMISSION
November 10, 2008
Page No. 2
• Show First Methodist Church as abutting property owner
• Show city regulated flood plain
• Provide book and page for utility easement
• Show a 50 ft building line on E 106 "' St No & N 145" E Ave
• Indicate in the covenants what entity will maintain the public areas
• Show overhead lines on the north and east only
Dr. Loving moved to approve the preliminary plat subject to the above staff and TAC
recommendations, David Vines seconded the motion. A vote on the motion was recorded
as follows:
David Vines - Yes
Dr. Paul Loving - Yes
Dr. Mark CaIlery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
5. Final Plat - McDonald's Addition - A request to review and approve the final plat
being one commercial lot on approximately 1. 14 acres of land, located on the north side
of East 1161h Street North and the west side of North 135`h East Avenue.
Charles Brown 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). 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 $16 per acre. The final plat was reviewed by staff and the Technical
Advisory Committee on October 24, 2008. The following comments were provided:
• Plat should show a 17.5' or two 10' external easements
• Documentation shall be provided from the Oklahoma Department of
Transportation stating future plans to widen East 116 "' Street North in
regards to the southern access point being located 20' from East 116"
Street North.
• Once documentation is provided and adequate spacing is insured, the
southern access point shall serve as a right in and right out only.
• If property documentation is not provided, the Limits of No Access on
the southern access point shall be widened to 40' to uphold the
standards for the area (ex. Walgreens).
• Plat shows the wrong plat number in left corner
• Show hydrant locations
Staff recommends approval of the McDonald's Addition final plat. The southern
access point being a right in and right out only was discussed. Documentation is
required from the Oklahoma Department of Transportation stating future plans to widen
East 116'h Street North in regards to the southern access point being located 20' from
East 116 "' Street North. If the City Engineer does not receive this documentation, the
OWASSO PLANNING COMMISSION
November 10, 2008
Page No. 3
Limits of No Access on the southern access point shall be widened to 40' to uphold the
standards for the area. Concerns were expressed regarding adequate water pressure for
this facility. Mr. Dan Salts, Owasso Fire Marshall, assured the Commissioners that the
Fire Department is watching the water pressure very closely. Mr. Ben Aquirre was
present to represent the applicant. He requested the final plat be tabled until a later
date.
David Vines moved to table the final plat. The motion was seconded by Marilyn Hinkle.
A vote on the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 5 -0 to table the item.
Final Plat - Christ' s Church of Owasso - A request to review and approve a Final Plat
being one lot on approximately 14.66 acres of land, located on the north side of East 96'
Street North and about a half of a mile east of North 129' East Avenue.
Charles Brown presented the item and the staff report was reviewed. Larissa described
the development process. The subject tract is zoned RE (Residential Estate) with a
Special Exception granted by the Board of Adjustment for a church facility. The
property will be subject to all payback fees including storm siren fees of $16 per acre,
and $1580 per acre if tapped into the Elm Creek Sewer Interceptor. The final plat was
reviewed by the Owasso Technical Advisory Committee on October 22, 2008. The
following comment was provided:
• Show the right -of -way off of East 96 ' Street North
Staff recommends approval of the Christ' s Church of Owasso Final Plat with the above
TAC recommendation. The applicant was present to answer any questions.
Marilyn Hinkle moved to approve the final plat for Christ' s Church of Owasso subject to
the above TAC and staff recommendation. Dr. Callery seconded the motion. A vote on
the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 5 -0.
OWASSO PLANNING COMMISSION
November 10, 2008
Page No. 4
7. Report on Monthly Building Permit Activity
8. Economic Development Report.
9. Report on Planning Items Previously Forwarded to City Council.
10. Adjournment - Marilyn Hinkle moved, Dr. Loving seconded to adjourn the meeting.
A vote on the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion carried 5 -0 and the meeting was adjourned at 6:35 PM.
Chairperson
Vice Chairperson
Date
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: LARISSA DARNABY
CITY PLANNER
SUBJECT: OZ- 08 -06, A REQUEST FOR REZONING OF .24 ACRES LOCATED
AT SOUTHEAST CORNER OF 2ND AND ATLANTA.
DATE: DECEMBER 1, 2008
BACKGROUND:
In order to further facilitate the development of their property for duplex use, Maven Investments,
LLC requests that their property be rezoned from an RS -3 (Single- Family Residential) Zoning
District to an RD (Residential Duplex) Zoning District. A general area map is attached for review.
The subject tract did request a Special Exception from the Board of Adjustment to allow for the
encroachment of the rear yard setback. The Board of Adjustment heard the case at their regularly
scheduled meeting on November 17, 2008. The request was approved unanimously contingent upon
the approval of the rezoning request.
PROPERTY CHARACTERISTICS:
The property is currently developed with a single family dwelling unit, and is zoned RS -3
(Single Family Residential). The subject site is .24 acres in size. The property will be served by
municipal water, wastewater, police, fire, and EMS service.
DESCRIPTION OF RD ZONING DISTRICT•
The RD zoning district is designed to permit a more intense yet compatible use of tracts in or near
single- family residential and other neighborhoods.
LEGAL CONSIDERATIONS OF ZONING REQUESTS
Section 1500 of the Owasso Zoning Code outlines the city's policy on zoning amendments. The
code states that amendments will be adopted to recognize changes in the Comprehensive Plan, or to
recognize changing conditions in a particular area or in the jurisdictional area. Zoning changes must
be based on two fundamental questions: 1) Does the requested zoning allow a land use that is
appropriate for the subject property, and 2) Is the requested zoning in conformance with the Owasso
Land Use Master Plan?
Development considerations such as traffic, roads, grading, drainage, stornnwater detention, utilities,
rights -of -way, etc, are not to be considered until the platting stage of development. At the platting
(and site planning) stage, the Planning Commission, municipal staff, and the Technical Advisory
Committee work with the applicant to solve these types of specific development concerns.
The proposed development for this property is a duplex.
CONFORMANCE TO MASTER PLAN DESIGNATION•
The requested zoning designation, RD (Residential Duplex), is allowed within the master plan's
designation for the property.
ANALYSIS:
The subject property lies to the southeast of 2 "d and Atlanta, and is adjacent to compatible
residential development. A similar duplex has recently been constructed at the northeast comer
of the intersection. The applicant has requested an RD (Residential Duplex) Zoning Designation
to allow for the construction of a duplex. The requested use is found to be in accordance with the
Owasso Land Use Master Plan.
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.
Letters were mailed to surrounding property owners and the legal advertisement was published
in the Owasso Reporter. Copies of both the letter to property owners and the legal advertisement
are attached for your information and review.
If the Commission approves this application it will then require City Council approval.
RECOMMENDATION:
Staff recommends approval of OZ- 08 -06.
ATTACHMENT:
1. Case map
2. Legal Notice
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Legend 111.0 N. Main Street
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THIS M� IS 10R ip'F01�El-ri�N ONU�' Ar-TD J�� NOT ECTTEDM= TO
918.376.1500
NOTICE TO THE PUBLIC OF A HEARING ON A PROPOSED AMENDMENT TO THE ZONING
ORDINANCE OF THE CITY OF OWASSO, OKLAHOMA
APPLICATION: OZ -08 -06
Notice is hereby given that a public hearing will be held by the Owasso Planning Commission, at Old Central, 109 N.
Birch, at 6:00 P.M. December 8, 2008. At the hearing, consideration will be given to the proposed change of the zoning
classification of the following described property:
Lot Eleven (11), Block Five (5), ORIGINAL TOWN OF OWASSO ADDITION to Tulsa County
State of Oklahoma, according to the recorded Plat thereof.
To be considered is a rezoning located at 108 West 2nd Street, from RS -3 (Residential) to RD (Residential Duplex)
zoning.
All persons interested in this matter may be present at the hearing and present their objections to or arguments for any
or all of the above matters.
In the event that such proposed rezoning is approved, in whole or in part, by the Owasso Planning Commission, said
Planning Commission shall submit its recommendation to the City Council of the City of Owasso for its consideration
and action, as provided by law.
For more information on the proposed rezoning contact the Owasso City Planner, City Hall, 111 N. Main Street,
Owasso, Oklahoma 74055, or phone (918) 376 -1541.
Dated at Owasso, Oklahoma, this 7" day of November, 2008.
Marsha Hensley
Assistant City Planner
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: LARISSA DARNABY
CITY PLANNER
SUBJECT: PRELIMINARY PLAT, SILVER CREEK COMMERCIAL
DATE: NOVEMBER 25, 2008
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 Preliminary Plat, The Preliminary 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 comer of East 86h Street North and North 145`h
East Avenue.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
South: East 86 °t Street North
East: North 1291h East Avenue
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 Development 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,
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.
PRELIMINARY PLAT REVIEW PROCESS:
Upon receipt of the preliminary plat, the staff initiates the review process which begins with a
thorough analysis of the proposal. The primary consideration is the proposed plat's compliance
with the Owasso Zoning Code and Owasso Subdivision Regulations.
The Preliminary Plat is then presented to the Owasso Technical Advisory Committee, at which
time utility providers and staff are able to review and provide input on the proposals details. The
Technical Advisory Committee along with city staff make a recommendation to the Owasso
Planning Commission.
The Planning Commission, at a public hearing, accepts, accepts with modifications, continues to a
date certain, or disapproves the preliminary plat.
Approval or disapproval of the preliminary plat will be conveyed to the subdivider in writing
within five (5) days after the meeting at which such plat was considered. If the preliminary plat is
disapproved, the subdivider is notified of the reasons for such action and what requirements will be
necessary to meet the approval of the Commission.
ANALYSIS:
The applicant is requesting the review and approval of the Silver Creek Commercial preliminary
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 preliminary plat, the developer would like to create two (2) lots, in one block, on
5 acres of land.
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.
TECHNICAL ADVISORY COMMITTEE:
The Silver Creek Commercial Preliminary Plat was reviewed by the Owasso Technical Advisory
Committee at their regular meeting on November 19, 2008. At that meeting, utility providers and
city staff are afforded the opportunity to comment on the application and request any changes or
modifications. The following comments were provided:
• Match the Legal Description from the text to drawing boundary survey
• Show the scale bar
• Show existing adjacent utility easements
• Submit restrictive covenants
• Identify Limits of Access
• Identify Limits of No Access
• Remove the "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
RECOMMENDATION:
Staff recommends acceptance of the Silver Creek Commercial Preliminary Plat. Approval of the
final plat submittal will be subject to the successful execution of the Technical Advisory
Committee conditions shown above.
ATTACHMENTS:
1. General Area Map
2. Minutes from the Planning Commission meeting that Approved the Zoning for the subject
tract
3. Silver Creek Commercial Preliminary Plat
2
Lee Rollins Property CITY or OwASSo
Legend
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1 I 1 N. Main Street
P.O. Box 180
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918.376.1500
OWASSO PLANNING COMMfSSION
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 tlae needed underlying zoning in order for OPUD -14 to
be considered by the Planning Commission. Tile request for RS -2, zoning is consistent
with the past development trends in die, area, it also meets the Comprehensive Plan of
the area. The 5 acre parcel to receive CS zoning also is consistent with tide
Comprehensive Plan. Staff 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 Willcy seconded. A vote on tile 'notion was recorded as
follows:
Ray Ilaynes - Yes
Dewey Brown - Yes
Jerry Cole - Yes
Bill Ellison - Yes
Charles Willey - Yes
The motion carried 5 -0.
%. 01'UD -14 - 'TIM TE;RRAI - A request for approval of a Planned Unit Development
OPUD 14 is located north and west of the northwest corner of E. 8601 Street North and
N. 145th L. Avenue. The entire subject property contains 136.3 "t acres, eonsistiug of
131.30 acres of residential development and 5 acres of commercial development.
The Chair introduced die ease 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 tile, standards and conditions of this
PUD, single- family lots shall meet die 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 die requirements of a typical
CS district.
4. That within the 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 die PUD text pertaining I:o a lien being
Placed on a I-loneowner',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.
7. 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 matte
the City of Owasso beneficiary.
10. That 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 fares will be required on 1's. 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 or -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 Flaynes - 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. OWA5S0 5U13DTVISION 1ZEGIILATIONS 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 19,
1996.
This item was tabled, to be presented at a later date.
9. Report on Monthly Building Permit Activity.
Mr. Rooney discussed October building permits.
10. Report on Planning Items Previously Forwarded to City Council.
H. Discussion of Development In and Near Owasso.
12. ADJOURNMENT - Charles Willey moved, Dewey Brown seconded, to adjourn meeting
A vote on the motion was recorded as follows:
Ray I- Jaynes - 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
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MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
BACKGROUND:
PLANNING COMMISSION
CITY OF OWASSO
LARISSA DARNABY
CITY PLANNER
REQUEST FOR ACCEPTANCE OF THE MCDONALD'S ADDITION
FINAL PLAT
DECEMBER 1, 2008
The City of Owasso has received a request from Morrow Investment Capital, LLC
applicant/owner, for the review and acceptance of the McDonald's Addition Final Plat. The Final
Plat proposes one (1) lot in one (1) block on 1.14 acres of property. The applicant wishes to plat
the property so that they may develop a McDonalds Restaurant.
LOCATION:
The subject property is located on the north side of East 1160' Street North and the west side of North
135 h East Avenue.
EXISTING LAND USE:
Undeveloped
SURROUNDING ZONING:
North:
Agriculture
East:
Commercial Shopping
West:
Agriculture
South:
Commercial Shopping
PRESENT ZONING:
The subject tract is zoned CS (Commercial Shopping)
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,
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.
The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are
reviewed by the TAC and approved by city staff. Issues such as building setbacks, parking, access,
landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the
development is clear to apply for a building permit and to submit construction plans for the
building's foundation, plumbing, electrical system, and HVAC.
ANALYSIS:
The McDonald's Addition Final Plat was brought before the Owasso Planning Commission at their
regularly scheduled meeting on November 10, 2008. At that meeting the applicant requested the
Final Plat be tabled to the December 8, 2008 meeting. The applicant is now ready to proceed with
the hearing process.
The applicant is requesting the review and approval of the McDonald's Addition final plat so they
may plat and eventually develop the property with a McDonald's restaurant facility. The property
is zoned CS (Commercial Shopping). The designation outlines the development standards for the
property in a commercial manner. The proposed layout for the restaurant is associated with the plat
and is allowed by right according to the zoning designation.
According to the final plat, the developer would like to create one 1.14 acre lot, recognized as Lot
1, Block 1, McDonald's Addition, which would be the proposed site of the McDonalds Restaurant.
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. The 60'
that is designated for ingress and egress would consist of two points of access, which includes the
30' entrance /exit, as proposed, on the south side of the property and an entrance /exit on the north
side of the property being 30' in width as well.
Any development that occurs on the subject property must adhere to all subdivision, zoning and
engineering requirements including but not limited to paved streets and sidewalks. Commercial
sewer service will be provided by the City of Owasso. 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 per acre.
TECHNICAL ADVISORY COMMITTEE•
The McDonald's Addition Final Plat was reviewed by the Owasso Technical Advisory Committee
at their regular meeting on October 22, 2008. At that meeting, utility providers and city staff are
afforded the opportunity to comment on the application and request any changes or modifications.
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'h Street
North.
• Show fire hydrant locations
RECOMMENDATION:
Staff recommends acceptance of the McDonald's Addition Final Plat with the Technical Advisory
Committee's recommendations.
ATTACHEMENTS:
1. General Area Map
2. Minutes for the rezoning of the tract
3. Minutes from the meeting where the Final Plat was tabled
4. McDonalds Final Plat
SUBJECT
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McDonalds at 116th Street and 135 E Ave I
Legend
IS NOT IN "tENDED TO
PHIS N Is V MOUT
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CITY OF OWASSO
111 N. Main Street
P.O. Box 180
Owasso, OK 74055
918.376.1500
OWASSO PLANNING COMMISSION
November 7, 2005
Page No. 2
Ray Haynes - Yes
Kevin Vanover - Yes
Duane Coppick - Yes
Marilyn Hinkle - Yes
The motion carried 4 -0.
5. 01kUL
IfflUMP-24`05909, - A request to review and approve a. planned unit development of
approximately 241.74 acres, located on the east side of N 129'h E Ave. between E. 116ih
St N. and E. 1261h St. N.
Chairperson Duane Coppick presented the item and the staff report was reviewed. The
concept of a PUD was explained. The development concept behind the Morrow Place
PUD' is both cormnercial and residential. Chip explained that the PUD is divided into
five various development areas, each with a unique set of development standards. The
residential areas will vary in lot size and dwelling sizes. If approved, the applicant must
submit a preliminary plat, infrastructure plans, and a final plat. The staff published legal
notice of the PUD request in the Owasso Reporter and mailed notices to property owners
within a 300' radius of the subject property. Mr. Ed Daniels, a surrounding property
owner, had questions regarding screening requirements in'corrunercial areas. Mr. David
Charney addressed the Commissioners to discuss construction scheduling and traffic flow
in the area. Landscape buffers between commercial and residential areas were discussed.
Ms. Paula Cole, a surrounding property owner, also had concerns regarding the amount
of commercial and residential property that will be surrounding them.
Marilyn Hinkle moved to approve the planned unit development; the motion was
seconded by Ray Haynes. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Duane Coppick - Yes
Marilyn Hinkle - Yes
The motion carried 4 -0.
6. Minor Amendment to OPUD #12 Bailey Ranch Estates - A request to review and
approve a minor amendment to the Bailey Ranch Estates OPUD #12 text, to permit side
setbacks OF feet on each side.
Chairperson Duane Coppick presented the item and the report was reviewed. This
request is to permit side yard setbacks of 5 feet on each side. Staff recommends approval
of the minor amendment of the PUD. There were concerns expressed regarding the
possibility of builders constructing houses over the 5' side yard. Mr. Gregg Simmons
with Simmons Homes explained that the problem usually occurs on the cul de sac and pie
shaped tots. He also stated that there should not be a problem with Sawgrass Park II
because it has mostly straight line lots.
OWASSO PLANNING COMMISSION
November 10, 2008
Page No. 2
• Show First Methodist Church as abutting property owner
• Show city regulated flood plain
• Provide book and page for utility easement
• Show a 50 ft building line on E 106 "' St No & N 145 " E Ave
• Indicate in the covenants what entity will maintain the public areas
• Show overhead lines on the north and east only
Dr. Loving moved to approve the preliminary plat subject to the above staff and TAC
reconrrnendations, David Vines seconded the motion. A vote on the motion was recorded
as follows:
David Vines —Yes
Dr. Paul Loving - Yes
Dr. Mark Callery — Yes
Charles Brown - Yes
The motion was approved 4 -0.
5. Final Plat - McDonald?s Addition — A request to review and approve the final plat
being one commercial lot on approximately 1. 14 acres of land, located on the north side
of East 116ih Street North and the west side of North 135 "' East Avenue.
Charles Brown 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). 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 $16 per acre. The final plat was reviewed by staff and the Technical
Advisory Committee on October 24, 2008. The following comments were provided:
• Plat should show a 17.5' or two 10' external easements
• Documentation shall be provided from the Oklahoma Department of
Transportation stating future plans to widen East 116 "i Street North in
regards to the southern access point being located 20' from East 116th
Street North.
• Once documentation is provided and adequate spacing is insured, the
southern access point shall serve as a right in and right out only.
• If property documentation is not provided, the Limits of No Access on
the southern access point shall be widened to 40' to uphold the
standards for the area (ex. Walgreens).
• Plat shows the wrong plat number in left corner
• Show hydrant locations
Staff recommends approval of the McDonald's Addition final plat. The southern
access point being a right in and right out only was discussed. Documentation is
required from the Oklahoma Department of Transportation stating future plans to widen
East I16 "' Street North in regards to the southern access point being located 20' from
East 116 "' Street North. If the City Engineer does not receive this documentation, the
OWASSO PLANNING COMMISSION
November 10, 2008
Page No. 3
Limits of No Access on the southern access point shall be widened to 40' to uphold the
standards for the area. Concerns were expressed regarding adequate water pressure for
this facility. Mr. Dan Salts, Owasso Fire Marshall, assured the Commissioners that the
Fire Department is watching the water pressure very closely. Mr. Ben Aquirre was
present to represent the applicant. He requested the final plat be tabled until a later
date.
David Vines moved to table the final plat. The motion was seconded by Marilyn Hinkle.
A vote on the motion was recorded as follows:
David Vines — Yes
Marilyn Hinkle — Yes
Dr. Paul Loving - Yes
Dr. Mark Callery — Yes
Charles Brown - Yes
The motion was approved 5 -0 to table the item.
6. Final Plat — Christ' s Church of Owasso — A request to review and approve a Final Plat
being one lot on approximately 14.66 acres of land, located on the north side of East 961h
Street North and about a half of a mile east of North 129" East Avenue.
Charles Brown presented the item and the staff report was reviewed. Larissa described
the development process. The subject tract is zoned RE (Residential Estate) with a
Special Exception granted by the Board of Adjustment for a church facility. The
property will be subject to all payback fees including storm siren fees of $16 per acre,
and $1580 per acre if tapped into the Elm Creek Sewer Interceptor. The final plat was
reviewed by the Owasso Technical Advisory Committee on October 22, 2008. The
following comment was provided:
• Show the right -of -way off of East 96h Street North
Staff recommends approval of the Christ' s Church of Owasso Final Plat with the above
TAC recommendation. The applicant was present to answer any questions.
Marilyn Hinkle moved to approve the final plat for Christ' s Church of Owasso subject to
the above TAC and staff recommendation. Dr. Callery seconded the motion. A vote on
the motion was recorded as follows:
David Vines — Yes
Marilyn Hinkle — Yes
Dr. Paul Loving - Yes
Dr. Mark Callery — Yes
Charles Brown - Yes
The motion was approved 5 -0.
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