Broken Arrow Planning Commission
12-21-2017
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Approval of PT17-113, Preliminary Plat, Reserve at Aspen Ridge, 9.11 acres, 19 lots, A-1 to PUD-269 /RS-3, located one-quarter mile north of Jasper Street, west of Aspen Avenue
End
Background:
Applicant: Justin Morgan, Tanner Consulting, LLC
Owner: Stone Horse Development, LLC
Developer: Stone Horse Development, LLC
Engineer: Tanner Consulting, LLC
Location: One-quarter mile north of Jasper Street, west of Aspen Avenue
Size of Tract 9.11 acres
Number of Lots: 19
Present Zoning: A-1
Proposed Zoning: PUD-269/RS-3
Comp Plan: Level 2 and Greenway/Floodplain
The preliminary plat of Reserve at Aspen Ridge contains 9.11 acres located one-quarter mile north of Jasper Street, west of Aspen Avenue. In conjunction with the preliminary plat, applicant is requesting that the zoning on the property be changed from A-1 to PUD-269/RS-3.
With PUD-269, applicant is proposing to develop a privately gated neighborhood with up to 20 lots. The conceptual site plan submitted with the PUD-269, as well as the preliminary plat, show 19 lots. As part of the development, a cul-de-sac street of 960 lineal feet in length is proposed. This will be a private street, owned and maintained by the homeowners association. The Subdivision Regulations state that cul-de-sac streets are limited to 550 feet in length, but “that the Planning Commission may expressly grant permission for the developers to design for the construction of longer cul-de-sac streets.” As part of PUD-269 it is acknowledged that each dwelling in the Reserve at Aspen Ridge will feature state-of-the-art sprinkler systems.
The proposed cul-de-sac street will connect into the Aspen Ridge neighborhood to the north. This addition, which contains 54 lots, has one point of access to Aspen Avenue. Consequently, with the addition of the 19 lots in the Reserve at Aspen Ridge, there will be 73 lots with one point of access to Aspen Avenue. However, there is a stub street to the north that does allow for a future second point of connection to Aspen Avenue. Furthermore, all the units in the Reserve at Aspen Ridge will have sprinkler systems, which meets the Fire Code requirements.
The south part of the property is located in the 100-year floodplain of Aspen Creek. This 100-year floodplain is shown as Reserve B on the preliminary plat.
Water and sanitary sewer service to the addition will be provided by the City of Broken Arrow.
Attachments: Checklist
Preliminary plat and covenants
Conceptual utility plan
Aspen Ridge recorded plat
Recommendation: Staff recommends PT17-113, preliminary plat for Reserve at Aspen Ridge, be approved subject to the attached checklist.
Reviewed By: Larry Curtis
Approved By: Michael Skates
BDM