HomeMy WebLinkAbout719_OZ 02-03_Rezoning 10 Acres NE E 96 St N &97 E Ave_CS and CG to RS-3Doc# Tulsa County Clerk — EARLENE WILSON
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Receipt # 627614 12/30/02 16:1421
Fee 13.00 000627614003
CITY OF OWASSO, OKLAHOMA
ORDINANCE NO. 719
AN ORDINANCE APPROVING ZONING APPLICATION NUMBER OZ 02-07
CHANGING THE ZOING OF PROPERTY DESCRIBED AS THE S/2 OF THE
E/2 OF THE SE1/4 OF THE SE1/4 OF SECTION 13, T 21 N, R 13 E, OWASSO
OKLAHOMA FROM CS (COMMERCIAL SHOPPING DISTRICT) AND CG
(COMMERCIAL GENERAL DISTRICT) TO RS-3 (RESIDENTIAL SING
FAMILY HIGH DENSITY DISTRICT) AND REPEALING ALL ORDINANCES
OR PARTS OF ORDINANCES IN CONFLICT HEREWITH.
WHEREAS, public hearings have been held regarding the request for rezoning of the
property herein described, and
WHEREAS, the Owasso City Council has considered the recommendation of the Owasso
Planning Commission and all statements for or against the requested rezoning of application OZ-
02-07;
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
OWASSO, OKLAHOMA, that,
SECTION 1: The zoning classifcation of the following described property, to wit:
THE S/2 OF THE E/2 OF THE SE1/4 OF THE SE1/4 OF SECTION 13, T 21 N, R 13
E; SAID LOT CONTAINING 10 ACRES, MORE OR LESS
be, and the same is hereby zoned from CS (Commercial Shopping District) and CG (Commercial
General District) to RS-3 (Residential Single Family High Density District).
SECTION 2. That all ordinances or parts of ordinances in conflict herewith be, and the
same are hereby expressly repealed.
PASSED AND APPROVED this 5th day of November, 2002.
City of Owasso, Oklahoma
Marcia Boutwell, City Clerk
Randall C. Brogdon, Mayor
APPROVED AS TO FORM:
Stephen P. Gray, City Attorney
MEMORANDUM
TO: THE HONORABLE MAYOR AND COUNCIL
CITY OF OWASSO
FROM: ROBERT MOORE
CITY PLANNER
SUBJECT: ORDINANCE NO. 719
DATE: October 28, 2002
BACKGROUND:
At the October 15, 2002 meeting, the Owasso City Council approved a rezoning request on
property described as the S/2 of the E/2 of the SE 1/4 of the SE 1/4 a of Section 13, T 21 N, R 13 E
from CS (Commercial Shopping District) and CG (Commercial General District) to RS -3
(Residential Single Family High Density District).
The subject property is generally located at the northwest corner of the 96th Street N. and 97th East
Ave. intersection and contains approximately 10 acres + / -.
Attached is a copy of Ordinance No. 719 that formally adopts the City Council's action of October
15,2002.
RECOMMENDATION:
Staff recommends Council approval of Ordinance No. 719.
ATTACHMENT:
1. Ordinance No. 719
02 -0.1-69 of -A*V6
oPu002-63 OrP'940.
MEMORANDUM
TO: THE HONORABLE MAYOR AND CITY COUNCIL
CITY OF OWASSO
FROM: ROBERT MOORE
CITY PLANNER
SUBJECT: OPUD 02 -03 / OZ 02 -07
NEW BRUNSWICK
DATE: October 8, 2002
BACKGROUND:
The City of Owasso has received a request from David Chamey, applicant /owner, for the review of
a rezoning application and planned unit development application for approximately 10 acres + / -.
The subject property is located at the northwest corner of the 96" Street N. and 97" East Ave.
intersection. A preliminary site plan and the PUD proposal are included with your packet.
The applicant is proposing to rezone the subject property from CS (Commercial Shopping District)
and CO (Commercial General District) to PUD / RS -3 (Planned Unit Development / Residential
Single Family) to locate approximately 50 single family residential garden homes. Staff is
proposing concurrent review of OPUD 02 -03 and OZ- 02 -03.
ANALYSIS:
The applicant's proposal, New Brunswick, offers a unique housing opportunity not often available
within the City of Owasso. The proposal would allow for garden homes in a cohesive
neighborhood setting that would supplement the City's current housing stock and provide further
opportunities for home ownership. In lieu of another commercial comer in the area, the proposal
would provide for a consistent residential subdivision.
TECHNICAL ADVISORY COMMITTEE:
Requests for input from the Tecluiical Advisory Committee were sent via the TAC Agenda packet
to SW Bell, Cox Cable, PSO, and ONG; as well as City utilities. The TAC meeting was conducted
on September 25, 2002 at 2:00 PM in the Main Conference Room at City Hall. Several comments
from utility providers and staff that were noted at the TAC and are included in the attached
Planning Commission staff report.
OPUD -02 -03 / OZ -02 -07
October 8, 2002
Page 2
PLANNING COMMISSION:
The City of Owasso Planning Commission on Monday, October 7, 2002 heard the OPUD -02 -03 /
OZ 02 -03 application. Several area residents attended the Planning Commission meeting and
voiced objections to the proposal. Issues primarily concerned the fear of increased traffic along 97 "
East Ave. and primarily at the intersection of 960' Street N. and 97 " East Ave. Staff explained that
acceleration/deceleration lanes would be required along 97 " East Ave,. in addition to 50' of right -
of -way along the eastern and southern boundaries to allow for future road expansion. Other issues
brought to the attention of the Planning Commission included concerns about drainage, sanitary
sewer capacity, public school capacity and the density of the proposed development. The Owasso
Planning Commission unanimously approved the application for OPUD- 02- 03/OZ -02 -07 at the
October 7' meeting. If the request is approved by the City Council, an ordinance will be presented
at the November 5, 2002 City Cormcil meeting formally adopting the approval.
RECOMMENDATION:
Staff recommends approval of OPUD- 02- 03/OZ -02 -07 subject to Planning Commission conditions
of approval.
ATTACHMENTS:
1. OPUD 02 -03 /OZ 02 -07 Staff Report
2. Preliminary Site Plan
3. New Brunswick Outline Development Plan
CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
OPUD- 02- 03/OZ -02 -07
(NEW BRUNSWICK)
STAFF REPORT
BACKGROUND
The City of Owasso has received a request from David Charney, applicant /owner, for the
review of a rezoning and a planned unit development application for approximately 10
acres +/- located at the northwest corner of the 96°i Street N. and 97' East Ave. The
applicant is proposing to rezone the subject property from CS (Commercial Shopping
District) and CG (Commercial General District) to PUD /RS -3 (Planned Unit
Development /Residential Single Family High Density District) in order to construct
approximately 50 single family residential homes. Staff is proposing concurrent review of
OPUD -02 -03 and OZ- 02 -07.
LOCATION
The subject property is described as the S/2 of the E/2 of the SE1/4 of the SE 1/4 of Section
13, T 21 N, R 13 E, further described as the northwest corner of the 96th Street N. and 97th
East Ave. intersection.
EXISTING LAND USE
Vacant
SURROUNDING LAND USE
North: Residential - Mobile Home
South: Vacant
East: Vacant
West: Residential - Single Family
PRESENT ZONING
CG (Commercial General District) and CS (Commercial Shopping District).
SURROUNDING ZONING
North: RMH (Residential Mobile Home Park District)
South: IL (Light Industrial District)
East: CS (Commercial Shopping District) across 97th East Ave.
West: AG (Agricultural)
CONCEPT OF A PUD
The concept of a Planned Unit Development is to provide a creative alternative to
conventional development where a particular tract is under common ownership or control
and where a detailed development plan, outlining the development of the tract as a unit is
proposed and submitted for public review. The use of a PUD technique is a way to amend
a zoning ordinance in accordance with a complete and coordinated plan of development for
a larger parcel, rather than piecemeal individual changes using the variance process. The
supplemental zoning district PUD must be approved by the City Council as a prerequisite to
the Planned Unit Development.
ANALYSIS
According to the Owasso Zoning Code, the Planning Commission shall hold a public
hearing on any PUD application and determine the following:
1. Whether the PUD is consistent with the Comprehensive Plan.
2. Whether the PUD is in harmony with the existing and expected development of
surrounding areas.
3. Whether the PUD is a unified treatment of the development possibilities of the project
site.
4. Whether the PUD is consistent with the stated purpose and standards of the following
PUD ordinance.
A. To permit innovative land development while maintaining appropriate limitation on
the character and intensity of use assuring compatibility with adjoining and
proximate properties;
B. To permit flexibility within the development to best utilize the unique physical
features of the particular site;
C. To provide and preserve meaningful open space; and
D. To achieve a continuity of function and design within the development.
COMPREHENSIVE PLAN CONSISTENCY
The Owasso 2010 Master Plan identifies the subject property as having a future land use of
commercial/office. Although this would seem to be inconsistent with the applicant's
proposal, staff should point out that the Master Plan is merely a guideline for future
development and is not to be considered concrete.
Particular to this case, staff feels that the proposal is consistent with the Comprehensive
Plan. Given the changing development pattern in the area, the unlikely chance of the
extension of 96' Street N. and the updates to the Master Plan currently underway, staff is
comfortable with the consistency of the applicant's proposal.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT
New Brunswick offers a unique housing opportunity not often available within the City of
Owasso. The proposal would allow for garden homes in a cohesive neighborhood setting
that would supplement the City's current housing stock and provide further opportunities
for home ownership. In lieu of another commercial corner in the area, the proposal would
provide for a consistent and well- designed subdivision that staff is certain would prove to
be an aesthetically pleasing addition to the City of Owasso.
UNIFIED TREATMENT OF THE PUD DEVELOPMENT POSSIBILITIES
The applicant has effectively utilized the site, its existing features and thoughtfully arranged
the site within the PUD. A property owners' association is proposed and at the platting
stage of the development, detailed covenants and restrictions incorporating all conditions of
the PUD shall be submitted.
Sidewalks will be required along all public rights -of -way associated with the subject
property. Perimeter sidewalks must be installed at the time of overall development, while
the internal walks may be constructed as individual lots are developed. Acceleration /
deceleration lanes are required at all access locations along arterials.
The applicant has identified the terrain of the area as relatively flat with some gently rolling
terrain. The existing soils on the site would appear to create no unusual development
problems that are not typically encountered in development in and around the City of
Owasso. On -site detention is required and will be further defined at the platting stage.
The Owasso Technical Advisory Committee reviewed the OPUD- 02- 03/OZ -02 -07 proposal
at the September 25, 2002 regular meeting. No comments were received.
Staff has received several phone calls in opposition of the request and would expect
comment at this public hearing.
RECOMMENDATION
Staff recommends approval of OPUD -02 -03 / OZ -02 -07 subject to the following
conditions:
1. That the applicant's Development Text and Conceptual Development Plan be
considered to be the Outline Development Plan as required by the PUD Chapter of the
Owasso Zoning Code.
2_ That unless specifically set out in the standards and conditions of this PUD, all single -
family lots shall meet the requirements of a typical RS -3 district.
3_ Within OPUD- 02 -03, the maximum number of dwelling units shall not exceed 50.
4. That prior to the issuance of building permits, the applicant is subject to the platting and
site plan requirements of the City of Owasso and all subsequent conditions imposed by
the Owasso Technical Advisory Committee.
5. That no building permits be issued within any portion of the PUD until the developer
meets all criteria outlined within Chapter 8 of the Owasso Subdivision Regulations.
6. All covenants of any subdivision plat containing property within the PUD shall
incorporate all PUD standards and conditions of approval and make the City of Owasso
beneficiary.
7. That a detailed drainage report certified by a registered engineer be submitted at the
time of platting.
8. Visual buffers are to be required at the end of each cul -de -sac.
9. Acceleration/Deceleration lanes will be required on 97th E. Ave.
10. Sidewalks will be required along 97th E. Ave and 96th St. N.
11. That all entrance landscaping and /or monuments are reviewed and approved by the
Planning Commission.
12. The Planning Commission reserves the right to prescribe additional buffering,
screening and setbacks during the platting process.
ATTACHMENTS
1. General Area Map
2. Legal Notice
3. Letter to Surrounding Property Owners
4. OPUD -02 -03 Application
5. OZ -02 -07 Application
6. OPUD -02 -03 Outline Development Plan
7. OPUD -02 -03 Conceptual Site Plan
CONCEPTUAL DEVELOPMENT PLAN
FOR
NEW BRUSWICK VILLAS
Submission for:
PLANNED UNIT DEVELOPMENT
a proposed
Addition to the City of Owasso, Tulsa County
State of Oklahoma
S/2 E/2 SE /4 SE /4 Section 13, Township 21 North, Range 13 East)
Submitted to:
CITY OF OWASSO, OKLAHOMA
Prepared by:
CHARNEY it CHARNEY, P.C.
P.O. Box 240
Owasso, Oklahoma 74055
(918) 272 -5338
September 9, 2002
TABLE OF CONTENTS
DevelopmentConcept 3
StatisticalSummary 4
Development Standards - Garden Homes 5
Property Owners' Association 6
Platting Requirements 7
SitePlan Review 7
Expected Schedule of Development 7
Maps:
Site Analysis
Underlying Zoning
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DEVELOPMENT CONCEPT
New Brunswick is a proposed planned unit development (PUD) comprised of 10 + acres in northwestern Owasso,
Oklahoma. The property is located at the northwest corner of 96th Street North and 97th East Avenue. The site
is characterized by relatively flat to slightly rolling terrain. The existing soils on the site create no unusual
development problems that are not commonly encountered in most other area developments. Overall, this site
has excellent development possibilities.
New Brunswick is a residential, "garden- home" type development that will feature tow maintenance yards and
a small, secure neighborhood feeling. Many prospective residents in today's marketplace desire smaller, well -
maintained yards along with cute homes on smaller lots. This development concept will allow that type of
home to be developed in a manner that is consistent and well - designed.
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Project Area
STATISTICAL SUMMARY
± 10 gross acres
> Residential + 10 gross acres
Maximum Dwelling Units Requested: 50 DU's
DEVELOPMENT AREAS
RESIDENTIAL:
Single - Family Detached( "Garden Homes ")
• Total Area: + 10 gross acres
• Requested Number of Dwelling Units: 50
0
DEVELOPMENT STANDARDS
Sinq(e- family Detached HOmesiter Garden Homes
Single - family detached structures intended for individual lot ownership.
Permitted Uses
Minimum Lot Size
Maximum Building Height
Minimum Front Yard if Abutting
Public Street
Corner Lot Minimum Side Yard
Abutting Public /Private Street
Minimum Lot Frontage*
Minimum Lot Depth
Minimum Rear Yard
Minimum Side Yard
As permitted within RS -3 District,
By right or special exception
5,000 sq. ft.
2 stories
20ft.
15 ft.
50 ft.
100 ft.
15 ft.
5/5 ft. or 0/10 ft.
* CU -de -sac and pie shaped lots may have less than minimum frontage measured at building lines.
Ot&r Requireineats
It isintended that a preliminary and final plat will be submitted for the residential development areas that
areconsistent with the concepts and development standards set forth above. Additional requirements or
modifications may be established by the city of Owasso Planning Commission and the Owasso City Council
pursuant to their review.
W
PROPERTY OWNERS' ASSOCIATION
The Property Owners' Association to be established at New Brunswick will have as its main objectives, the
maintenance of the detention area, landscaped entrances, and all other landscaped buffers and islands, if
any. These areas are to be prepared by the developer and turned over to the New Brunswick Property
Owners' Association for maintenance. In the event the Association fails to maintain these areas in a proper
and safe manner, the city of Owasso will have the right to maintain these areas and bill each member of
the New Brunswick Property Owners' Association for that cost. Should payment by any member not occur,
the city of Owasso and /or the New Brunswick Property Owners' Association may place a lien on the
delinquent member's real property within the platted area.
Final documents on the Property Owners' Association of New Brunswick will be filed in the future which
will address rights and requirements for association members.
PLATTING REQUIREMENT
No building permit shall be issued until the property has been included within a subdivision plat submitted
to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record,
provided, however, that development areas may be platted separately. Restrictive covenants shalt be
established which are not inconsistent with the terms hereof and where appropriate, the city of Owasso
shalt be made a beneficiary thereof.
SITE PLAN REVIEW
No building permit shalt be issued for the construction of buildings within a development area until a site
plan of the development area has been submitted to and approved by the city of Owasso Planning
commission as being in compliance with the PUD Development Concept and the Development Standards.
Separate building plans may be submitted for individual home construction after the subdivision has been
given final approval by the city of Owasso.
EXPECTED SCHEDULE OF DEVELOPMENT
Development of New Brunswick is anticipated to commence upon approval and of zoning and platting.
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