Planning Commission
October 6, 2015
155
EDMOND PLANNING COMMISSION MEETING
Tuesday, October 6, 2015
5:30 P.M.
The Edmond Planning Commission Meeting was called to order by Chairperson Barry K.
Moore at 5:30 p.m., October 6, 2015, in the City Council Chambers at 20 South Littler.
Other members present were Bill Moyer and Kenneth Wohl. Member Rob Rainey arrived
shortly after the meeting began. Present for the City were Robert L. Schiermeyer, City
Planner; Kristi McCone, City Planner; Steve Manek, City Engineer; and Steve Murdock,
City Attorney.
The first item on the agenda was the approval of the September 8, 2015 minutes. No
action was taken on the minutes.
The next item on the agenda was Case #SP15-00015 Public Hearing and
Consideration of Site Plan approval for more parking at the Covell Corner Station,
located at Covell Road and Air Depot Boulevard. (Joe Javadzadeh - Covell Corner
Station)
Planning Department - This request involves 7,500 square foot of paving or more for a
parking lot expansion which requires the site plan. There is no building with this
request.
1.
Existing zoning – “D-1” Special Use Permit, for the convenience store itself the
subject parking lot has been zoned “D-1” but not used.
2.
Setbacks – N/A
3.
Height of building – N/A
4.
Parking – 28 parking spaces are being added, north of the convenience store
with a new drive onto Air Depot Boulevard. The parking spaces are additional
to what is already on the site and it is probably created by the need from
Colby’s Restaurant. There is a 30 foot setback from the parking lot to the
nearest lot line to the north in Hampden Hollow.
5.
Lot size – 2.009 acres
6.
Lighting Plan – No changes
7.
Signage – No changes, existing sign on the front of the building.
8.
General architectural appearance – N/A
9.
Sensitive borders – Parking is a use permitted in a sensitive border and some
existing trees are being retained on the north.
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October 6, 2015
10.
Mechanical equipment – N/A
11.
Fencing/screening – No new fencing
156
Engineering Department
12.
Driveways, access management and paving – A driveway variance was
approved by the City Council for this parking lot. The drive will be brought to
standard. The whole area of the parking has been a graveled area for some
time, primarily used by the utility operators.
13.
Water and wastewater plans – N/A
14.
Drainage detention and grading – Drainage plans have been submitted and
reviewed.
Building and Fire Code Services
Applicable Building Code, Fire Code
No buildings.
Landscaping/Urban Forestry
15.
Lot area = 21,700sf
% required = 10
Landscape area required: 2,170
Frontage area required: 1,085
Total PU required: 174
PU within frontage required: 87
Evergreen PU required: 69
16.
SP Landscape area: 10,550
SP Frontage area: 5,000
SP Total PU: 431
SP PU within frontage: 283
SP Evergreen PU: 227
Solid Waste Department – The access to the dumpster is not from the new
parking lot level it is from the existing level of where the convenience store is
located.
Edmond Electric Department – The paving indicated west of the existing
communications boxes will be constructed over an underground electric service. If the
service needs to be rerouted or lowered to maintain NESC code compliance, it will be
done at full cost to the developer.
Randel Shadid represented the applicant. No one spoke in opposition.
Motion by Rainey, seconded by Wohl, to approve this request. Chairman Moore left the
room during the discussion and vote. Motion carried by a vote of 3-0 as follows:
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157
AYES: Rainey, Wohl and Moyer.
NAYS: None
The next item on the agenda was Case #Z15-00032 Public Hearing and
Consideration of Edmond Plan Amendment from Restricted Retail Commercial
Planned Unit Development to Medium Density Multi-Family, located on the north
side of East 2nd Street, east of Vista Lane. (Mike Henderson – Legend V, Tract II)
The following general planning considerations represent some of the factors evaluated in
reviewing justifications for Plan Map Amendments.
1.
Infrastructure: City water and sewer lines are adjacent to the site and will be
extended to meet the Fire Department requirements. The most significant
infrastructure improvement to address is the protection of the flood plain
immediately north of the property and the resolution of detention out of the flood
plain. The developer is aware of this condition.
2.
Traffic – Second Street is four lane in front of this property. The access
management driveway separation standards will be met. When Legacy V was
built the developer installed the north side of the traffic signal at his cost and that
will be the principal access to this complex.
3.
Existing zoning pattern:
North – “C-2” and ‘D-2” Commercial (significant flood plain)
South – “E-1” General Commercial
East – “D-2”
West – Multi-family PUD
4.
Land Use:
North – Undeveloped and flood plain area
South – Undeveloped
East – Undeveloped and flood plain area, other than the City pump station
West – Multi-family, Phase I, Legend V, 200 units existing
5.
Density: 12 units per acre maximum by “C-2 Zoning, 141 units possible.
6.
Land ownership pattern:
North – Large ownership with only practical access from Coltrane
South – Several different owners for the “E-1” parcel
East – Large ownership with access from Coltrane
West – The Legend V Apartment owner
7.
Physical features: Significant flood plain and grade change. It is possible to
prepare the property for a building site, recognizing the existing physical
conditions.
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8.
Special conditions: None other than the flood plain. Any trails will have to be in
the flood plain at this location and would have to coordinate with drainage
standards.
9.
Location of Schools and School Land: The nearest school is Will Rogers
Elementary, west of Bryant.
10.
Compatibility to Edmond Plan: As a project coordinated with the existing
apartments this is not a significant change to the Edmond Plan.
11.
Site Plan Review: Plats and site plans are required. Due to the creek there could
be some setback exceptions. Protection of the creek is a premier standard.
Attorney Randel Shadid represented the applicant. He indicated that there had never been a
commercial offer on the property. The terrain would require it to be filled and leveled, with a
retaining wall to meet the ADA building pad requirements. The requirements can be meet
with a better design with apartments. “C-2” Density is being requested rather the “C-3”,
approximately 141 units would be possible. Hilde Johnson spoke in opposition. Indicating
that Spring Creek Village shopping center had a similar problem on the topography but was
able to build. She indicated that apartments are not needed but more retail is. She stated
that there had been 45 accidents at Vista Lane and Second Street. She indicates that there
will be an increase in noise and more drainage in the creek where flooding has already
occurred. The creek is also full of debris during heavy rains. She feels that no approval
should be provided until there is a completed drainage study. Karen Johnson McCrea also
spoke in opposition. She indicated that the farm is important to her family and the proposed
use would change the land along the creek. Marie McCrea also spoke in opposition indicating
that she had numerous memories of the creek area and the family farm, as the granddaughter
of Hilde Johnson. Ed Moore with the ENA objected to the multi-family.
Motion by Wohl, seconded by Moyer, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Wohl, Moyer, Rainey and Chairperson Moore
NAYS: None
The next item on the agenda was Case #Z15-00033 Public Hearing and
Consideration of Rezoning from “D-1” Restricted Retail Commercial Planned Unit
Development to “C-2” Medium Density Multi-Family Residential District, located
on the north side of East 2nd Street, east of Vista Lane. (Mike Henderson –
Legend V, Tract II)
Attorney Randel Shadid is representing Mike Henderson the current owner, in
requesting a tract of land north of 2nd Street east of the Legend V apartments be
rezoned to Medium Density Multi-family. Mr. Gary Brooks built Phase I of Legacy V
and would like to proceed with another phase built on 11.78 acres. This might allow
141 units built on the property depending on the drainage detention and flood plain
study that would need to be done for a site plan and plat. Sewer and water are
available to the site. A pedestrian trail has been discussed along the creek adjacent
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to the property shown on the Trails Master Plan. The access to the property would be
the traffic signal at Vista Lane and 2nd Street. An additional drive may be needed to
the east that would benefit fire and service access. There is a large flood plain to the
north of the subject parcel. There are adequate land use buffers around this 11 acre
parcel. Staff recommends approval.
Motion by Wohl, seconded by Moyer, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Wohl, Moyer, Rainey and Chairperson Moore
NAYS: None
The next item on the agenda was Case #Z15-00030 Public Hearing and
Consideration of Edmond Plan Amendment from General Commercial Planned
Unit Development to Single Family Dwelling, located south of East 2nd Street, east
of Vista Lane. (John Coleman - The Falls)
The following general planning considerations represent some of the factors evaluated
in reviewing justifications for Plan Map Amendments.
1.
Infrastructure: City water is available along Vista Lane and Martina Drive on the
southeast corner of the property. Sanitary sewer is not adjacent. Sewer lines
will have to be extended into Tuscan Villas Addition or since there has already
been some grading of the property it could turn out that the sewer connection
will be from the Second Street area. The developer should evaluate sewer
possibilities as soon as possible. Detention will be required for this property. In
the past the detention for this 9 acres was an area wide detention for the entire
commercial location. This may not be possible depending on when the
commercial property develops.
2.
Traffic: There is a traffic signal at Vista Lane and 2nd Street. This residential
parcel may not directly connect to the commercial to the north. Nine acres of
single family should generate approximately 40 homes.
3.
Existing zoning pattern:
North – “E-1” General Commercial and Single family (which was once zoned
commercial)
South – “A” Single Family
East – “E-1” General Commercial
West – “E-1” General Commercial but developed as Oxford Oaks multi-family
4.
Land Use:
North – Undeveloped
South – Developed Single Family
East – Undeveloped
West – Developed as apartments
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5.
Density: Theoretical 7 units per acre. With drainage and streets the density is
usually from 3 ½ to 4 units per acres. The project would not be a PUD.
6.
Land ownership pattern:
North – 25 acres undeveloped
South – Urban size lots
East – 15 ownerships
West – Single owner apartment property.
7.
Physical features: Gently rolling terrain.
8.
Special conditions: N/A
9.
Location of Schools and School Land: Will Roger’s Elementary
10.
Compatibility to Edmond Plan: This parcel helps solve a transition area and
therefore is a good land use and is compatible. Multi-family was not seen as a
good use, it was to high impact, not compatible with adjacent density.
Commercial uses might be possible but the service lane would likely be nearest
to the Tuscan Villa homes.
11.
Site Plan Review: A Site Plan is not required but preliminary and final plats are
required.
Attorney Randel Shadid representing the applicant. No one spoke in opposition.
Motion by Wohl, seconded by Rainey, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Wohl, Rainey, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was Case #Z15-00031 Public Hearing and
Consideration of Rezoning from “E-1” General Commercial Planned Unit
Development to “A” Single Family Dwelling District, located south of East 2nd
Street, east of Vista Lane. (John Coleman - The Falls)
Attorney Randel Shadid is representing John Coleman in requesting that 9.5 acres, a
quarter of a mile south of 2nd Street, on the east side of Vista Lane be considered for
single family dwelling. The property is currently zoned “E-1” PUD but is undeveloped.
A previous owner had planned “The Falls Apartments” on the property that were
sometimes referred to as condos. This project never received a special use permit
which would have been required in the “E-1” Zoning category. While it is always a
concern to reduce the amount of commercial inventory this parcel is critical to the
successful development of the “E-1” to the north. This tract will become a buffer land
use between the commercial and the established, Tuscan Villas Addition to the south.
This parcel does extend east to Wade Martin, which is a private street and is not close
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161
to a public street standard and may never be used as a public street. The current
owners of Wade Martin would have to improve the street to a public street standard
and ask for it to be accepted and dedicated. There is access to this piece of property
on Vista Lane with a possible connection to Martina Drive. The connections would be
decided at the plat stage. There was another multi-family project planned for some of
this property that was a concern of the Tuscan Villa property owners. That project
was for student housing. This rezoning benefits the Tuscan Villas Homeowners.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was Case #SP15-00022 Public Hearing and
Consideration of Site Plan approval for Mon Abri Commercial, Tract 2, located
south of Covell Road and east of Broadway. (R.W. Development–Kyle MelsonMon Abri)
Planning Department
1.
Existing zoning – PUD Office Usage along north Broadway, south of Covell
Road. This building is in front of the Mon Abri Senior Housing on the north side
of the main entry drive.
2.
Setbacks – 10 feet from the front property line along Broadway, this acceptable
because it is a Planned Unit Development. Side yard setback on the south is
10 feet. Side yard setback on the north is 70 feet. The setback on the east is
65 feet.
3.
Height of building – 39 feet
4.
Parking – 11,940 square feet of building. 57 parking spaces provided, bicycle
parking will be required and inspected by Jan Fees. The project is not over
parked.
5.
Lot size – 40,317 square feet
6.
Lighting Plan – The light poles can be no more than 20 feet tall including the
base. The light poles cannot be placed in the right-of-way along Broadway.
7.
Signage – A sign has already been placed in the median near this building.
Wall signs may be requested following the standard sizes allowed.
8.
General architectural appearance – The building will be brick veneer with a
composition shingle roof. The roof will be a 12/12 pitch. The architecture
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matches the Mon Abri architecture. Other materials on the building include
wood shutters, standing seam metal on the dormer windows.
9.
Sensitive borders – N/A
10.
Mechanical equipment – The air conditioning units are located on the ground in
front of the building along Broadway. The 5 foot by 10 foot brick screen wall
will be required for all of the a/c condensers. There are at least four locations.
Some of the screen walls will increase 6 foot by 16 foot.
11.
Fencing/screening – Fencing has already been in place for the Mon Abri
residential
Engineering Department
12.
Driveways, access management and paving – There are no driveways on
Broadway. The common access for Mon Abri residential will also be the
access to the office. Parking will be on the east side of the building.
13.
Water and wastewater plans – Water and wastewater lines have been installed
with the plats.
14.
Drainage detention and grading – Drainage and detention is being improved on
an addition level bases.
Building and Fire Code Services
Applicable Building Code, Fire Code
Fire sprinkler system may be needed for the 11,940 square foot building. That issue
is still being evaluated by fire prevention.
Landscaping/Urban Forestry
15.
Lot area = 40,317sf
% required = 10
Landscape area required: 4031.7
Frontage area required: 2,016
Total PU required: 323
PU within frontage required: 161
Evergreen PU required: 129
16.
SP Landscape area: 7,400
SP Frontage area: 3,200
SP Total PU: 579
SP PU within frontage: 205
SP Evergreen PU: 303
Solid Waste Department – Dumpster access will be from the residential portion
of Mon Abri.
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Edmond Electric Department – Edmond Electric will serve.
Attorney Randel Shadid represented the applicant. No one spoke in opposition.
Motion by Moyer, seconded by Rainey, to approve this request. Motion carried by a
vote of 4-0 as follows
AYES: Moyer, Rainey, Wohl and Chairperson Moore
NAYS: None
The next item on the agenda was Case #SP15-00020 Public Hearing and
Consideration of Site Plan Approval for three commercial buildings, known as
Chapel Ridge Commercial II, located on the north side of Fretz Avenue, south of
the Coffee Creek Apartments. (Sonny Lavi - Chapel Ridge Commercial II)
Planning Department
1.
Existing zoning – “E-3” Restricted Light Industrial
2.
Setbacks – Front setback is 25 feet on Fretz Avenue, side yard setbacks are 23
feet, rear yard setback is 44 feet
3.
Height of building – 20 feet
4.
Parking – There are three buildings planned and the square footage is follows:
Building 1 is 9,900 square feet, Building 2 is 9,900 and Building 3 is 7,803 square
feet. There are 46 parking spaces. The usage is office warehouse. There is
basically 1 parking space for every 600 square feet of square footage in the
building. No parking on Fretz Avenue is acceptable. High impact uses will not
work at this location, such as a physical therapy clinic. Bike rack and pad have
been provided and will be inspected by Jan Fees.
5.
Lot size – 114, 462 square feet
6.
Lighting Plan – There will be wall packs on the building but not parking lot light
poles. If they do decide to add light poles they cannot be any taller than 24 feet
including the base. The owner is Sonny Lavi who also built the project
immediately east, which has recently been completed. This project will match
that site for general construction standards.
7.
Signage – One ground sign, six feet tall, 42 square feet will be permitted, plus wall
signs.
8.
General architectural appearance – The building will be brick veneer on all four
sides. Like the buildings to the east, although they are a metal engineered
construction. The roof is an 8/12 pitched roof.
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9.
Sensitive borders – N/A
10.
Mechanical equipment – Is located on the ground based on the minimal slope on
the building roof.
11.
Fencing/screening – No fencing is required.
Engineering Department
12.
Driveways, access management and paving – One driveway is planned on Fretz
Avenue, meeting all the access standards.
13.
Water and wastewater plans – Water and wastewater are available and being
connected for service.
14.
Drainage detention and grading – Drainage detention plans have been submitted
in the past. This project is platted as the Fretz Business Park and the grading and
drainage for each lot is verified with each new site plan.
Building and Fire Code Services
Applicable Building Code, Fire Code
Walls within 10' of the property line are subject to rating requirements, in accordance
with section 602 of the IBC
Walls within 20' of the property line are subject to opening limitations
An accessible route to each tenant space must be provided from parking area
A sloped or ramped access to tenant spaces must be provided from handicap spaces
Fire Prevention Comments:
The two larger buildings will have to be fire sprinkled. The third building at the back of
the property does not require a sprinkler system. A fire hydrant is located along Fretz
Avenue. The turning movement for the fire vehicles has been verified to comply.
Landscaping/Urban Forestry
Landscaping for this project was evaluated for the entire property as a whole. 763 of the
required plant units are from new plant material, as are 268 of the evergreen plant units.
The rest of the required landscaping will be met through tree preservation.
15.
Lot area = 114,462 sf
% required = 10
Planning Commission
October 6, 2015
Landscape area required: 11,446
Frontage area required: 5,723
Total PU required: 916
PU within frontage required: 458
Evergreen PU required: 366
165
SP Landscape area: 41,500
SP Frontage area: 5,723
SP Total PU: 924
SP PU within frontage: 492
SP Evergreen PU: 384
16.
Solid Waste Department – There is a dumpster location on site and there is
adequate space to maneuver the vehicle into and out of the property.
17.
Edmond Electric Department – Edmond Electric will serve.
Shaun McGraw with Red Plains represented the applicant. Mr. McGraw said he
understood the parking for the office warehouse would not accommodate uses such as a
physical therapist or a dance studio.
Motion by Rainey, seconded by Moyer, to approve this request. Motion carried by a
vote of 4-0 as follows:
AYES: Rainey, Moyer, Wohl and Chairperson Moore
NAYS: None
The next item on the agenda was Case #DD15-00013 Consideration for Deed
Certification for 28 lots in a private street addition, north of Covell Road right-ofway, east of Westminster Road. (Martin Teuscher - Pravada)
Martin Teuscher has decided to request a deed certification for 28 single family lots, east
of Westminster Road and north of the unopened portion of Covell Road. The property is
zoned “R-1” Rural Estate and none of the lots are less than 2.07 acres, meeting the
minimum lot size required. State Statutes provide if the development is more than a
quarter of a mile from public water and sewer lines that the owner is not required to plat
the property, following the details of the subdivision code. Streets in the addition will be
private and a gate is planned on Pravada Drive. The developer will still have to meet
Title 23 Drainage Standards and has submitted plans documenting that compliance. Mr.
Teuscher is also granting the right-of-way along Westminster Road meeting the Master
Transportation Plan requirements. The drive approach will also meet City of Edmond
standards on Westminster Road. Edmond Electric will serve the addition and utility
easements have been provided for that utility. The streets will be named for 911
addressing. A plat was submitted in the past but Mr. Teuscher is withdrawing that from
consideration. It is not a minimum requirement based on the State Statute exception to
require a plat. Mr. Teuscher owns 114 acres at this location but is only lot splitting 60
acres at this time for the subject 28 lots.
Martin Teuscher was in attendance. Kevin Cody, the property owner to the south
objected to this request. He described the following items as not in order: The gas
company has not been made aware of the development that will impact their gas
equipment. He indicated that he needed to see the drainage plans and was concerned
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about his water well, in terms of water quality and supply. He felt that there was not
enough water for 28 new wells. He indicated that he had not received notice. Staff
indicated that with a lot split request, rather than with preliminary plats there is no
requirement for notices. Mr. Teuscher commented that no condition has occurred that
would indicate that there is no water available. He stated that he met the ODEQ
requirement for a lot size for a well and there are new wells being drilled all the time. He
noted that with the 28 lots, there is no impact to the gas equipment and that they will use
his new roads to access the property, if they want to. He indicated that drainage plans
have already been approved, meeting Title 23 requirements. Chairman Moore
suggested that Mr. Teuscher continue to give Kevin Cody notice on the progress of the
development.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was Case #DD15-00012 Consideration of Request for a
Deed Certification for two lots, located west of Air Depot, north of Indian Hill Road.
(Hargrove/Holmes)
Martha Gray with Oklahoma City Abstract and Title is representing the applicants in the
sale of land generally at 829 Air Depot Boulevard, south of Danforth Road, east of I-35.
The property is zoned “R-1” Rural Estate. The Dave’s family who owns the northwest
corner of Indian Hill Road and Air Depot Road is not part of this division. The Dave’s
family have just over two acres of land. The Hargrove’s own two acres west of the
Dave’s and would like to purchase two more acres, west of the Mitchell property that
fronts on Air Depot Boulevard. The Hargrove’s will have 5 acres and the Mitchell’s will
retain just over two acres with this land division. There is no water and sewer near this
property all homes will use water wells and septic tanks or aerobic systems. Each lot will
have access to a public street, either Air Depot Boulevard or Indian Hill Road. This
location is not within a flood plain. There is an easement provided from Indian Hill Road,
north to Tract B, to be purchased by the Hargrove family. Tract B could be sold
individually at some time in the future with a driveway leading to Indian Hill Road. The
zoning is in place for that possibility.
Mrs. Hargrove was in attendance. No one spoke in opposition.
Motion by Moyer, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Moyer, Wohl, Rainey and Chairperson Moore
NAYS: None
The next item on the agenda was Case #Z15-00021 Public Hearing and
Consideration of Edmond Plan Amendment for The Prairie at Post, PUD from
General Agricultural to Residential Planned Unit Development, located on the west
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167
side of Post Road, north of East 2nd Street, north of Sugar Hill Addition. (TLM
Development, LLC-The Prairie at Post)
The following general planning considerations represent some of the factors evaluated
in reviewing justifications for Plan Map Amendments.
Bryan Coon is representing the owner in proposing a single family residential addition
that proposes 18 lots where each lot would have at least 60,000 square feet but
considering the open space in the entire development, the average lot size would be
at least 90,000 square feet. The total open space area include the detention and flood
plain areas. The developer is planning a community garden as part of the design of
the addition. There are no utilities within a half a mile of this property, so all services
would be private. The common areas would be owned and maintained by the 18 lot
owners. This area falls outside the Arcadia Lake District. The Edmond Plan would
suggest two acre lots in this area based on the utility availability.
The Chitwood Farms Addition which is located east of Post Road and east of Arcadia
Lake is one of the more unique additions, in that 93 acres has been set aside as
Edmond Land Conservancy (ELC) property and that property is used to allow 40,000
square foot lots with private waste water systems. Chitwood Farms Addition does
have City water. The two acre lot standard would have also applied to Chitwood
Farms Addition because of the proximity to Arcadia Lake. Two acre lots are the
minimum recommended lot size, a half a mile north of Second Street and a half a mile
east of Post Road to maintain a low density character compatible with Arcadia Lake.
The connection to City water at Chitwood Farms Addition was important because the
addition was close to the water treatment plant, located immediately west of Post
Road. The connection to City water was a partial factor for the lot size, it was the ELC
land area that helped set the compatibility character near Arcadia Lake. The Beupre
Addition has developed with two acre lots immediately north of Chitwood Farms
Addition. The developer wanted to reduce the lot size to 60,000 square feet, (1.3 acre
lots) but was denied because that would have been a precedent to change the rural
character desired around Arcadia Lake.
1.
Infrastructure: The 37.5 acres is not adjacent to City water or sewer and no
utilities are planned at this time. The water line along East Second Street and
Post Road, a half a mile south of this location is a transmission line and is not
suitable for connection for a water distribution line. Sugar Hill Addition to the
south but did not connected because of this issue. The Highland Arbors
Addition near Air Depot Boulevard did connect but required a series of
additional valves to address connecting to the transmission line supplying the
two water towers on I-35. This was done at substantial cost. This area is not
able to be sewered for any planned system.
2.
Traffic: Post Road is the only access to this property. The current driveway is
near the flood plain. The engineer will need to continue his study regarding the
flood plain study. This would still allow for the protection of the flood plain
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October 6, 2015
168
meeting all Edmond requirements. The platting of the project will identify that
technical assessment. The property to the east has now been purchased by
the City of Edmond and is partially developed as the Edmond 66 Softball
Complex.
3.
Existing zoning pattern:
North – “G-A” Agricultural
South – “R-3” PUD
East – “G-A” Agricultural
West – “G-A” Agricultural
4.
Land Use:
North – Flood Plain
South – Sugar Hill Addition
East – City of Edmond/Edmond 66 Softball Complex
West – Undeveloped
5.
Density: 37.5 acres, 18 single family units. Minimum lot size 60,000 square
feet but including open space of 90,000 square foot lots.
6.
Land ownership pattern:
North – Single large ownership
South – Individual lots, two acre lots
East – City of Edmond
West – Single large ownership
7.
Physical features: Existing ponds are on the property, flood plain is immediately
to the north.
8.
Special conditions: Protection of the flood plain is partially for the entry street.
9.
Location of Schools and School Land: N/A
10.
Compatibility to Edmond Plan: This location falls outside of the Arcadia Lake
Planning area but the lots are still projected as two acre lots, because there is
no water or sewer lines. Many of the streets are requested to be private and
constructed to a private street standard in this area. The character of the area
is for two acre lots rather than smaller lots. The Edmond Plan IV does not
include or project only agricultural uses on any parcels east of I-35 or anywhere
in the city.
11.
Site Plan Review: Preliminary and Final Plat will be required.
Brian Coon was in attendance for the applicant. Jim Palm spoke in opposition as a
resident of Sugar Hill Addition to the south. He felt that the lot size should not be
decreased for any reason, beyond the two acres required in Sugar Hill Addition. The
flood plain and common area was not sufficient to make up the difference of 60,000
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October 6, 2015
169
square foot lots proposed and the 90,000 square foot lots required by the Edmond
Plan. He felt like the rules were changing from when he bought his property. Ed
Moore, ENA also request that the two acre lots be the minimum. Mr. Coon did indicate
that chickens were one of the original goals for the common garden planned but they
would be willing l to live without the chickens, if not allowed. Attorney Todd McKinnis
also represents the property owner and indicated that the project was comparable to
many projects in Edmond. The density is not changing and the cost per square
footage of the home is not relevant. This project preserves the open space and
protects the flood plain.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was Case #Z15-00022 Public Hearing and
Consideration of Rezoning for The Prairie at Post PUD from “G-A” General
Agricultural to Residential Planned Unit Development, located on the west side of
Post Road, north of East 2nd Street, north of Sugar Hill Addition. (TLM
Development, LLC-The Prairie at Post)
Bryan Coon is representing the owner to provide for a new residential PUD on a total of
37.5 acres for 18 single family lots. The Master Plan provides for the smallest lot to be
60,716.70 square feet. This does include to the center line of the road which will be
private. The road will be built to City Standards even though it will be private. The road
extending west of Post Road is still being evaluated as to the flood plain. The existing
driveway has not been adversely affected but with a new road, that drainage issue will
be checked. Tract 2 is a common area that will be used for shared gardens and open
space. The applicant would like to add that chickens can be raised on each lot. There
is a total of 8.7 acres that is common area, 28.76 acres is residential.
The Sugar Hill Addition is located to the south, which is in the Arcadia Lake area and the
lots are a minimum two acres. Sugar Hill Addition is zoned as an “R-3” PUD. There are
no utilities in the general vicinity that could serve this property. Each lot will be served
with a private water well, septic tank or aerobic system. There is a large flood plain north
of the property. A lake may be incorporated into the detention plan and that is
appropriate for the common areas. At least one of the ponds will be on one of the lots
and will be used as an aesthetic feature. That pond cannot be used for detention based
on the Title 23 requirements. The lots will exceed the ODEQ Standards for water well
and septic tank or aerobic systems on each lot. The streets will be private in this addition
and will be built to City Standards, which will require inspections and inspection fees.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
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October 6, 2015
170
The next item on the agenda was Case #Z15-00026 Public Hearing and
Consideration of Edmond Plan Amendment from Suburban Mixed Use (General
Agricultural) to Single Family Residential Planned Unit Development, located on
the southeast corner of Coltrane Road and Coffee Creek Road. (IHRE Land Co.,
LLC–Stone Hill at Iron Horse Ranch)
The following general planning considerations represent some of the factors evaluated
in reviewing justifications for Plan Map Amendments.
1.
Infrastructure: City water lines are available along Coltrane Road and will be
extended for service. A sanitary sewer line is located to the south and will be
extended for service.
2.
Traffic: Coltrane Road and Coffee Creek Road are both arterials and require at
least a 70 foot of right-of-way. Coltrane Road is designated as a major bicycle
route to be developed sometime in the future. The east side of Coltrane Road
may allow for the best right-of-way for a bicycle facility. The PUD Master Plan
calls for a landscape buffer immediately adjacent to the right-of-way and then a
private alley right-of-way. If the plan amendment is approved this will be a
location that would not work for a 50 foot right-of-way or 20 foot utility
easement, based on the right-of-way needed
3.
Existing zoning pattern:
North – Edmond School District property
Northwest – D-O” Suburban Office
South – Flood Plain
East – “GA” General Agricultural
West – “A” Single Family
4.
Land Use:
North – Undeveloped school land
South – Undeveloped, flood plain and Fairfax Golf Course
East – Undeveloped
West – Steeple Chase Addition
5.
Density: 3.5 units per acre, 233 lots on 98 acres
6.
Land ownership pattern:
North – Edmond School District
South – Fairfax Addition
East – Large tract owner
West – Acreage lots fronting on Coltrane Road
7.
Physical features: Heavily treed.
8.
Special conditions: None
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171
9.
Location of Schools and School Land: Centennial Elementary School is a 1/8
mile north of Coffee Creek Road.
10.
Compatibility to Edmond Plan: Not compatible with the Edmond Plan.
Amendment required
11.
Site Plan Review: Preliminary and Final Plat if zoning is approved.
Brian Coon was in attendance for the applicant. No one appeared in opposition. The
Staff commented that even without a solid definition of Suburban Mixed Use, that if 98
acres is removed from the plan that there would be a substantial change. This would
suggest that the Edmond Plan only show high intensity uses projected to the half
section line east of the request. The Commission was made aware of a new
application for office usage west of Sooner Road generally in accordance with the
plan. The primary justification for the change would be that there has not been a
developer for a commercial or mixed use project come forward and that the
development pattern along Coltrane Road is better suited to residential at this time,
rather than higher intensity commercial uses including office. Mr. Coon indicated that
the first phase of this project would be on the immediate corner, south of Centennial
School, east of Steeple Chase and north of the Fairfax Golf Course.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda Case #Z15-00027 Public Hearing and Consideration of
Rezoning from “G-A” General Agricultural to Single Family Residential Planned
Unit Development, located on the southeast corner of Coltrane Road and Coffee
Creek Road. (IHRE Land Co., LLC– Stone Hill at Iron Horse Ranch)
This project conflicts with the Edmond Plan.
The Staff’s opinion of the options would be as follows:
1. Amend the Edmond Plan, removing 98 acres proposed for Suburban Mixed Use
to Single Family. This would affectively move the Suburban Mixed Use boundary
east to the flood plain along the east side of this addition. This is what the
applicant is requesting.
2. Ask the applicant to modify his request to remove some of the Single Family that
is proposed, leaving the possibility for at least office usage on some of the land.
The Staff understands that Suburban Mixed Use is not defined and from the uses
listed in the Edmond Plan description, office is the most compatible with existing
conditions.
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172
3. Disapprove any amendment to the Edmond Plan, changing the Suburban Mixed
Use current projection.
Bryan Coon who is representing the property owner in requesting 98 acres “A” Single
Family PUD Zoning, east of the Steeple Chase Neighborhood, southeast of the original
Iron Horse Ranch and south of the Centennial School property which extends to Coffee
Creek Road. Mr. Coon provides for the following in his letter for an Edmond Plan
Amendment “on the advice of the City of Edmond Planning Department, we have
applied to rezone this property to A Single Family Residential PUD and we need the
zoning and Edmond Plan IV regulations to match. The word advice might be a little
strong. The Staff explained to Mr. Coon that this project as proposed does not match the
Edmond Plan but if he did not want to develop a mixture of uses following the Suburban
Mixed Use Projection description, he would have to amend the plan and I explained the
process to proceed with that request.
The Planning Commission is aware that there is no Suburban Mixed Use Zoning District
but as described it should include a variety of uses that could not be approved in a
Single Use Zoning District. The purpose of projecting Suburban Mixed Use was to
attempt to set aside future areas for higher use or a range of uses, more than Single
Family Dwelling or even Single Family PUD. Edmond is not over zoned commercially
and when projected uses were considered in 2006 for the Edmond Plan, locations were
chosen to accomplish this, using sites felt to be in least conflict with the Single Family
areas. The Suburban Mixed Use does not require retail uses and it does not require
Multi-Family Uses.
The City Council has addressed two developments that have required changes to the
Urban Mixed Use projection and that includes Covell Valley and Hedgerow Addition.
These locations were at Air Depot Boulevard, and Danforth Road, and Covell Road east
of Air Depot Boulevard. In both developments some commercial was retained, 37 acres
on the northwest corner of Air Depot Boulevard and Danforth Road with the Hedgerow
Addition. 13 acres of Retail Zoning was approved south of Covell Road and north of
Covell Valley Addition.
The issue with this request following the Edmond Plan Projection is that the developer of
the Stone Hill at Iron Horse feels that the market conditions at this time are best suited
for single family and not higher intensity uses. The mixture of lot sizes with the 6,600
square foot lots on the southeast corner is not what the plan is suggesting by mixed use.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was Case #PR15-00025 Public Hearing and
Consideration of Preliminary Plat approval for Preston Place, located on the
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west side of Boulevard and approximately one-half mile south of 33rd Street.
(Preston Place - DCD Holdings, LLC)
Engineer Earnest Isch is requesting plat approval for three commercial lots north of
Stonebridge Boulevard, west of South Boulevard this property is part of the
Stonebridge PUD. The three commercial lots are as follows: Lot 1 - 38,134.6 square
feet, Lot 2 - 20,401 square feet, Lot 3 - 57,609.8 square feet. The lots are connected
to Boulevard and Stonebridge Boulevard with a common driveway easement. Each
lot will be developed with City water and sewer. A new water line is being constructed
along the common driveway. A proposed sewer line is being extended from the south
for service. The project is zoned as a PUD. The front setback planned is 25 feet from
the property line, 50 feet would be the normal setback. There is a green belt area to
the west, shown as Tract C. The right-of-way along Boulevard is 50 feet from the
center line. The Master Transportation Plan requires at least 70 feet. A variance will
be requested of the City Council to retain the 50 foot of right-of-way with a 20 utility
easement (50/20). The project contains 3 acres.
Keith Beatty was in attendance for the applicant. No one spoke in opposition.
Motion by Moyer, seconded by Rainey, to approve this request. Motion carried by a
vote of 4-0 as follows:
AYES: Moyer, Rainey Wohl and Chairperson Moore
NAYS: None
The next item on the agenda was Case #PR15-00026 Public Hearing and
Consideration of a revised preliminary plat for Hidden Creek, located north of
Danforth Road, one-half mile east of Air Depot Boulevard. (Larry Tombs-Hidden
Creek)
Larry Tombs is requesting approval of a revised preliminary plat of Hidden Creek. The
project is located west of Hidden Lake Section 2, north of Danforth Road. The
property is zoned “A” Single Family Dwelling. The plat contains 21.8 acres and 59
single family lots. The lots are generally 80’ x 130’ (10,300 square feet or larger). The
streets will be public. All the lots will be served with City water and sewer. Edmond
Electric will serve the addition. The developer will provide for a 50 foot of right-of-way
with a 20 foot utility easement along Danforth Road. Water will be extended offsite to
Air Depot and will be extended to the far east property line. There is also a 10 foot
easement on the east side of the property between Hidden Lake and the New Hidden
Creek Addition. That easement will be in a 30 foot green belt between the two
additions. There is at least 50 foot of setback between the two additions. The
addition will include some common area for detention and median improvements. The
sanitary sewer is also being extended offsite to the northeast from the Covell Valley
Addition.
Larry Tombs represented the application. He indicated that he was working on a
project west of the subject plat that would involve a Mixed Use development with
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October 6, 2015
174
Single family office and retail. He described that the pipelines extending through the
quarter section east of Air Depot were not suitable for single family development. He
also indicated he was extending the utilities offsite to open the area up for
development as suggested by the Edmond Plan. Commissioner Moyer complimented
Mr. Tombs on his development proposal and the work that he had already
accomplished to establish the project.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was Case #ES15-00003 Public Hearing and
Consideration of request to close the south six feet of a 20 foot wide utility
easement on the north side of Lot 5, Block 22 of the Oak Tree Addition, Blocks
21-22. (William C. Palmer)
Mr. Palmer would like to build a swimming pool in his backyard. His plans indicate
that he needs to move some of the pool 6 feet into the 20 foot easement along the
north side of his lot. This property is at 5617 Oak Tree Road. Mr. Palmer has already
investigated utility line locations and is making arrangements with the gas company to
accommodate their equipment close to the pool. No other utilities represent a conflict
with this closing. Subject to the private utility company’s acceptance of the pool
location, the south 6 feet of the 20 foot easement could be closed.
Mr. Palmer was in attendance. No one spoke in opposition.
Motion by Moyer, seconded by Rainey, to approve this request with the approval of ONG
clearance. Motion carried by a vote of 4-0 as follows:
AYES: Moyer, Rainey, Wohl and Chairperson Moore
NAYS: None
The next item on the agenda was Case #Z15-00028 Public Hearing and
Consideration of Edmond Plan Amendment from Single Family usage to High
Density Multi-Family usage, on the east side of Fretz Avenue, approximately a
quarter of a mile south of Danforth Road. (Perth, LLC)
The following general planning considerations represent some of the factors evaluated
in reviewing justifications for Plan Map Amendments.
1.
Infrastructure: City water is along the east side of Fretz Avenue, immediately
adjacent to the property. Sanitary sewer lines are located on the west side of
Fretz Avenue and will have to be accessed under Fretz Avenue and extended
to the property. The existing house was built in 1949 and is planned to be
demolished for the multi-family structure.
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October 6, 2015
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2.
Traffic: Fretz Avenue is a major collector street and one of the few such streets
in Edmond, connecting Danforth Road to 33rd Street at least indirectly. There
are no street improvements required except for the adequate drive approach
and ADA sidewalks. If right-of-way is needed for these improvements this
should be a requirement.
3.
Existing zoning pattern:
North – Single family
South – “C-2” Multi-family (Edmond Plan Amendment 2005)
East – Uni-City Mobile Home Park
West – Meadow Lakes Addition
4.
Land Use:
North – Single family home
South – Group home
East – Mobile home
West – Single family home
5.
Density: 16 units per acre, 6 units if there is an appropriate site plan.
6.
Land ownership pattern:
North – Urban lot
South – Urban lot size
East – Mobile Home lot
West – Urban lot
7.
Physical features: Home on the property.
8.
Special conditions: None
9.
Location of Schools and School Land: Ida Freeman Elementary south of
Meadow lakes, Edmond North High School is one half-mile north.
10.
Compatibility to Edmond Plan: Very compatible with the plan as it has been
amended.
11.
Site Plan Review: Duplexes none and multi-family yes.
Mr. Perth was in attendance. No one spoke in opposition.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
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October 6, 2015
176
The next item on the agenda was Case # Z15-00029 Public Hearing and
Consideration of Rezoning from “’A” Single Family to “C-3” High Density
Residential & Commercial Services District on the east side of Fretz Avenue,
approximately a quarter of a mile south of Danforth. (Perth, LLC)
Eddie Panko representing Perth, LLC is requesting that a .46 acre tract (124 feet x
165 feet) be rezoned to multi-family. Seven units might be possible but are unlikely
due to the drainage detention, parking and landscaping requirements. This location is
just north of a multi-family parcel used for a group home and there is a mobile home
park to the east of this site, which is multi-family density. There are other multi-family
parcels to the north on Fretz Avenue. There is one other house, immediately north of
the subject property. Meadow Lakes Addition is located to the west.
Sanitary sewer lines are located on the west side of Fretz Avenue. City water is
located immediately adjacent on Fretz Avenue. Fretz Avenue is a major collector
street and is near a City Link Bus route. A site plan will be required for multi-family
construction, if the developer planned for two duplexes, a site plan may not be
required. This location seems suited for re-development for multi-family type units and
there has already been multiple locations approved for apartment density. The
existing house is planned to be removed.
Mr. Perth was in attendance. No one spoke in opposition.
Motion by Rainey, seconded by Moyer, to approve this request. Motion carried by a
vote of 4-0 as follows:
AYES: Rainey, Moyer, Wohl and Chairperson Moore
NAYS: None
The next item on the agenda was: Case #SP13-00034 Public Hearing and
Consideration of Site Plan extension for a McDonald’s restaurant, located on the
south side of Covell Road and west of I-35. (McDonald’s)
This site plan has been approved a little over 18 months ago and an extension is
requested for the approval of the same plan originally approved. There are no
amendments.
Planning Commission previously considered this item on January 7, 2014 and
approved it by a vote of 5-0. City Council considered this item on February 10,
2014 and approved the plan by a vote of 4-1. (Continued from Jan 27, 2015)
Planning Department comments:
1.
Existing zoning – “E-1” General Commercial PUD (PUD up to date as to the 5
year time limit for PUD’s)
2.
Setbacks – The front setback is 57 feet from the property line, the east setback
is 50 feet, the west setback is 74 feet and the rear yard setback is 68 feet.
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October 6, 2015
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3.
Height of buildings – 28 feet
4.
Parking – 40 spaces are shown on the plans. There is seating for 87 persons.
5.
Lot size – 37,728 square feet. The building is 4,365 square feet, the square
footage listed is the gross building area.
6.
Lighting Plan – A photometric lighting plan has been submitted, none of the light
poles can exceed 24 feet in height, including the base. The light poles are 21
feet tall with the support posts being 3 feet tall.
7.
Signage – Based on the I-35 Corridor standards, one ground sign is acceptable
per ownership. 25 feet tall, 60 square feet including a pole cover matching the
materials on the building (brick and stone) equal to 30% of the sign frame or
sign size width. The pole cover will be brick matching the building exterior.
Landscaping is required at the base of the sign equal to the square footage of
the sign and could be counted toward the landscaping but is a separate
requirement. Landscaping includes plant materials, not just grass. Directional
signs or other accessory signs cannot include logos or names. All of the other
wall signs planned meet code.
8.
General architectural appearance – Combination of stone, brick veneer on all
four sides of the building. Flat roof with mechanical equipment located on the
roof, screened by the parapet wall. Some metal fascia at the parapet wall
and/or wall sign location.
9.
Sensitive borders – Not applicable, the land adjacent is zoned commercial or
undeveloped/unplatted. The land to the west is undeveloped/unplatted and
zoned single family but projected for commercial.
10.
Mechanical equipment –The mechanical equipment will be located on the roof
and will be screened by the parapet wall. There has been a detailed description
given to the developer about low profile equipment, location on the roof, etc. to
accomplish the screening standard.
11.
Fencing/screening – The dumpster is located on the southwest corner of the
property and will be screened with brick matching the building.
Engineering Department comments:
12.
Driveways, access management and paving– The Cross Timbers Park
Southwest plat is being completed providing for the street for the commercial
lots in this addition. Access will be provided off the new commercial street,
Market Street and there will not be any curb cuts on Covell for the McDonald’s
restaurant.
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13.
Water and wastewater plans – Water and sewer lines were installed with the
addition and will be connected for service.
14.
Drainage detention and grading – The final plat is under construction for Cross
Timbers Park Southwest applying to the subject property. The Cross
Timbers Northwest is under construction on the north side of Covell Road. The
detention location for the McDonald’s site is located on the north side of Covell
in a detention area that will serve more than just one building site. Other than
the street right-of-ways, runoff does not cross another property owner.
Building and Fire Code Services comments:
15.
Applicable Building Code, Fire Code and ADA –
Fire Sprinkler- The building is required to be fire sprinkled.
Fire Hydrant & Location – Approved
Fire Department Access- Approved
Fire Flow – Approved
Gates – None shown or approved
16.
Urban Forestry comments: McDonald’s received a variance which was
reviewed by the City Council on February 10, 2015. The original plan did
not provide the 10 foot wide improved landscape area along the east property
line adjacent to Market Street. McDonald’s is proposing to install and maintain
landscape in one of the median islands within Market Street. Medians within
public right of way are dedicated to the City, unless such areas are platted to
identify a specific owner.
Waste Management comments:
17.
Refuse facilities – The location for the solid waste enclosure will be okay as
long as it meets Edmond Enclosure Specifications.
Edmond Electric comments:
18.
Electric – The developer representatives have been notified of required
changes to the electric distribution.
The primary cable route will need to be incorporated into the overall distribution for the
Cross Timbers Park Southwest development and will utilize easements provided via
the Plat.
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October 6, 2015
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The location of the transformer will need to be repositioned in the southerly direction to
obtain a minimum clearance of ten feet to the building due to type of construction.
Adequate space is available to meet clearance requirements.
Shawn McGraw with Red Plains Engineering represented the applicant. No one
spoke in opposition.
Motion by Rainey, seconded by Moyer, to approve this request. Motion carried by a
vote of 4-0 as follows:
AYES: Rainey, Moyer, Wohl and Chairperson Moore
NAYS: None
The next item on the agenda was: Case #Z15-00023 Public Hearing and
Consideration of Edmond Plan Amendment from Single Family Dwelling District
to Commercial Planned Unit Development PUD located west of the Edmond
School District property and north on Danforth Road. (Sid & Jabal Inc.–Victory
Car Wash.)
The following general planning considerations represent some of the factors evaluated
in reviewing justifications for Plan Map Amendments.
1.
Infrastructure: Water is available on Danforth Road along this property. Sewer
is available to the east and to the west. The land is relatively flat, the owner
should investigate sewer line depths.
2.
Traffic: Danforth is a busy arterial street, there are a number of traffic
generators in the area. The right-of-way requirement along Danforth Road is
no less than 70 feet and may be more to meet the requirements of the Master
Transportation Plan. The School District has a driveway just to the east of the
property and the strip center has a driveway to the far west side of their
property. There is a drive that accesses some of this property on the west side,
immediately east of the property line for the strip shopping center. That
driveway will need to be eliminated or improved as the only drive to the subject
property meeting the best driveway separation standards. The subject should
not have two drives and other than that standard it might be a little too early to
pin down the driveway location for the subject parcel.
3.
Existing zoning pattern:
North – “A” Single family
South – PUD Commercial “E-1” level
East – “D-1” Restricted Commercial
West – “D-1” Restricted Commercial
4.
Land Use:
North – School District storage building
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October 6, 2015
180
South – Hibdon Tire Center
East – School District Administrative Office
West – Strip Shopping Center
5.
Density: N/A
6.
Land ownership pattern:
North – School District, 5 acres
South – Retail lots, ½ acre of less
East – School District, 7 acre plus
West – Strip Shopping Center, 10 acres, Kop Kang the owner of the shopping
center owns land to the north of the shopping center.
7.
Physical features: The land is flat and has been used for a pasture.
8.
Special conditions: None
9.
Location of Schools and School Land: North High School, ½ mile east.
10.
Compatibility to Edmond Plan: In accordance with the plan.
11.
Site Plan Review: Site plan and special use permit is required if the PUD
zoning is approved. If the car wash is not submitted the land could still be
developed as light retail with the site plan.
Motion by Wohl, seconded by Moyer, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Wohl, Moyer, Rainey and Chairperson Moore
NAYS: None
The next item on the agenda was: Case #Z15-00024 Public Hearing and
Consideration of Rezoning from “A” Single Family to Commercial PUD located
west of the Edmond School District property and north on Danforth. (Sid &
Jabal Inc.–Victory Car Wash)
Sid & Jabal Inc. would like the application to follow a procedure used with the Child
Care Center recently approved as a PUD on Coltrane Road and North of Covell Road.
That application was presented as a PUD describing the details of the Day Care
Center but without the special use permit plans required. The Day Care on Coltrane
Road will have to request a special use permit. This applicant would like to follow that
procedure to ask if “D-1” level Commercial Use is appropriate on the two plus acre
parcel, knowing that the primary use of the property will be for a car wash that requires
a special use permit. The property is projected for the “D-1” Restricted Commercial
on the Edmond Plan. There is a strip shopping center to the west and the school
property is to the east, which was originally a shopping center and both are zoned “D1” Restricted Commercial. Hibdon Tire is located across the street to the south and it
is at PUD allowing uses at an “E-1” General Commercial level.
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October 6, 2015
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If the Planning Commission is not in favor of a car wash this request will need
to be denied. The Staff will recommend the approval of a Special Use Permit due to
the character of the area. The PUD will not be sufficient to allow a car wash because
there is no site plan or special use permit application, if the Planning Commission
wants to see an application prior to making a decision, then the matter will need to be
continued and the applicant will need to complete the drainage plans, landscaping
plans and all the other plans required for a full site plan. A draft copy of the site plan is
available but not an official submittal. The applicant was hoping to save the cost of
those plans, if the use is felt to be inappropriate. The Staff would suggest that while
there are many “D-1” Restricted Commercial zoned areas not suitable for a special
use permit this is probably not one of them. This location is strictly commercial. The
School District has purchased the land to the north. There is a large commercial tract
to the south, east of the Service Blake Soccer Fields. There are no single family
homes adjacent to this property.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was: Case #SP15-00019 Public Hearing and
Consideration of Site Plan approval for additional buildings for Extra Space
Storage at 820 South Kelly Avenue. (Extra Space Storage, LLC)
Planning Department
1.
Existing zoning – “E-1” General Commercial, over time outdoor storage has
occurred at this location, which would require “E-2” Open Display zoning. The
property contains 7.1 areas and with these additions the project will be
completed and the outdoor storage will be corrected.
2.
Setbacks – These buildings are set well off of Kelly Avenue. The neighborhood
to the north is Terrace Addition and the single family to the northeast is Apple
Village Addition and a mobile home park to the east. The buildings nearest to
the homes or sensitive border boundary were built years ago (1996, prior to the
Sensitive Border Standards). The one half of the 10th Street right-of-way was
closed by ordinance #2578. The setback for the 11,997 square foot building
built in the southeast corner does happen to meet the sensitive border standard
of 70 feet, since it is lined up with the original buildings. There happens to be a
utility easement on the east side of the property and that is why there is open
space. The land to the south is zoned commercial and does not require
sensitive border setback but the setback is 40 feet from the south. Building A
setback is 13 foot from the north property line this meets the side yard setback
and aligns up with the previously constructed buildings.
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3.
Height of building – One building is indoor self-storage and office and is being
considered for three story construction but the owner may decide on two story.
The building will be 45 feet in height, if three story. There is no height limit on
“E-1”.
4.
Parking – The two story building is 12,000 square feet per plan but could be
36,000 square feet if three story. Most of the building is climate controlled self storage. There are 8 parking spaces near the building. 8 spaces were
provided for one of the earlier buildings and there are parking
spaces on the east side of the property for customer convenience. There will
be no more outdoor storage for boats, motor homes, camper or outdoor
materials, with the construction of the two 11, 993 square foot building in
the southeast part of the property.
5.
Lot size – 309,289 square feet, 7.1 acres
6.
Lighting Plan – There will be no light poles for the additional construction.
There will be wall packs on the building. The property will be fenced with a
security fence. There is already a site proof fence on some of the north and
east.
7.
Signage – No new ground signs. The Extra Space Storage owns the access
drive to Kelly Avenue. There will be a new wall sign.
8.
General architectural appearance – The exterior of the main building, Building
B is EIFS. Building A contains 9,975 square feet. Building B could be two or
three stories and may contain up to 36,000 square feet. (12,000 square feet
per floor). Building C and Building D located on the east side of the property,
east of the detention area will contain 11,993 square feet in each building.
Those buildings do contain a large number of outside doors with a textured
metal panel framed around the doors. The east, west and north elevations also
involve a textured metal panel, with additional wall surface treatment. The total
square footage includes 69,961 square feet
9.
Sensitive borders – Part of the property to the north is a single family house. A
sight proof fence will be required along that portion of the property not already
fenced. The property immediately southeast is the Apple Village Mobile Home
Park, the property to immediate south is the Pines Business Park.
10.
Mechanical equipment – Mechanical equipment will be screened if put on the
roof of the main building.
11.
Fencing/screening – The developer will install fencing next to the single family
homes on the north, where there is not a fence.
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October 6, 2015
183
Engineering Department
12.
Driveways, access management and paving – There will be no new driveways.
Access management standards have been meet.
13.
Water and wastewater plans – Water and sewer lines are adjacent for
connection. New water lines and fire hydrants are being constructed for the
buildings.
14.
Drainage detention and grading – Drainage and detention plans have been
submitted and reviewed. Common area B is a detention area.
Building and Fire Code Services
Applicable Building Code, Fire Code
The three story building will be fire sprinkled and the other buildings will have
adequate fire hydrants and water lines.
Landscaping/Urban Forestry
Landscaping for this project was evaluated for the entire property as a whole. 763 of
the required plant units are from new plant material, as are 268 of the evergreen plant
units. The rest of the required landscaping will be met through tree preservation.
15.
Lot area = 309,289 sf
% required = 10
Landscape area required: 30928.9
Frontage area required: 0
Total PU required: 2474
PU within frontage required: 0
Evergreen PU required: 990
16.
SP Landscape area: 80,000
SP Frontage area: 0
SP Total PU: 2,474
SP PU within frontage: 0
SP Evergreen PU: 990
Solid Waste Department – A new enclosure will be needed for the three story
building.
17. Edmond Electric Department –
• Building A will be served from an existing pedestal located near the southwest corner
of the adjacent building to the west. If the electrical load exceeds the capacity of the
pedestal, the owner will be required to provide/install a new conduit to Edmond
Electric’s specifications to support a new transformer/service.
• Building B will be served from an existing transformer located near the northeast
corner of the building.
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October 6, 2015
184
• Buildings C & D should be served from a common service established as part of the
required relocation of underground electric. It is recommended the owner build a
meter rack and distribute the required electricity from the customer owned distribution
panel. Additional transformers will not be provided to serve Buildings C & D.
Dr. Garzon asked if the property drained towards her dental office to the west. Jason
Emmett, engineer with Cedar Creek Consulting said no, the property will drain towards
the existing detention. Steve Manek, City Engineer verified this was correct. Dr.
Garzon asked about the height of the building. “E-1” allows for 45 feet and in this
case only three stories will be permitted.
Motion by Rainey, seconded by Wohl, to approve this request. Motion carried by a vote
of 4-0 as follows:
AYES: Rainey, Wohl, Moyer and Chairperson Moore
NAYS: None
The next item on the agenda was: Case #SP15-00021 Public Hearing and
Consideration of Site Plan approval for two commercial buildings at 401 S.
Coltrane. (Coltrane Holdings, LLC)
Planning Department
1.
Existing zoning – “E-1” General Commercial
2.
Setbacks – Based on the Master Transportation Plan at least 70 foot of right-ofway is needed on Coltrane Road and Coltrane Road is also a bike route,
designated on the Bike Plan. The setbacks are measured from the property
line, if 70 foot of right-of-way is provided the building is setback more than 50
feet from that right-of-way line. The Coltrane right-of-way is considered very
important as a major street and bike way. The side yard to the south is 13 feet,
the land developed to the south is commercial and this complies, the setback to
the west is over 300 feet which fully complies and the setback to the north the
43 feet. The land surrounding this property is commercial there is no sensitive
border condition.
3.
Height of building – The height of the two story building is 40 feet and meets “E1” District Standards, the second building is one story and is about 20 feet.
4.
Parking – There are two buildings planned and the square footage is as follows:
Building 1 is 22,887 square feet and is two story, Building 2 is 10,836 and is
one story. A total of 33,723 square feet. Eighty nine parking spaces have been
provided for the warehouse with limited offices.
5.
Lot size – 94,357 square feet
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October 6, 2015
185
6.
Lighting Plan – Light poles are provided and will not exceed the 24 foot height
including the base.
7.
Signage – One ground sign will be permitted, 6 feet tall and 42 square feet plus
wall signs.
8.
General architectural appearance – The building is a combination of brick and
trim materials. One building is two story and the other is one story but they
both have 12/6 pitched roofs. Mechanical equipment will be located on the
ground due to the pitched roof construction.
9.
Sensitive borders – N/A
10.
Mechanical equipment – Mechanical equipment will be located on the ground
due to the pitched roof.
11.
Fencing/screening – No fencing or screening is required.
Engineering Department
12.
Driveways, access management and paving – This site only has one drive
approach that will meet the Assess Management Standard since the property
has 328 feet of frontage. ADA sidewalks will be required. The right-of-way
requirement is 70 foot from the center line based on the Master Transportation
Plan.
13.
Water and wastewater plans – Water and sewer are being extended on to the
site for service.
14.
Drainage detention and grading – The detention is provided in the northern part
of the ownership. Plans have been submitted and reviewed.
Building and Fire Code Services
Applicable Building Code, Fire Code
All buildings on the property will be fire sprinkled.
We are looking at a water supply requirement of 2,750 gpm for 2 hours on a 10,000
sq. ft. Type V-B building and 4,000 gpm for 4 hours on a 23,000 sq. ft. Type V-B
building.
An 8-inch main with a 6-inch fire lead-in will most likely provide adequate water for the
sprinkler systems however, we would like to at least see provision for looping the 8inch main for future construction.
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October 6, 2015
186
After a preliminary review, it is my opinion that the storage building will be an S-1
occupancy, not an S-2 and that it will require sprinkler protection.
Landscaping/Urban Forestry
15.
Lot area = 94,357 sf
% required = 10
Landscape area required: 9435.7
Frontage area required: 4718
Total PU required: 755
PU within frontage required: 377
Evergreen PU required: 302
16.
SP Landscape area: 14,079
SP Frontage area: 7,228
SP Total PU: 805
SP PU within frontage: 424
SP Evergreen PU: 559
Solid Waste Department – There is adequate space for a dumpster location
pickup. Tenant spaces will not require their own dumpsters.
17. Edmond Electric Department – Edmond Electric will serve.
Keith Beatty and Matt Wilson represented the applicant. No one spoke in opposition.
Motion by Moyer, seconded by Rainey, to approve this request. Motion carried by a
vote of 4-0 as follows:
AYES: Moyer, Rainey, Wohl and Chairperson Moore
NAYS: None
The next item on the agenda was: Case #SP15-00026 Public Hearing and
Consideration of Site Plan approval for the Homestead Shopping Center, Phase II,
located on the northwest corner of Danforth Road and Santa Fe Avenue.
(Danforth Development, LLC-Homestead Shopping Ctr.)
Planning Department
1.
Existing zoning – “D-1” Restricted Commercial
2.
Setbacks – Front setback is 70 feet from the front property line, setback from
the north property line is 50, setback from the south property line is 30 feet, and
setback from the west is 73 feet from the property line. This is a sensitive
border on the west side and the property compiles.
3.
Height of building – Height of building is 21 feet and fully compliant.
4.
Parking – Building square footage is 11,598 it requires 58 parking spaces. 58
spaces are provided. Bicycle spaces are shown and will be inspected by Jan
Fees.
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October 6, 2015
187
5.
Lot size – 57,844 square feet
6.
Lighting Plan – There is an existing shopping center at this location and the
light poles cannot exceed 20 feet in height including the base. There will be
wall packs on the building. The Homestead Addition lies to the west.
7.
Signage – One ground sign is proposed, 6 foot tall and 22 square feet per side.
Wall signs will also be allowed to Code.
8.
General architectural appearance – The building will follow the theme that has
been started with mostly glass store fronts with brick and EIFS trim. There are
brick and cast stone columns on the front. The back of the building is all EIFS.
9.
Sensitive borders – Sensitive border to the west next to Homestead Addition.
Light poles on the back of the addition cannot exceed 12 feet in height. A 73
foot setback has been establish, exceeding the 70 foot setback required. The
dumpster is 25 feet from the west property line. If there were drive-in windows
established on the north and south sides of the property those windows would
not be adjacent to single family. The back of the building next to single family
does have a fire lane and dumpster and parking but only walk through doors as
required by the Building Code. There are no drive through on the back. The
land to the north is another vacant commercial lot.
10.
Mechanical equipment – Mechanical equipment will be located on the roof and
will be screened by parapet walls.
11.
Fencing/screening – There is already a site proof fence on the west.
Engineering Department
12.
Driveways, access management and paving – Driveways are already in place
and are interconnected with adjoining uses.
13.
Water and wastewater plans – Traffic signal at Homestead Shopping Center
north of Danforth on Santa Fe was paid for by the developers.
14.
Drainage detention and grading – Drainage detention has been done on an
area wide bases and is in order.
Building and Fire Code Services
Applicable Building Code, Fire Code
The building will be fire sprinkled. Site Plan has been reviewed; there is adequate
emergency vehicle access.
Planning Commission
October 6, 2015
188
Landscaping/Urban Forestry
15.
Lot area = 57,844 sf
% required = 10
Landscape area required: 5,784.4
Frontage area required: 2,892
Total PU required: 463
PU within frontage required: 231
Evergreen PU required: 185
SP Landscape area: 12,000
SP Frontage area: 3,000
SP Total PU: 267
SP PU within frontage: 205
SP Evergreen PU: 80
The landscape buffer located along Santa Fe is only 7 foot wide and will require a
variance from City Council. This buffer matches up with the existing development to
the south, which also has a 7 foot landscape buffer.
This project is currently deficient in total plant units by 196 and deficient in evergreen
requirements by 72 plant units. The applicant would like to seek a variance to count
existing trees on the west end of the site that are found within a utility easement.
These trees would fulfill the total plant unit requirement. I will be going by the site this
afternoon to verify whether they would also meet the evergreen requirement.
16.
Solid Waste Department – Existing services.
17.
Edmond Electric Department – Existing services.
Keith Beatty represented the applicant. He indicated that they would continue to work
on the landscaping but that the difficulty was fire lanes parking and driveways were
already in place, limiting where the landscaping could go now, this limits where the
landscaping could be situated using the current rules about the utility easements.
Motion by Rainey, seconded by Moyer, to approve this request. Motion carried by a
vote of 3-1 as follows:
AYES: Rainey, Moyer and Wohl
NAYS: Chairperson Moore
There was no New Business.
Motion by Rainey, seconded by Moyer, to adjourn. Motion carried by a vote of 4 - 0 as
follows:
AYES: Rainey, Moyer, Wohl and Chairperson Moore
NAYS: None
Meeting adjourned at 7:50 p.m.
Planning Commission
October 6, 2015
Barry K. Moore, Chairperson
Edmond Planning Commission
189
Robert Schiermeyer, Secretary
Edmond Planning Commission