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HomeMy WebLinkAbout1991.09.19_Planning Commission AgendaAGENDA PACKET OWASSO PLANNING COMMISSION September 19, 1991 PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION TYPE OF MEETING: Regular DATE: September 19, 1991 TIME: 7:0012.m. PLACE: Owasso Community Center NOTICE FILED BY: Steve Compton TITLE: Assistant City Manager for Community Develo ment FILED IN THE OFFICE OF THE OWASSO CITY CLERK AT 4:00 p.m. on September 13, 1991. 1. Call to Order and Roll Call 2. Consider Approval of the Minutes of August 22, 1991 3. Consider Request to Restudy Comprehensive Plan in the Area South of 76th Street North and East of Highway 169 4. Election of Secretary to Fill the Unexpired Term of Rick Johnson. Term Expires 6/30/92. 5. New Business 6. Discussion of Development In and Near Owasso. 7. Adjournment Steve Compton Assistant City Manager for Community Development OWASSO PLANNING COMMISSION REGULAR MEETING Thursday, September 19, 1991, 7:00 p.m. Owasso Community Center, 301 S Cedar AGENDA OWASSO PLANNING COMMISSION MINUTES OF RESCHEDULED REGULAR MEETING Thursday, August 22, 1991, 7:00 PM Owasso Community Center 301 S Cedar, Owasso, Oklahoma MEMBERS PRESENT Dewey Brown Ray Haynes Pat Imbriano Gary Wells Charles Willey MEMBERS ABSENT STAFF PRESENT Steve Compton Marcia Boutwell Rodney Ray The notice for the meeting was posted in the Owasso City Hall, 207 S Cedar, on July 31, 1991 and the agenda was posted on August 16, 1991. 1. CALL TO ORDER AND ROLL CALL - Chairperson Ray Haynes called the meeting to order at 7:00 p.m. and declared a quorum present. 2. CONSIDER APPROVAL OF THE MINUTES OF JULY 18, 1991 - The Commission reviewed the minutes of July 18, 1991. Charles Willey moved, seconded by Pat Imbriano, to approve the minutes as written. A vote on the motion was recorded as follows: Charles Willey - Yes Pat Imbriano - Yes Dewey Brown - Yes Gary Wells - Yes . Ray Haynes- Yes The motion carried 5 -0. 3. CONSIDER REQUEST TO RESTUDY COMPREHENSIVE PLAN IN THE AREA SOUTH OF 76TH STREET NORTH AND EAST OF HIGHWAY 169 - Because of two recent County rezoning cases where the applicants have requested industrial zoning, several residents of the area bounded on the north by 76th Street North, on the west by the Mingo Valley Expressway service road, on the south by 68th Street North, and on the east by 119th East Avenue have requested that the Planning Commission prepare a study of this area to determine the need for amending the Comprehensive Plan. Four residents of the area were present and requested that this item be continued to the next meeting in order for more residents to be informed and participate in the process. There were no objections and Chairperson Haynes continued the item to the September 19 regular meeting. Owasso Planning Commission Minutes of August 22, 1991 Page 2 4. CONSIDER PROPOSED ZONING CODE AMENDMENT TO ALLOW OTHER TRADES AND SERVICES AND DRIVE -IN RESTAURANTS ON THE CS (COMMERCIAL SHOPPING CENTER) DISTRICT ONLY WITH APPROVAL OF THE BOARD OF ADJUSTMENT - Two sections of the Owasso Zoning Code specify the uses that may be allowed in commercial zoning districts. "Other Trades and Services" and "Drive -In Restaurants" are allowed on only the CG (Commercial General) and CH (Commercial High Intensity) zoning districts. Both of those commercial zoning districts are more heavy -duty districts than the CS district. If the Zoning Code is amended to allow both "Other Trades and Services" and "Drive - In Restaurants" in the CS zoning district with the approval of a Special Exception by the Owasso Board of Adjustment, the Board may deny the request or require any necessary restrictions in its approval that would protect any neighbors from potential negative impacts. If the code is not amended, some individual commercial uses will be denied the opportunity to develop in appropriate CS zoned locations and the pressure for granting CG zoning in areas where CS might be the better choice will continue. Staff recommended approval of the proposal to allow "Drive -In Restaurants - Use Unit 18" and "Other Trades and Services - Use Unit 15" by Special Exception in the CS Commercial Shopping Center District. Following discussion, Pat Imbriano moved to recommend to City Council that the Zoning Code be amended to allow "Drive -In Restaurants - Use Unit 18" and "Other Trades and Services - Use Unit 15" by Special Exception in the CS Commercial Shopping Center District. Motion seconded by Charles Willey. A vote on the motion was recorded as follows: Pat Imbriano - Yes Charles Willey - Yes Dewey Brown - Yes Gary Wells - Yes Ray Haynes - Yes 5. NEW BUSINESS - A question concerning the continuing problem with timing of the traffic signal at German Corner was discussed. The Department of Transportation is aware of the problem. 6. DISCUSSION OF DEVELOPMENT IN AND NEAR OWASSO - Staff discussed current development and construction in the Owasso area. The Med -X Drug store just north of Price Rite and the proposed golf course were mentioned. The Commission voiced concerns about the lack of community activities and restaurants readily available to residents of the area. Owasso Planning Commission Minutes of August 22, 1991 Page 3 7. ADJOURNMENT - Pat Imbriano moved, Gary Wells seconded, to adjourn the meeting. A vote on the motion was recorded as follows: Pat Imbriano - Yes Gary Wells - Yes Dewey Brown - Yes Charles Willey - Yes Ray Haynes- Yes The motion carried 5 -0 and the meeting was adjourned at 7:45 p.m. Chairperson Secretary Date MEMORANDUM TO: OWASSO PLANNING COMMISSION FROM: STEVE COMPTON ASSISTANT CITY MANAGER FOR COMMUNITY DEVELOPMENT SUBJECT: REQUEST FOR COMPREHENSIVE PLAN SPECIAL UPDATE DATE: August 15, 1991 BACKGROUND Because of two recent County rezoning cases where the applicants have requested industrial zoning, several residents of the area bounded on the north by 76th Street North, on the west by the Mingo Valley Expressway service road, on the south by 68th Street North, and on the east by 119th East Avenue (see enclosed map) have requested that the Planning Commission prepare a study of this area to determine the need for amending the Comprehensive Plan. In this area, the staff sees two principle planning issues that need to be addressed. One is the establishment of transitional buffers and the second is the separation of residential and non - residential traffic. The Comprehensive Plan calls for High- Intensity Industrial zoning along the service road, but does not directly identify a plan for the establishment of transitional buffers between these high intensity uses and the adjacent residential uses. It is staff's opinion that it would be appropriate to allow IL zoning to extend to the east using the existing IL zoning boundary located in the north central portion of this area as a guide for maximum depth. Light industrial zoning to this depth should occur only if access is available to the service road. This control can be accomplished by using the PUD requirement that is already a part of the Comprehensive Plan for this area. The second planning issue is residential and non - residential access and traffic separation. There are several non - conforming uses located on the large residential lots in this area. This causes a mixture of traffic on 117th East Avenue and 119th East Avenue. The greatest problem is on 117th, which is basically a residential street. The staff sees this as inappropriate and would suggest that, as this area continues to develops, the western portions of the lots that front onto 117th could be zoned IL if access to the service road is available. This would assist in minimizing non - residential MEMORANDUM Comprehensive Plan Special Update Page 2 traffic on 117th East Avenue and maximize the utilization of the service road for such traffic. The staff would also suggest that a comprehensive code enforcement study be conducted by the County Building Inspectors Office for the entire area. A brief field check by city staff indicated that business uses in this area appear to be much more extensive than initially anticipated. Such businesses are most likely illegal, add to traffic problem, and are not appropriate in residentially zoned areas. The land fronting onto the east service road for Highway 169 between 66th Street North and 86th Street North has been designated by the Owasso Comprehensive Plan for development as a mixture of commercial and industrial uses since 1978. Prior to 1978, the frontage land between 66th Street North and 76th Street North had been designated to develop as residential. It appears that as a result of the planning study conducted in 1977 and 1978, the city determined that this frontage land would not be appropriate for residential use and at that time designated its future use for industrial. A comprehensive update of the 1978 plan was conducted in 1984 and 1985, which resulted in the adoption of a revised plan in 1985. The 1985 plan confirms the 1978 plan and continues to designate the subject area for industrial use. The staff believes the plan to be clear, except that we would question the fact that no precautions seem to have been taken to buffer high or medium industrial uses from residential uses. Because of this, we have made recommendations in this area for the extension of an IL buffer. As stated previously, the maximum easterly extension should be no farther than the existing IL zoning located in the north central part of the area. RECOMMENDATION Since any plan or code cannot be written to cover all concerns, there will always be land use development questions left unanswered. This is why there are planning commissions. If the plans and codes covered everything, there would be no need for a planning commission and staff's job would simple. However, land development decisions are made by planning commissions using not only the Comprehensive Plan, but also existing conditions, past decisions, and good planning principles. Many of the problems discussed by the residents of this area are code enforcement problems, not zoning problems and should be handled through other means rather than changes in the Comprehensive Plan. The frontage land on the service road between 76th Street North and 86th Street North has developed with both MEMORANDUM Comprehensive Plan Special Update Page 3 commercial and industrial uses backing up to residential uses without creating the problems and concerns identified by the residents in the subject area. It is staff's opinion and recommendation that a major land use study of this area is not necessary. However, there have been several zoning decisions and land use changes that have occurred city -wide over the last few years that are inconsistent with various subparts of the comprehensive plan. Because of these decisions to vary from the plan, it would be advisable to conduct a "housecleaning review" and revise several specific areas of the whole plan to conform with these decisions. This would be an ideal time to address the need for the addition of a transitional buffer in this area that would be based on the final zoning action of its current cases.