Broken Arrow Planning Commission
07-26-2018
To: Chairman and Commission Members
From: Development Services Department
Title:
title
Approval of PT03-125A, Revised Preliminary Plat, Johanna Woods II, 5.02 acres, 25 Lots, A-1 to PUD- 30C/RMH, south of Omaha Street, one-half mile east of 23rd Street
End
Background:
Applicant: Tim Terral, Tulsa Engineering & Planning Associates, Inc.
Owner: Stonetown Johanna Woods, LLC
Developer: Stonetown Johanna Woods, LLC
Engineer: Tulsa Engineering & Planning Associates, Inc.
Location: South of Omaha Street, one-half mile east of 23rd Street
Size of Tract 5.02 acres
Number of Lots: 25 proposed
Present Zoning: A-1 to PUD-30C/RMH
Comp Plan: Level 3 (BACP-40)
PT03-125A, the revised preliminary plat for Johanna Woods II contains 5.02 acres and is proposed to be divided into 25 lots. This property, which is located south of Omaha Street, one-half mile east of 23rd Street, is presently zoned A-1. On June 18, 2018, the City Council reviewed and approved PUD-30C along with BAZ-2001, a request to change the underlying zoning from A-1 to RMH. PUD-30C and BAZ-2001 were approved subject to the property being platted. A preliminary plat for Johanna Woods II was previously submitted and approved by the Planning Commission on November 6, 2003, subject to a checklist. That preliminary plat, however, never went any further.
PUD-30 was approved by the City Council on October 4, 1982, for Johanna Woods, a 75.14-acre residential mobile home development with 242 lots. On July 5, 1983, the City Council approved PUD-30A to allow mobile homes to be owner or renter occupied. On July 11, 1985, the City Council approved an amendment to PUD-30, now known as PUD-30A-1, for proposed changes to stagger the front building lines. On November 2, 1992, the City Council approved PUD-30B, a PUD Amendment to allow sales of mobiles on the site, subject to the condition that sales be limited to one home per lot, that no more than six lots be for sale simultaneously, and for sales to cease once existing lots are occupied. The Johanna Woods plat was recorded in Wagoner County on March 27, 1984 and amended on February 4, 1987.
BACP-40, a request to change the comprehensive plan designation on this property from Level 2 to Level 3, was approved by the City Council on October 21, 2002. Approval of BACP-40 was subject to platting the property to PUD-30 standards, dedicating Reserve “D” to the City of Broken Arrow as a right-of-way, and installing an eight-foot-high opaque screening fence along the north boundary. On November 18, 2002, the City Council approved BAZ-1575 to rezone the property from A-1 to RMH, subject to installing a sidewalk on N. 30th Street, creating a landscape reserve area on the north 60 feet of the property (that may also include a storm shelter), and to the aforementioned conditions. The legal description for the property included in BAZ-1575 included a 4.47-acre portion of the current project site rather than the entire lot. Additionally, the property was never platted; therefore, the rezoning was not vested.
The applicant, through PUD-30C, proposes to add 5.02 acres to the existing Johanna Woods mobile home park. Access to the proposed development is through the existing N. 30th Street on the east side of Johanna Woods off of Omaha Street. Reserve “A” located at the north of the site along E. Omaha Street, is designated as a landscape area and may include a community storm shelter. Reserve “D” of the Johanna Woods Amended plat, which is 5-feet in width, will be dedicated as additional right-of-way along N. 30th Street.
There is an existing 50-foot-wide pipeline easement across the south portion of the property. The setback requirement from active pipelines is 50 feet. There are two pipelines in this easement. According to information from the applicant, these lines are approximately 10 feet apart. A letter from Phillips 66 notes that these line are inactive, and there are no plans to return them to service. With PUD-30C, the building setback was reduced to 35 feet in accordance with United States Department of Transportation guidelines for inactive pipelines. The 35 foot setback will need to be from both pipelines.
The revised preliminary plat for Johanna Woods II shows a 20-foot front building setback line along N. 30th Street. PUD-30 that was approved by the City Council on October 4, 1982, stated that the minimum front building line setbacks on Johanna Boulevard, 200 E. Avenue (N. 29th Place), and 201 E. Avenue (N. 30th Street) would be 25 feet. PUD-30C that was approved by the City Council said “All other development standards of PUD-30 are to remain unaltered.” No changes were made to the building line setback along N. 30th Street. A drawing that was submitted with PUD-30C showed a 20-foot front building setback line and a 25-foot rear building setback line, which was in conflict with the written design statement. The lots associated with Johanna Woods II front onto N. 30th Street. Therefore, even though 5 feet of additional right-of-way is being dedicated along N. 30th Street, the front building line setback along N. 30th Street is 25 feet. However, it should also be noted at the time PUD-30 was approved, the rear building setback was 10 feet. The plat shows a 25 foot rear setback line. If desired by the applicant, the rear building setback line could be reduced from 25 feet to 20 feet, thereby keeping the same buildable area. Since the rear building setback line is greater than what the PUD requires, this would be a private restriction. It would also be acceptable to remove the rear building setback line and note in the PUD that at the time PUD-30 was approved, the rear building setback line was 10 feet. There is a 17.5-foot utility easement along the east property line of Johanna Wood II.
According to the FEMA maps, none of the property is located in a 100-year floodplain area.
Water and sanitary sewer service to this development will be provided by the City of Broken Arrow.
Attachments: Checklist
Preliminary Plat and Covenants
Conceptual Utility Plan
PUD-30C including February 28, 2018, letter from Phillips 66
PUD-30 letter of approval and associated information
Excerpt from 1982 Zoning Ordinance
Recommendation:
Staff recommends PT03-125A, revised preliminary plat for Johanna Woods II, be approved, subject to the attached checklist.
Reviewed By: Larry R. Curtis
Approved By: Michael Skates
BDM