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HomeMy WebLinkAbout1991.04.18_Planning Commission AgendaAGENDA PACKET OWASSO PLANNING COMMISSION April 18, 1991 PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION TYPE OF MEETING: Regular DATE: April 18, 1991 TIME: 7:00 p.m. PLACE: Owasso Community Center NOTICE FILED BY: Steve Compton TITLE: Assistant City Manager for Community Development FILED IN THE OFFICE OF THE OWASSO CITY CLERK AT 4:00 p.m. on April 12, 1991. Steve Compton Assistant City Manager for Community Development OWASSO PLANNING COMMISSION REGULAR MEETING Thursday, April 18, 1991, 7:00 p.m. Owasso Community Center, 301 South Cedar AGENDA 1. Call to Order and Roll Call 2. Consider Approval of the Minutes of February 21, 1991 LOT SPLIT 3. OLS-75 - Owasso Development Company (2014) -A Request for a Lot-Split on Lot 2, Block 1 of Mingo Valley Shopping Center, an Addition to the City of Owasso, Tulsa County, Oklahoma. ZONING PUBLIC HEARING 4. OZ-84 - Owasso Development Company (2014) - A Request to Rezone a Tract of Land .5 Acre in Size from CS (Commercial Shopping Center) to CG (Commercial General) District, Generally Located North of the Northeast Corner of 86th Street North and the Mingo Valley Expressway. SITE PLAN REVIEW 5. Site Plan Review - Med -X Drug (2014) - A Request for a Review of the Site Plan for a Retail Sales /Drug Store Located on Part of Lot 2, Block 1, Mingo Valley Shopping Center, an Addition to the City of Owasso, Tulsa County, Oklahoma. 6. Site Plan Review - Fry Building (3014) - A Request for a Review of the Site Plan for a new Storage Building Located at 404 East Second Street, Owasso, Tulsa County, Oklahoma. Owasso Planning Commission AGENDA April 18, 1990 PRELIMINARY PLAT REVIEW 7. Oklahoma Baptist Retirement Center III (3214) - A Request for a Review of the Preliminary Plat for Oklahoma Baptist Retirement Center III, Generally Located South of the Corner of 122nd East Avenue and 122nd East Place. TULSA COUNTY REFERRAL 8. Tulsa County Referral CZ -188 & PUD -469 - Larkin Bailey - A Request to Rezone a Tract of Land from AG to RS, OL, CS, IL and PUD -469, Generally Located from 91st to 106th Streets North, West of Mingo to East of Garnett. 9. New Business 10. Discussion of Development In and Near Owasso. 11. Adjournment OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Thursday, February 21, 1991, 7:00 PM Owasso Community Center 301 S Cedar, Owasso, Oklahoma MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT Ray Haynes Steve Compton Pat Imbriano Marcia Boutwell Gary Wells Rohn Munn Charles Willey The agenda for the meeting was posted in the Owasso City Hall, 207 S Cedar, on February 13, 1991. 1. CALL TO ORDER AND ROLL CALL - Chairperson Ray Haynes called the meeting to order at 7:05 p.m. and declared a quorum present. 2. CONSIDER APPROVAL OF THE MINUTES OF JANUARY 17, 1991 - The Commission reviewed the minutes of January 17, 1991. Charles Willey moved, seconded by Gary Wells, to approve the minutes as written. A vote on the motion was recorded as follows: Charles Willey - Yes Gary Wells - Yes Pat Imbriano - Yes Ray Haynes - Yes The motion carried 4-0. ZONING PUBLIC HEARING 3. OZ -83 PITTMAN -POE & ASSOCIATES (1914) (3014) (2513) - A Request to Rezone a Tract of Land Containing 428.2 Acres, More or Less, from AG (Agricultural General) to RM -1 (Residential Multi - Family Low Density), RS -3 (Residential Single - Family High Density), and CS (Commercial Shopping Center) Districts, Generally Located Along the West Side of the City from Third Street on the South to 96th Street on the North and East of the AT &SF Railroad and Mingo Road (97th East Avenue)_ The Chair introduced the case and staff reviewed the background. The subject tract is 428.2 gross acres in size, mostly vacant and zoned AG District. It is located along the West side of the city from 3rd St on the South to 96th Street on the North and generally East of Mingo Road and the AT&SF railroad. The applicant is requesting a combination of Commercial Shopping (CS), Residential Multi - Family Low Density (RM-1), and Residential Single - Family Low Density (RS -3) zoning on the subject tract. Owasso Planning Commission Minutes of February 21, 1991 Page 2 Staff is of the opinion that the zoning request is consistent with the Comprehensive Plan and recommends approval of the requested zoning districts as follows: Commercial Shopping Center (CS) District The North 466.7 feet of the West 466.7 feet of the Northwest Quarter of the Northwest Quarter of the Northwest Quarter (NW/4 NW/4 NW/4) of Section 19, Township 21 North, Ranger 14 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma, said tract containing five (5) acres more or less; and The South 466.7 feet of the West 466.7 feet of the Southwest Quarter of the Southwest Quarter of the Southwest Quarter (SW/4 SW/4 SW/4) of Section 19, Township 21 North, Range 14 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma, said tract containing five (5) acres more or less. Residential Multi - Family Low Density (RM-1) District The North 300 feet of the West 766.7 feet of the Northwest Quarter of the Northwest Quarter (NW/4 NW/4) of Section 30, Township 21 North, Range 14 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma, said tract containing five (5) acres, more or less; and The North 766.7 feet of the West 766.7 feet of the Northwest Quarter of the Northwest Quarter (NW/4 NW/4) of Section 19, Township 21 North, Range 14 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma, LESS AND EXCEPT the North 466.7 feet of the West 466.7 feet, said tract containing 8.5 acres, more or less; and The South 766.7 feet of the West 766.7 feet of the Southwest Quarter of the Southwest Quarter (SW/4 SW/4) of Section 19, Township 21 North, Range 14 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma, LESS AND EXCEPT the South 466.7 feet of the West 466.7 feet, said tract containing 8.5 acres, more or less; and The North 300 feet of the Northeast Quarter of the Northeast Quarter (NE/4 NE/4) of Section 25, Township 21 North, Range 13 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma, lying North and East of the Atchison, Topeka and Santa Fe Railroad Right-of-Way Line, said tract containing 1.6 acres, more or less. Owasso Planning Commission Minutes of February 21, 1991 Page 3 Residential Sinele-Family Hiah Density (RS-3) District The North Half of the Northwest Quarter (N/2 NW/4) of Section 30, Township 21 North, Range 14 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma and all that part of Lots Two (2) and Three (3) lying East of the Atchison, Topeka and Santa Fe Railroad Right-of-Way line LESS AND EXCEPT the North 300 feet of the West 766.7 feet of the Northwest Quarter of said Section 30; AND the Southeast Quarter of the Northwest Quarter (SE/4 NW/4) LESS AND EXCEPT the East 592 feet; AND a tract of land BEGINNING at a point on the North Line of the East Half of the Southwest Quarter (E/2 SW/4) a distance of 610 feet West of the Northeast Corner of said E/2 SW /4; thence South on a straight line parallel with the East line of said E/2 SW/4 to the Northwest Corner of Lot Thirteen (13), Block Eight (8) of Greenlee "s Addition to the City of Owasso; thence West at right angles to the Point of Intersection with the North and East Line of the Atchison, Topeka and Santa Fe Railroad Right-of-Way; thence Northwesterly along the said Northeast boundary of said Right-of-Way to its intersection with the West line of said E/2 SW/4; thence North on said line to the Northwest Corner of said E/2 SW /4; thence East on and along the North Line of said E/2 SW/4 to the POINT OF BEGINNING, said tract containing 138.6 acres, more or less; and The Northwest Quarter (NW/4) of Section 19, Township 21 North, Range 14 East of the Indian Base and Meridian, City of Owasso, Tulsa County, Oklahoma, LESS AND EXCEPT the North 766.7 feet of the West 766.7 feet and LESS AND EXCEPT Hale Addition; AND the Southwest Quarter (SW/4) LESS AND EXCEPT the Southeast Quarter of the Southwest Quarter (SE/4 SW/4) and LESS AND EXCEPT a tract commencing at a point 16.5 feet East and 16.5 feet North of the Southwest Corner of the Southwest Quarter (SW/c SW/4); thence North 1153.5 feet to the POINT OF BEGINNING; thence East 330 feet; thence North 200 feet; thence West 330 feet; thence South 200 feet to the POINT OF BEGINNING and LESS AND EXCEPT the South 766.7 feet of the West 766.7 feet, said tract containing 256 acres more or less. The applicants were present and, along with staff, answered questions from the Planning Commission and a large group of area residents. Following discussion, Charles Willey moved to recommend to the City Council approval of the requested zoning. Motion seconded by Pat Imbriano. A vote on the motion was recorded as follows: Charles Willey - Yes Pat Imbriano - Yes Gary Wells - Yes Ray Haynes - Yes The motion carried 4-0. Owasso Planning Commission Minutes of February 21, 1991 Page 4 4. OPUD-9 Pittman-Poe & Associates (1914)(3014)2513) - A Request to Rezone a Tract of Land Containing 428.2 Acres, More or Less, from RS-3, RM-1 and CS to OPUD -9, Generally Located Along the West Side of the City from Third Street on the South to 96th Street on the North and East of the AT &SF Railroad and Mingo Road (97th East Avenue). The Chair introduced the case and staff reviewed the background. The use of the PUD technique is a way to amend a zoning ordinance in accordance with a complete, coordinated plan of development for a larger parcel rather than piecemeal changes or variances of zoning regulations. The applicant is requesting approval of PUD supplemental zoning on the previous zoning case on the subject tract that would be developed in accordance with a submitted Outline Development Plan and Text. The plan and text call for the development of 8.3 net acres of commercial at the Northeast corner of 86th Street and Mingo Road, 10.5 net acres of multi - family directly North of the commercial tract, 8.1 net acres of attached single - family directly South of the Commercial tract, and the remainder of the area (384.5 net acres) developed as a combination of a golf course with accessory uses and single - family detached subdivisions at a variety of densities. It is staff's opinion that the PUD is consistent with the Comprehensive Plan, is in harmony with the existing and expected development of surrounding area, is a well thought out proposal and utilizes the features of the site quite well, and is consistent with the stated purposes and standards of the PUD Ordinance. Staff recommends approval of OPUD -9 subject to the following conditions: (1) That the applicant's Development Text, Conceptual Development Plan, and Illustrative Master Plan, including the addition of the Development Standards - Golf Course insert and the Revised Lotting Plan for the southern most point of the site, be incorporated as a condition of approval; (2) That the applicant's Development Text, Conceptual Development Plan, and Illustrative Master Plan, including the addition of the Development Standards - Golf Course insert and the Revised Lotting Plan for the southern most point of the site, be considered to be the Outline Development Plan as required by the PUD Chapter of the Owasso Zoning Code; (3) That unless specifically set out in the standards and conditions of this PUD, single - family detached lots shall meet all the requirements of a typical RS-3 district, single - family attached shall meet all the requirements of a typical RTH district, multi- family shall meet all the requirements of a typical RM-1 district, Owasso Planning Commission Minutes of February 21, 1991 Page 5 and the commercial area shall meet all the requirements of a typical CS district; (4) That within the PUD the maximum number of dwellings shall not exceed 1506 units (underlying RM-1 and RS-3 zoning districts will support up to 2335 dwelling units) and that the commercial floor area shall not exceed a maximum of 217,800 square feet; (5) That sidewalks shall be provided in all areas of the PUD; (6) That the private roadway easements shall consist of an access easement 30 feet in width for the placement of the pavement, plus two utility easements each 10 feet in width, located parallel and adjacent to both sides of the access easement. (7) That all private roadways be constructed to meet the City of Owasso's minimum standards for a Residential Street. (8) That the minimum Lot Frontage at the property line, of any single - family detached lot, shall be 30 feet. (9) That the minimum Side Yard of any single - family detached dwelling located on a corner lot and with garage access to the side street, shall be 20 feet on a public street and 30 feet on a private roadway. (10) That the minimum Front Yard for a single - family detached Patio Home when abutting a private roadway be 30 feet in order to allow for automobile parking on the driveway without interruption of sidewalk traffic; (11) That an extensive landscape buffer consisting of a combination of fencing, berms, evergreen and deciduous plant materials and varying in width from 10 feet to 25 feet, shall be constructed along the East property line in the southern most portion of the development where a private roadway is proposed to be located close to the exiting single- family lots fronting Carlsbad Street; (12) That all landscaping plans shall be reviewed and approved by the Owasso Planning Commission and installed prior to the occupancy of any buildings; (13) That two Property Owners' Associations be established, one for that area where private roadways are to be constructed and a second for those areas where public streets are to be used. (14) That the reference on page 29 of the PUD text pertaining to a lien being placed on a Property Owners' Association member's "personal Property" be changed to "real Property ". Owasso Planning Commission Minutes of February 21, 1991 Page 6 (15) That minor transfers (20% increase or decrease in a development 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; (16) That a provision for a vehicular turn - around be provided at the end of 18th Street. (17) That all conditions imposed by the Owasso Technical Advisory Committee for subdivision plat approval be met as conditions of the PUD; (18) That the City of Owasso, public utility and communication companies, or their employees be granted the right of free access over all private roadways within the PUD; (19) That any request for a water tap located within the area delineated by U.S. District Court order, pay a $50.00 feet to the Washington County Rural Water District #3 before being allowed to tap into the Owasso Municipal Water System; (20) That a subdivision plat be approved by the Owasso City Council and filed of record in the County Clerk's office prior to the issuance of a building permit. That said covenants shall incorporate all PUD standards and conditions of approval and make the City of Owasso a beneficiary. Representatives of the applicants were present to answer questions. Tim Terrell of the firm of Pittman-Poe & Associates presented an environmental impact study. After all questions from both the Planning Commission and the general public were answered satisfactorily, Pat Imbriano moved to recommend to the City Council approval of OPUD-9 subject to the 20 conditions listed above. Motion seconded by Gary Wells. A vote on the motion was recorded as follows: Pat Imbriano - Yes Gary Wells - Yes Charles Willey - Yes Ray Haynes - Yes The motion carried 4-0. The Chair declared a 15 minute recess at 8:45 p.m., reconvening the meeting at 9:00 p.m. 5. NEW BUSINESS - None Owasso Planning Commission Minutes of February 21, 1991 Page 7 6. DISCUSSION OF DEVELOPMENT IN AND NEAR OWASSO - Staff discussed the current situation with the Anthony's stores and the planned construction of Hardee "s and Sonic. 7. ADJOURN - Charles Willey moved, Pat Imbriano seconded, to adjourn the meeting. A vote on the motion was recorded as follows: Charles Willey - Yes Pat Imbriano - Yes Gary Wells - Yes Ray Haynes - Yes The motion carried 4-0 and the meeting was adjourned at 9:15 p.m. Chairman Secretary Date MEMORANDUM TO: Owasso Planning Commission FROM: Steve Compton Assistant City Manager for Community Development SUBJECT: Case Report - OLS-75 Owasso Development Company (2014) DATE: April 11, 1991 BACKGROUND The subject tract is irregular shaped, approximately 7.8 acres in size, and zoned Commercial Shopping (CS). It is generally bounded on the North by the Wal -Mart store zoned CS, on the East by the Three Lakes Addition zoned RS-3, on the South by the Price -Rite store and the proposed Hardee's restaurant zoned CS, and on the West by the Liberty Bank zoned CS. The applicant is requesting to split Lot 2, Block 1, Mingo Valley Shopping Center into four lots. The applicant is also requesting that consideration be given to allowing them to construct water and sewer extension in stages as they are needed. This request is consistent with the development process outlined by the applicant when this tract was initially platted. The City Engineer and staff have reviewed the Lot -Split map and the Construction Drawings for the extension of the water and sewer lines to serve the proposed lots and their conformance to the zoning code and comprehensive plan. The TAC, at their April 10th meeting, also reviewed the Lot -Split maps for their ability to provide services to the lots. At that meeting it was determined that this case could be recommended for approval subject to the water line not being constructed in stages. RECOMMENDATION After completing an extensive review of this case and collecting input at the TAC meeting, I recommend approval of Lot -Split OLS -75, subject to the extension of curb and gutter along the East side of the 117th East Avenue private entry street from the curb and gutter of the public street to Lot 2C (Per attached sketch). This should occur prior to the occupancy of any buildings constructed on lots created by this lot-split. MEMORANDUM OLS -75 Page 2 On the second issue that addresses a staged extension of the water and sewer lines, I recommend: 1) That the looped water line be constructed and accepted by the City Council prior to the occupancy of any buildings constructed on the lots created by this Lot - Split. 2) That the sewer line proposed to serve Lot 2A does not have to be constructed at this time. However, no building permit can be issued on this lot until said sewer line is constructed and accepted by the City Council; this condition of approval be placed on the face of the deed for Lot 2A; and a Performance Bond, Letter -of- Credit from a local bank, or an equal method of assuring construction of this line be executed. OLS-75 LOT - 1 BLOCK - 1 OWASSO WAL-MART MEMORANDUM TO: Owasso Planning Commission FROM: Steve Compton Assistant City Manager for Community Development SUBJECT: Site Plan Review - Med-X Drugs (1420) DATE: April 12, 1991 BACKGROUND The subject tract is approximately 1.1 acres in size, vacant, zoned Commercial Shopping Center (CS), and located North and East of the intersection of 86th Street North and 117th East Avenue. It is abutted on the North by vacant land zoned CS, on the East by the Three Lakes Addition zoned RS -3, on the South by the Price -Rite store zoned CS, and on the West by vacant land zoned CS, a part of which is proposed for development as a Hardee's restaurant. The applicant is requesting a Site Plan Review for a Med-X drug store use. This tract would be created by the requested OLS-75 case and would be identified as Lot 2C, Block 1, Mingo Valley Shopping Center. It has 90 feet of frontage on the private street extension of 117th East Avenue and will have sewer and water provided as shown on the maps for OLS-75. The staff has spent extensive time with the applicant and the developer addressing the parking lot layout and access points from the private street extension of 117th Street. Some off -site questions still need to be answered; however, the parking lot layout and entry drive into the Med -X site is consistent with the staff's request and matches our conceptual sketch of this primary entry (see enclosed sketch). In addition to the staff's review, the TAC reviewed this Site Plan at their April 10, 1991 meeting and determined that it could recommend approval subject to the following conditions: 1) That construction of the sewer and water plans shown as a part of OLS-75 be made a condition of approval of this Site Plan. MEMORANDUM Med -X Site Plan Page 2 2) That the storm water drainage conform to the drainage plans approved as a part of the Planning Commission and City Council approval of the Mingo Valley Shopping Center plat (drainage should be directed to the planned detention facility). The final drainage plan should be approved by the City Engineer as being in conformance with the approved plat. 3) That the following off -site condition be completed by the owners or developers prior to occupancy of the building: a 5' expansion in width of the northerly parking lot drive be allowed and constructed off -site. This will allow the applicant proper access to all parking spaces and be consistent with future expansion of the lot to the North. RECOMMENDATION Based upon the reviews that have been conducted, I would recommend approval of the Site Plan for the Med -X Drug Store, subject to the above conditions. MEMORANDUM TO: Owasso Planning Commission FROM: Steve Compton Assistant City Manager for Community Development SUBJECT: Site Plan Review-Fry Building (3014) DATE: April 11, 1991 BACKGROUND The subject tract is approximately 2.3 acres in size and zoned General Commercial (CG). It contains an existing structure used for recreational vehicle sales and service and a gravel access drive. This gravel access drive connects through the adjacent property to the West to the service road and to 2nd Street on the West. It is abutted on the North by a single - family neighborhood zoned RS-3, on the East by a vacant lot zoned RS-3, on the South by the Owasso School Bus Yard zoned RM-1, and on the East by the Owasso Auto Clinic zoned CG. The applicant is requesting a Site Plan Review for a building to store and repair construction equipment. The proposal includes a paved parking lot and a detention facility to meet the City's drainage standards. The Site Plan for this tract was reviewed by the Technical Advisory Committee at their April 10, 1991 meeting, and it was determined that it they could recommend approval subject to the following conditions: 1) That the engineer provide a summary letter stating his conclusions of the stormwater analysis. 2) That additional directional arrows be added to the Site Plan to clearly show that the storm water runoff from the site is intended to drain to the facility and not off the South and East sides of the site. 3) That a screening fence be constructed along the East property when it is developed as residential. 4) That the entire parking area be paved from the proposed building to the existing gravel entry road. 5) That all building and fire codes be met. Based upon the reviews conducted by the staff and the TAC, I recommend approval of the Fry Building Site Plan, subject to the conditions outlined above. WILAWOOD ADD LOCATION MAP MEMORANDUM TO: Owasso Planning Commission FROM: Steve Compton Assistant City Manager for Community Development SUBJECT: Preliminary Plat - Oklahoma Baptist Retirement Center III At Owasso (3214) DATE: April 11, 1991 BACKGROUND The subject tract is located South of the intersection of 122nd East Avenue and 122nd East Place. It is vacant, approximately 1.3 acres in size, and zoned AG. It is abutted on the North and East by a duplex development zoned AG and allowed by a Board of Adjustment exception. On the South it is abutted by vacant land zoned RS-1 that is a part of the future expansion of the retirement center, and on the West it is abutted by mostly vacant with one single - family dwelling zoned AG. The applicant is requesting a Preliminary Plat review for a small one block, two lots subdivision. These lots will be used for the construction of two duplex buildings during the time the applicant is developing the larger tract of land Northwest of this tract that was reviewed by the TAC and Planning Commission under a previous application. Storm water detention is proposed to occur on the back portion of Lot 2. Water and sewer lines will be extended to the tract and easements for these and other utilities are shown on the preliminary plat map. The City Engineer has reviewed the water, sewer, and drainage construction drawings and has found them to be properly designed, with only minor amendments. The Technical Advisory Committee reviewed this case at their April 10, 1991 meeting and recommended approval, subject to the following conditions: 1) That the Restrictive Drainage Easement for the detention facility on Lot 2 be more clearly defined and not be allow to conflict with the 20' utility easement shown along the West property line. Bearings should be shown on the boundaries of the easement. Letters of release from ONG and PSO will be required. 2) That the final Convents for Phase III be the same as those approved by the Planning Commission for Phase II. MEMORANDUM Baptist Retirement Center III Page 2 3) That all engineering submittals should be signed and sealed by a registered professional engineer. 4) That any conflicting water lines should be shown on the storm sewer plan and profile. 5) That only PVC pipe for the sanitary sewer lines be specified. b) That the Baptist Retirement Center III At Owasso, Detention Report should contain a summary showing the peak undeveloped runoff rates, the peak developed runoff rates, and the peak developed runoff rates with detention. An interpretation of the analysis, and a conclusion of the results, should be included. RECOMMENDATION Based on my review and the review of the other members of the TAC, I would recommend approval of the Preliminary Plat for the Baptist Retirement Center III At Owasso, subject to the above stated conditions. Tulsa County Referral BAILEY RANCH COMMUNITY DEVELOPMENT MEMORANDUM TO: Owasso Planning Commission FROM: Steve Compton Assistant City Manager for Community Development SUBJECT: Staff Report - County Referrals Z-168 and PUD-469 DATE: April 10, 1991 BACKGROUND County Referral Cases Z-186 and PUD-469 are cases that have been filed with the Tulsa Metropolitan Area Planning Commission (TMAPC) which addresses the proposed underlying zoning pattern and Outline Development Plan for that portion of the land under the control of the Larkin Bailey Trust, but located outside the corporate limits of the City of Owasso and North of 86th Street North. However, it is located within the City's "fenceline" and the intensities and densities proposed assure that annexation into the City would be necessary prior to development. Because of these factors, the TMAPC has requested input into their decision making process from the Owasso Planning Commission in the form of a recommendation concerning the appropriateness of this proposal and its consistency with the Owasso Comprehensive Plan and Owasso Zoning Code (see attachment). In addition, Section - 110.3 (b.) Annexed Territory of the Owasso Zoning Code states the following: "When any territory shall be brought into the zoning jurisdiction of the City of Owasso by annexation or otherwise, such territory shall be deemed to be in the AG Agriculture district, provided, however, that the City Council may annex and rezone in one ordinance properties given previous zoning in Tulsa County." This provision of the Zoning Code does not require the Planning Commission or City Council to accept the Tulsa County zoning or preclude them from amending the zoning patterns or conditions of the PUD ordinance, it simply provides a timely manner for processing separate annexation and zoning applications as one case. The importance of this review at this time is that it provides the - City with knowledge of the owners' future development intentions and to a certain degree provides the assurance that this future development can be consistent with the City's Comprehensive Plan. It also allows the City to make more informed decisions about the MEMORANDUM Tulsa County Referrals Page 2 timing, placement, and financing method of infrastructure needs and public services. This review also provides the owners some assurances that if their final development proposals are within the approved guidelines of the PUD, only minimal changes will occur in future public reviews, allowing them to prepare long -term marketing plans. UNDERLYING ZONING PATTERN (Z -188) - REVIEW & RECOMMENDATION Review - The owners' application consists of a request to rezone 698.2 acres from Ag (Agriculture) to 25 acres of Light Office (OL) , 15 acres of Commercial Shopping (CS), 83.5 acres of Light Industrial (IL), and 574.7 acres of Residential Single - Family (RS). The requested zoning pattern is in three 5 acre commercial nodes, one at the Northeast corner of 96th Street and Mingo Road, a second at the Southeast corner of 106th Street and Mingo Road, and the third at the Southwest corner of 106th Street and Garnett Road. Each of these commercial nodes has an 8.5 acre "wrap- around" transitional buffer. There is also an 83.5 acre tract at the Southwest corner of 96th Street and Mingo Road, which is being considered for light industrial zoning. Finally, the remainder of the proposal consists of 574.7 acres of single - family residential zoning located North of 96th Street, 163.0 acres East of Garnett Road and 411.7 acres West of Garnett Road. Recommendation - The staff has reviewed the applicant's request and finds it to be consistent with the Owasso Comprehensive Plan and good planning principles. Therefore, staff recommends approval of the requested underlying zoning pattern. PLANNED UNIT DEVELOPMENT #469 - REVIEW & RECOMMENDATION Intensity Review - The staff has reviewed the Statistical Summary presented by the applicant on page 5 of the PUD text and finds it to be statistically correct, except that under the Owasso Zoning Code the Light Office zoning district allows a Floor Area Ratio of .25, not the .30 as shown. The .30 FAR may be allowed under the Tulsa County Zoning Code, but the office floor derived from this zoning district would have to be amended when annexed into the City of Owasso. This change should not be difficult because office use is permitted under the Light Industrial zoning district, which is shown to have a maximum allowable floor area of over 2.7 million square feet. This appears to be well in excess of the actual floor area that can be constructed on the two areas proposed for industrial use. MEMORANDUM Tulsa County Referrals Page 3 We would agree that the Statistical Summary is correct, subject to the above amendment; however, we would note that the applicant is simply asking for the maximums allowed in every zoning district. No modification or justifications of these maximums supporting the Outline Development Plan Map has been included. This supporting data should be made a part of any future ordinance accepting this proposal into the City. Development Standards Review - The staff has reviewed the development standards for five density types of single - family detached dwellings and the development standards for attached single - family dwellings, multi - family dwellings, office areas, commercial areas, and industrial /research areas. We have found that generally, these standards are appropriate. There are some additions and modifications that we would suggest prior to annexation into the City. Some of these would be as follows: 1) That the applicant's Development Text and Conceptual Development Plan be incorporated as a condition of approval, unless modified herein (see attachment). 2) That unless specifically set out in the standards and conditions of this PUD, single - family detached lots shall meet all the requirements of a typical RS -3 district, single - family attached shall meet all the requirements of a typical RTH district, multi - family shall meet all the requirements of a typical RM -1 district, commercial area shall meet all the requirements of a typical CS district, and industrial area shall meet all the requirements of a typical IL district. 3) That the minimum detached single - family lot frontage be 30 feet, at the property line. 4) That sidewalks shall be provided in all areas of the PUD. 5) That a minimum of two off- street parking spaces be provided for each attached single - family dwelling. 6) That there be a minimum open space requirement of 15% for both the detached single - family and multi - family developments. 7) That the minimum front yard for a single - family detached dwelling be 20 feet. 8) That a maximum density of 15 dwellings per acre be set for multi - family development areas. MEMORANDUM Tulsa County Referrals Page 4 9) That signs in the attached single - family and multi - family development areas conform to the RTH and RM -1 requirements respectively. 10) That signs in the office, commercial, and industrial development areas conform to the OL, CS, and IL requirements respectively. 11) That the reference on page 32 of the PUD text pertaining to a lien being placed on a Property Owners' Association member's "personal property" be changed to "real property ". 12) That all conditions imposed by the Owasso Technical Advisory Committee for subdivision plat approval be met as conditions of the PUD. 13) That any request for a water tap located within the area delineated by U.S. District Court order, pay a $50.00 fee to the Washington County Rural Water District #3 before being allowed to tap into the Owasso Municipal Water System. 14) That a subdivision plat be approved and filed of record in the County Clerk's Office prior to the issuance of a building permit. 15) That turning movement improvements (e.g. acceleration and de- acceleration lanes) be made at the proposed intersections with arterial streets. Development Concept & Map Review - The applicant's map and text identifies a development concept that is imprecise, but generally consistent with staff's interpretation of the intent of the Comprehensive Plan and meets good planning principles. It does not identify where different detached single - family development areas will occur, nor does it identify locations of the different intensities of non - residential uses. This makes it impossible to review the appropriateness of specific land use relationships or determine actual future impacts on public services and infrastructure. For example, the text states that a variety of alternative land use layouts may occur and requests that residential densities and non - residential intensities be allowed to be transferred from one area to another. However, since there are no intensities or densities shown on the maps, there seems to be little reasons to transfer these intensities or densities from one unknown area to another unknown area. The staff would request that these concerns be addressed and that a more specific land use layout map be made a part of any proposal to annex this development into the City. MEMORANDUM Tulsa County Referrals Page 5 Recommendation - After reviewing the intensities and densities, development standards, development concept, and map presented as the proposal package for Tulsa County PUD #469, staff can support these in theory and would recommend their approval. We would want it to be perfectly clear that in our opinion future annexation of this proposal into the City of Owasso should require the submission of an Outline Development Plan which more specifically addresses development intentions.