REPORT TO:
STILLWATER PLANNING COMMISSION
No.
PZ.11.1604
ISSUED BY THE DEVELOPMENT SERVICES DEPARTMENT - STILLWATER, OKLAHOMA
Date of Meeting:
December 20, 2011
Subject:
Preliminary Planned Unit Development: Primrose Community
Purpose of Report: The applicant is requesting review and approval for a Preliminary
Planned Unit Development for a senior living, multi-use development in the RSS (Small Lot
Single Family) zoning district on property addressed as 823 S. Range Road, to be known
as Primrose Community.
Background:
outbuilding.
The subject ten acre parcel contains a residential structure and an
Application Processing Information:
Applicant/Owner – Lawrence and Margaret Kliesen
Notice – Property Owner letters within 300’, public notice, and signage
Assigned Planner – Patty Evans, Special Projects Planner
Processing Track:
Submittal Date – November 28, 2011
Planning Commission – December 20, 2011
City Council – January 5, 2011
Project/Site Design Data/Details:
Zoning – Existing – RSS (Small Lot Single Family Residential)
Requested – RSS-PUD (Small Lot Single Family Planned Unit Development)
Existing Use – Residential
Proposed Use – Senior Living Development
Lot – 10 acres
Buildings – Existing – One residential structure and one outbuilding
Proposed – Two story apartment building, four duplexes, garage, and 22
vehicle carports
Parking – Required – 99 spaces
Proposed – 100 standard and 6 handicap; 106 total parking spaces
Sign – One monument sign proposed along Range Road
Landscaping- Landscaping points meet code requirements.
Adequate Public Facilities Findings/Improvements:
• Streets/Traffic: Property fronts onto Range Road.
• Transit Facilities/Bike Lanes or Trails/Sidewalks: No existing transit routes, bike
lanes or sidewalks. Internal sidewalks are proposed as well as a sidewalk along
the Range Road property frontage..
• Water Service: City water serves the area.
• Sanitary Sewer Service: City sewer service is available.
• Electric: City electric service is available.
• Engineering/Drainage: Preliminary drainage study has been submitted.
Stillwater Planning Commission
December 20, 2011
PZ.11.1604
Page 2 of 5
Applicable City Plans/Policies:
The Comprehensive Plan:
• Urban Growth Area (Page 3-3)
• The Future Land Use is Medium Density Residential. (Page 3-10)
Discussion: Primrose Communities is proposing a senior living project on a 9.4 acre site
addressed as 823 S. Range Road. Pecan Hill subdivision surrounds the property with
single family on the east and south and duplexes on the north.
The development will consist of 76 units (36 independent and 40 assisted living) in a
84,000 square feet, two story apartment building and four duplexes which will provide eight
independent living units.
The zoning on the property is RSS (Small Lot Single Family) which allows 8.71 units per
acre. With 9.4 acres and 84 units, the development is proposing a density of 8.94 units per
acre. The proposed bulk standards meet or exceed the RSS zoning district except the
height requirement. The proposed structure height of 37 feet is 2 feet over the maximum
allowed in the RSS district.
The future land use is Medium Density Residential which encourages “…all single-family,
two-family, multi-family and manufactured residential uses that involve more than a gross
density of four dwelling units but less than a gross density of twelve units per acre.
Convenience and neighborhood-scale commercial on a limited basis.”
The building materials will consist of stone and siding with various trim and roof materials.
The independent living apartments will be one and two bedroom with every apartment
having a balcony or patio. The assisted living apartments will be studio or one bedroom.
The 3,200 square foot duplexes will have two bedrooms, an attached garage and patio.
Parking is provided by 66 open parking spaces, a 22 vehicle carport and two-car garages
at the duplex units. The duplexes have parking for two vehicles, one space in the one-car
garage and one in the driveway. The total of all parking spaces is 106 with six of the
spaces being handicap accessible. The property is accessed from Range Road by one
driveway that accesses the parking lots and the duplexes. Internal sidewalks connect the
parking lots with the buildings and the public sidewalk that is proposed along Range Road.
The provided indoor amenities will include a chapel, lounge, cafe, hobby area, dining
facilities, theater, bistro, pub, and a wellness room. The only outdoor amenities provided
will be a 20’ x 20’ covered patio and open space.
The proposed landscaping is minimal with only 61 points over the requirement. The
landscaping consists of 260,215 square feet of turf, 40 small shrubs, 10 large shrubs, and
20 medium trees. The development has an opportunity to provide a walking trail, gardens,
large trees, and other outdoor amenities in the large open spaces. A 6 foot vinyl fence is
proposed along the north, east and south property lines where existing fences are not
located.
The developer held the required neighborhood meeting on Thursday, December 8, 2011.
Six people attended the meeting. A few basic questions were asked about the project
such as the planned pricing, the possibility for expansion, and if there would be any
phasing. None of those in attendance appeared to object to the project.
Stillwater Planning Commission
December 20, 2011
PZ.11.1604
Page 3 of 5
Review criteria: The Land Development Code contains the following criteria for the
review of a preliminary PUD application:
Review of the preliminary PUD application shall include:
(a) Whether the proposed PUD is consistent with the Comprehensive Plan;
(b) Whether the proposed PUD is compatible with the existing and expected
development of surrounding areas; and,
(c) Whether the proposed PUD is consistent with the stated purposes and standards
of this Article.
Please refer to attached sections 23.295 and 23.306 for PUD review standards.
PUD Review Criteria:
1. The PUD appears to be consistent with the Comprehensive Plan.
2. The PUD appears to be consistent with the expected development in the area based
on the future land uses of Medium Density Residential identified in the
Comprehensive Plan.
3. The following sections review the PUD’s consistency with the stated purposes and
standards of the PUD article.
Purpose of Planned Unit Developments
(A) The PUD appears to encourage a diversified living environment and accommodate
a mixture of land uses that otherwise would not be able to develop on the site.
(B) This PUD application appears to permit flexibility within the development with
respect to use, area and bulk standards to best utilize the physical features of this
particular tract of land.
(C) Open space is provided in the development for use as common area for all
residents of the development.
(D) This development will encourage a more efficient use of land, public services, and
natural resources than conventional development.
(E) The PUD provides a compatible development to the RSS (Small Lot Single Family)
and RT (Two-family) districts surrounding the property.
(F) Amenities are provided beyond the minimum requirements of conventional
development in the form of a chapel, lounge, cafe, hobby area, dining facilities,
theater, bistro, pub, a wellness room, covered patio, and open space.
(G) The development does encourage additional housing accessibility.
Goals of Planned Unit Developments
(A) The proposed PUD achieves the goal for urban infill and has access to existing
public utilities.
(B) The development meets this goal with open space provided in the form of the
drainage system and unimproved open area.
Standards of Planned Unit Developments
(A) The PUD proposes a use that is not permitted in the current zoning of RSS.
Conventional single family, residential design manufactured homes, and
condominiums are use by right in the RSS. Multi-family developments are not
permitted in the RSS zoning district.
(B) The RSS zoning requires one single family per lot. The PUD requires modification
to the existing RSS standards for the number of structures and use allowed on one
Stillwater Planning Commission
December 20, 2011
(C)
(D)
(E)
(F)
(G)
(H)
(I)
PZ.11.1604
Page 4 of 5
property. The bulk standard that is modified in the PUD is the structure height
allowed from 35 feet to 37 feet.
Screening is proposed using a six (6) foot vinyl fence where other fences do not
exist.
The site proposes an entrance from Range Road that allows access to the parking
lots and duplexes. Transit service is not available in this area. A sidewalk is
proposed to connect the parking lots and buildings and connects to the proposed
public sidewalk along Range Road.
Open space is provided for the residents as well as to protect the drainage and
detention areas. No landscaping is allowed in the detention areas. There is no
landscaping proposed for the open areas around the parking lots.
A monument sign has been proposed in front of the main structure along Range
Road.
The other common facilities include the parking lots, chapel, lounge, cafe, hobby
area, dining facilities, theater, bistro, pub, a wellness room, covered patio and open
areas. The development does meet the 15% landscaping and/or pedestrian
amenities as set forth in the PUD standards.
The improvements on the site are proposed as private and shall be privately
maintained by the owner of the property. Any public improvements shall be built to
City standards and inspected prior to acceptance by the City Council.
No bicycle routes within the PUD are proposed.
Findings:
1. The proposed preliminary PUD appears to be consistent with the future land
use of Medium-Density residential outlined in the Comp Plan by providing a
gross density of more than four (4) units per acre and less than twelve (12) units
per acre; this proposal provides 8.94 units per acre.
2. The development is slightly over the maximum allowed density of 8.71 units per
acre for this property in the RSS zoning district. The density is 8.94 units per
acre.
3. The proposed preliminary PUD is compatible with the existing uses and
expected development of the area. The development of duplexes and
apartment style senior living is compatible with the duplexes and single family in
the area.
4. The proposed landscaping meets the point requirement. The landscaping
consists of 260,215 square feet of turf, 40 small shrubs, 10 large shrubs, and 20
medium trees. A medium tree height is 25’ to 40’.
Alternatives:
1. Find that the proposed Preliminary Planned Unit Development meets the review
criteria. Recommend that the City Council approve the proposed Preliminary
Planned Unit Development as presented.
2. Find that the proposed Preliminary Planned Unit Development meets the review
criteria, but needs additional information or corrections. Recommend approval
of the Preliminary Planned Unit Development, once the additional information
and/or corrections are submitted, to the City Council.
3. Find that additional information and/or discussion is needed prior to making a
recommendation and either continue the consideration to a certain date, or
table the consideration until additional information is available.
Stillwater Planning Commission
December 20, 2011
PZ.11.1604
Page 5 of 5
4. Find that the proposed Preliminary Planned Unit Development does not meet
the review criteria and is not an appropriate use for the property. Recommend
that the City Council deny the Preliminary Planned Unit Development.
Prepared by:
Reviewed by:
Date of Preparation:
Attachments:
Map Designation:
Patty Evans, Special Projects Planner
Paula J. Dennison, Development Services
December 12, 2011
Area map, site plan, statement of intent, comment letter
SW