HomeMy WebLinkAbout783_OPUD 04-02_ne C of E 121 St N &N 97 E Ave_Dominion Corporation_RS-3, AG & AG-R to RS-3(N 97th E Ace and E 121st St. N, Dominion Corp.)
City of Owasso
Attn: Juliann Stevens
III N. Main Street
Owasso, Oklahoma
74055
ATTEST:
Oklahoma
PASSED AND APPROVED this
Section 3. That all
hereby expressly repealed.
ordinances or parts of ordinances
Section 2. The City Council hereby authorizes development upon such tract in accordance the
provisions of the Outline Development Plan submitted vvith the application, as well as fuRlendments or
modifications thereto, as required by the City Council, same being hereby made a part of such Outline
Development Plan and included therevvith.
in conflict herevvith be,
same are
Beginning at the Southwest corner of said Northwest Quarter (SW/4 NW/4) said point also being the
Southwest corner of Government Lot 5, thence N 000 06'48" W and along the West line
Northwest Quarter (NW/4) for a distance of 663.85 feet, thence S 890 42'20" E for a distance
1335.00 feet, thence S 000 06'48" E and parallel to the West line ohaid Northwest Quarter
for a distance of 658.55 feet to a point on the South line of said Northwest Quarter (NW!4), thence N
89055'59" W and along said South line for a distance of 1335.00 feet to the point beginning
containing 20.05 acres.
A tract oHand lying in the South-Half oUhe Northwest Quarter (S!2, NW/4) of Section Six T-21-
N, R-14-E oHhe I.B. & M., Tulsa County, State of Old ahoma, and being more particularly described
as follows, to-wit:
Section 1. That the zoning map of the City of Owasso, Oklahoma be amended to reflect the
supplemental designation ofPUD (Planned Unit Development) on the following described property, to
NOW, THEREFORE,
OW ASSO, OKLAHOMA;
BE
WHEREAS, the Owasso City Council has considered the recommendation of the Owasso Planning
Commission and all statements for and against the requested approval of OPUD-04-02.
IT ORDAINED BY THE
CITY
COUNCIL OF
THE
WHEREAS, public hearings have been held regarding the request for approval of a Unit
Development concerning the property herein described, and,
AN ORDINANCE APPROVING PLANNED UNIT DEVELOPMENT APPLICATION
NO. OPUD-04-02, PROVIDING GUIDELINES FOR RESIDENTIAL
DEVELOPMENT ON A TRACT OF LAND CONTAINING APPROXIMATELY 20.05
ACRES, LOCATED IN SECTION 6, TOWNSHIP 21 NORTH, RANGE 14 EAST,
TULSA COUNTY, OKLAHOMA, AND REPEALING ALL ORDINANCES
CONFLICT HEREWITH.
CITY OF OW ASSO
ORDINANCE NO. 783
Tulsa County Clerk - EARLENE WILSON
Doc# 04065754 Pgs 1 B/p 7307/2094-2094
Receipt # 731261 06/03/04 10:53:12
Fee 13.00
MEMORANDUM
CITY OF OWASSO
FROM: DUANE CUTHBERTSON
CITY PLANNER
SUBJECT: ORDINANCE NO. 783
DATE: MAY 27, 2004
At the May 18, 2004 meeting, the Owasso City Council approved a Planned Unit Development request
from Dominion Corporation for property located in the northeast corner of East 121` Street North and
North 97'h East Avenue. The approval created a supplemental zoning district for said property in the
form of OPUD 04 -02, providing guidelines for residential development.
Attached is a copy of Ordinance No. 783 that formally adopts the City Council's action of May 18,
2004.
Staff recommends Council approval of Ordinance No. 783.
ATTACHMENT:
1. Ordinance No. 783
2. OPUD 04 -02 Staff report with no attachments
MEMORANDUM
TO: HONORABLE MAYOR AND CITY COUNCIL
CITY OF OWASSO
FROM: DUANE CUTHBERTSON
CITY PLANNER
SUBJECT: OPUD 04 -02, A REQUEST FOR APPROVAL OF A PLANNED UNIT
DEVELOPMENT
DATE: MAY 12, 2004
BACKGROUND:
The City of Owasso has received a request for the approval of a Planned Unit Development
(PUD) involving 20.05 acres. The property is located on the east side of 97h East Avenue '/2
mile north of 116'' Street. The proposed OPUD 04 -02 will follow the standards found under the
RS -3 zoning designation so as to guide the development of single - family homes.
The subject property is currently vacant and is used for agricultural purposes. Properties to the
north and to the east of the site are agricultural as well. Tracts to the south and to the west are
used for single - family residential purposes.
The subject property is currently zoned for RS -3 Single- family use. Land to the north and to the
east is zoned for AG Agricultural use. Tracts to the south and to the west are zoned AG -R
Agricultural/Residential by Tulsa County.
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.
LEGAL PLANNING CONSIDERATIONS OF PUDS ALLOWED BY CODE:
USES PERMITTED — The Owasso Zoning Code allows for all types of residential uses and 29
types of commercial uses within a residential planned unit development. The applicant requests
only one use — single - family residential.
BULK AND AREA REQUIREMENTS — The Owasso Zoning Code allows one dwelling unit
per 8,400 square feet in an RS -3 PUD. This requirement would allow up to 104 lots on the 20.05
acres. The applicant requests 100 lots.
Within an RS -3 PUD, the minimum allowable lot size requirement is 800 square feet, and the
minimum allowable lot width is 20 feet. The applicant requests a minimum lot size of 5,000
square feet and a minimum lot width of 50 feet.
BUILDING HEIGHT AND YARDS — There is no set maximum building height or minimum
yard size set by the Owasso Zoning Code. The applicant requests a maximum building height of
two stories and a minimum yard size of 15 feet (by 50 feet).
SCREENING AND LANDSCAPING REQUIREMENTS — The Planning Commission shall
prescribe perimeter requirements for screening and landscaping as are necessary to assure
compatibility with adjoining and proximate properties.
ANALYSIS:
OPUD 04 -02 (Project One) is a proposed planned unit development (PUD) comprised of 20.05
acres. The development concept behind the Project One PUD is residential. The
applicant /owners of the property intend only to develop single family residential homes on the
subject site.
The subject PUD application is part of a continuance of direction in the overall development
scheme for the area. As the market has evolved the property owners feel it is appropriate and
marketable to develop the area for residential purposes, as prescribed by the Master Land Use
Plans of both Tulsa County and the City of Owasso. The staff concurs that a residential
development would be consistent with the development pattern taking hold in north Owasso and
this pattern of growth is compatible with the Owasso 2010 Land Use Master Plan.
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 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.
The Owasso 2010 Land Use Master Plan identifies the subject property and its surroundings as
having a future land use of residential. As previously stated it is the desire of the
applicants /owners to develop the area for residential single - family use.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT:
The North 97s' East Avenue corridor has been identified as a non - commercial corridor north of
116'h Street. Again, this PUD proposes a residential component that is part of a development
concept for the area that calls for single - family development. Similar residential developments
along North 97a' East Avenue have developed further south, such as Metro Heights, New
Brunswick, Honey Creek, and the Fairways.
FUTURE PLANNING ISSUES:
Future planning issues must still be considered if the PUD is approved. If approved, the
applicant must submit a preliminary plat, infrastructure plans, and a final plat that must be
approved by the City of Owasso.
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.
Also at the platting stage, the applicant will be required to dedicate adequate right -of -way along
the east side of North 97'" East Avenue.
Sidewalks will be required along all public right -of -ways 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.
The applicant has identified the terrain of the area as relatively flat 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.
Any future development on the property will be served sewer by the City of Owasso and water
by both the City of Owasso and the Rural Water District #3 of Washington County.
The staff published legal notice of the PUD request in the April 15, 2004 edition of the Owasso
Reporter and mailed notices to property owners within a 300' radius of the subject property. To
date, the staff has received oral opposition from one person concerning the request.
OWASSO PLANNING COMMISSION
At the May 10, 2004 regularly scheduled meeting the Owasso Planning Commission
unanimously voted to approve OPUD 04 -02 with the following conditions:
1. That 90% of the residential lots proposed in the development possess an area in of at
least of 6600 W.
2. That the development proposed as part of OPUD 04 -02 be screened from abutting
properties, around the entire perimeter of the subdivision, with a 6 ft. high screening
fence.
3. That a landscaping plan for the perimeter of the proposed residential subdivision be
reviewed and approved by the Owasso Planning Commission at the time of platting.
Staff would like to point out that screening requirements are allowable according to the Owasso
Zoning Code, however that requirement has never been imposed on development abutting
agricultural land as is the case with the northern and eastern boundaries of the development.
Staff recommends that the council be advised that any portion of the Planning Commission
recommendation such as the screening requirement for the northern and eastern boundaries of
the property can be modified or waived.
RECOMMENDATION:
The staff recommends approval of OPUD 04 -02.
ATTACHMENTS:
1. General Area Map
2. OPUD 04 -02 Development Outline Plan
3. Legal Notice
4. OPUD 04 -02 Application