The Agenda was posted, March 4, 2008 at 2:00 PM
1. Call Meeting to Order:
This regular meeting of the Catoosa Planning Commission was called to order by Chairman Mike Appel on Monday, March 10, 2008, at 6:04 PM at the CatoosaCity Hall, 214 South Cherokee, Catoosa, Oklahoma.
2. Roll Call:
The following members were present: Al Proo, Bill Scullawl, and Mike Appel. The following members was absent: Dennis Huntley and Terry O’Donnell.The following staff was present: Jim Hodges, City Planner, Irving Frank, INCOG Mayor Lamkin and R.J. Phillips, Administrative Assistant to the Mayor. Councilwomen Sandy Mayer was in attendance.
3. Approval of Minutes: Regular Meeting of February 11, 2008.
Motion was made by Scullawl and seconded by Proo to approve the minutes. The motion passed 3:0:0 with the following vote: Voting aye – Proo, Scullawl, and Appel. Voting nay – None.
PUBLIC HEARING
4. Sketch Plat of Sandy Silman, P.E. of Cook and Associates, Applicant and RogersCounty Hospitality LCC, Owner.Request for approval of the Sketch Plat for The Hampton Inn & Suites. The subject property has an area of approximately 2.18 acres and is located east of the southeast corner of Cherokee Street and 193rdEast Avenue. The project consists of a five story hotel with approximately 120 rooms.
Chairman Appel opened the Public Hearing and called upon Staff for the Report and Recommendations and Hodges presented the following information:
CASE NAME: Hampton Inn & Suites
APPLICANT: Sandy Silman, P.E. of Cook and Associates, Applicant and RogersCounty. LCC, Owner.
REQUEST: To review and approve the Sketch Plat for The Hampton Inn & Suites, a 2.18 acre (approximately) hotel/commercial development.
LOCATION: The subject property is generally located east of the southeast corner of Cherokee Street and 193rdEast Avenue.
LEGAL
DESCRIPTION: Part of a tract of land located in a portion of the SW/4 of the SE/4 of Section 31, Township 20 North, Range 15 East of the Indian Base and Meridian, City of Catoosa, Rogers County, Oklahoma.
ZONING HISTORY: The subject site was shown as an out parcel on the Sketch Plat for the Shops at the Gathering. The Commission Conditionally approved the Sketch Plat for the Shops at the Gathering on November 15, 2007. To date the Preliminary Plat and Preliminary Construction Plans have not been submitted for the Shops at the Gathering. In October 2007, the City Council and Planning Commission granted a lot split request subject to conditions, one being the subjected parcel shall be platted.
EXISTING SURROUNDING ZONING AND LAND USES: The subject property is zoned CG. The subject site is undeveloped property that has recently been cleared. The area to the north across the School Road is zoned CH and contains School Board property. The property to the south is zoned CH and CG and is undeveloped. The property to the east is zoned CG and is undeveloped, and WellsMiddle School is situated to the northeast. The property to the west is zoned CG and is undeveloped.
2025 COMPREHENSIVE PLAN: The subject property is designated Office/Commercial High Intensity on the Comprehensive Plan. It is Staff’s opinion the request is in accordance with the Plan.
STAFF ANALYSIS: On February 18, 2008, the applicant submitted a Sketch Plat for the subject site that was reviewed by the Catoosa TAC on March 6, 2008.
The utility services include:
Water: City of Catoosa/Tulsa Gas: ONG
Sewer: City of Catoosa Electric: PSO-AEP
Fire: City of Catoosa Cable: Cox
Telephone: SBC
Hodges explained that the City of Catoosa is considering providing water service to the development and that sidewalks may be needed in accordance with Section 4.4 and distributed that section and a copy of the Major Street and Highway plan. Hodges noted that the Subdivision Regulations require sidewalks along both sides of primary arterials, secondary arterials, secondary arterial alternates, and residential collectors. The City Engineer has indicated that school road will be a commercial/industrial collector. Regarding access along the School Road, the applicant has recently provided the Dedication of Easement Document signed by the School Board. A review of this document indicates that the property was to be dedicated to the City; however, the City has not accepted the dedication.
The present submittal is in general conformance with many of the requirements of a Sketch Plat and demonstrates the developer’s intentions to develop the overall site and the proposed use. However, additional clarification is needed for such things, including but not limited to access, drainage and development profile information.
The City Engineer has provided the following comments thus far:
1. 17.5' Perimeter Easement: I don't think we need 17.5' on all four sides of the Hampton Inn Site, but we should have one on the north side. That may effect the sign placement on the northwest corner of the Site.
2. The existing sewer easement on the South side of the site should be shown as a utility easement on the plat. This could effect the sign at the Southwest corner of the Site.
3. We will need access to the existing sanitary sewer manhole at the southeast corner of the Site.
4. Regarding off-site detention assurances are needed that clarify that the facility will be constructed as conceived and agreed to.
The Applicant has indicated that the developer will construct the new school road per plans that will be reviewed and approved by the City Engineer and that upon completion of the project, the City Council will accept the road based on the recommendation of the City Engineer.
At this point in time Staff suggests that all roads should be on a right-of-way, constructed to City Standards and dedicated. Similar provisions should be provided for the drainage facility on or off-site. However, the drainage facility should remain private and privately maintained.
Even after the Sketch Plat is approved, stormwater detention, drainage, utilities, access, water and sewer service are matters that will require further coordination with the separate civil engineers and review/approval by the City Engineer in conjunction with the Preliminary Plat and Preliminary Construction Plan approval process. Written/evidence of approvals from the respective providers will be required as a part of the Preliminary Plat and Preliminary Construction Plan approval process.
STAFF RECOMMENDATION: The Sketch Plat in general satisfies most of the requirements of the Subdivision Regulations. A TAC Meeting was held on March 6, 2008. Staff recommends that the Sketch Plat for the Hampton Inn & Suites be approved subject to meeting the Conditions of Approval listed below under the Planning Commission Motion on this request.
Chairman Appel called upon Sandy Silman, P.E. of Cook and Associates, for comments and information about the project. Silman explained the project and noted that he understands the conditions and that a Preliminary Plat and Preliminary Construction Plans would be submitted in the near future. Silman noted that there are two separate developers involved and he did not think sidewalks would be required.
Chairman Appel closed the public hearing on the request for approval of the Sketch Plat.
Scullawl noted that the applicant’s proposal to possibly engineer and develop the lot split tracts separately from the original parcel was a acceptable to the City.
Scullawl and several members of the Commission discussed the requirements of the Subdivision Regulations regarding the requirement of providing sidewalks and noted it was their intent to require sidewalks along all collector streets and suggested the Commission review the Subdivision Regulations to make sure that this requirement is stated clearly.
The discussion by the Commission indicated that sidewalks were expected to be provided along the main north and south streets and along the main internal streets.
Silman explained that he had concerns regarding the sidewalk requirement.
At the conclusion of the discussion and review by the Commission, a MOTION was made by Scullawl and seconded by Proo to recommend CONDITIONAL APPROVAL of the SketchPlat subject to meeting the requirements of the City Council, Planning Commission, Zoning Code, Subdivision Regulations, City Engineer, City Planner, City of Tulsa and TAC and with the following conditions:
1. The developer shall submit a Preliminary Plat and Preliminary Construction Plans in accordance with the Catoosa Subdivision Regulations.
· These documents shall be submitted a minimum of 30-days prior to the Planning Commission Meeting, in order to allow a TAC and proper Staff consideration, review, and analysis.
· Preliminary Plat and Preliminary Construction Plan applications shall comply in all respects with the requirements of the Subdivision Regulations; however, a Preliminary Plat not meeting all of the requirements may be submitted, (in accordance with Section 2.4-1.f) provided, that the subdivider presents with the plat application a letter requesting specific waivers or modifications describing in detail the reasons therefore.
2. The developer shall submit a Preliminary Plat and Preliminary Construction Plans that address the requirements of the Catoosa Planning Commission, Catoosa City Council, Catoosa Subdivision Regulations, Catoosa Zoning Code, City of Tulsa, the City Engineer and the TAC.
3. Subject to all peripheral and internal roadways and streets being approved for use and improved to City standards and dedicated to the City. All roadway easements shall be converted to a road right-of-way during the platting process. Sidewalks shall be provided in accordance with Section 4.4 of the Subdivisions.The Planning Commission indicated that sidewalks were expected to be provided along the main north and south streets and along the main internal streets.
4. The Preliminary Plat and Preliminary Construction Plan submittal shall include:
· A design for access (to be provided by this developer or others) that provides a 60 foot wide right-of-way or as required by the City Engineer.
· Clarification of who is to build the roadway.
· A statement indicating that the roadway will be in place and constructed to City standards prior to the City of Catoosa granting an Occupancy Permit for the Hotel.
5. Subject to the hydrology, detention and stormwater requirements of the City being met during the approval process of the Preliminary Plat and Preliminary Construction Plan, allowing offsite detention in areas covered by recorded easements with such recording (book and page) shown on the face of the Final Plat.
6. The Preliminary Plat submittal shall include design and location of the stormwater detention facility as required by the Subdivision Regulations, and state that the final design shall be submitted with the Final Plat submittal and be constructed prior to the City of Catoosa granting an Occupancy Permit for the Hotel. Assurances are needed that clarify that the facility will be constructed as conceived.
7. Stormwater detention, drainage, utilities, access, water and sewer service are matters that will require further coordination with the separate civil engineers and review/approval by the City Engineer and Fire Marshal in conjunction with the Preliminary Plat and Preliminary Construction Plan approval process. Written/evidence of approvals from the respective providers will be required as a part of the Preliminary Plat and Preliminary Construction Plan approval process.
8. The City Engineer has provided the following comments thus far that shall be incorporated into the Preliminary Plat and Preliminary Construction Plans:
- 17.5' Perimeter Easement: I don't think we need 17.5' on all four sides of Hampton Inn Site. But we should have one on the North side. That may affect the sign placement on the Northwest corner of the Site.
- The existing sewer easement on the South side of the site should be shown as a utility easement on the plat. This could affect the sign at the Southwest corner of the Site.
- We will need access to the existing sanitary sewer manhole at the Southeast corner of the Site.
- Regarding off site detention assurances are needed that clarify that the facility will be constructed as conceived and agreed to.
9. The developer shall provide on the face of the site plan development profile
information that compares what is provided to what is required by the Catoosa Zoning Code.
10. The Preliminary Plat shall contain the following information:
(3.3) PRELIMINARY PLAT.
1. The application for preliminary plat approval shall include the names and addresses of the owner and developer, evidenced by a recorded deed, and the name and address of the Professional Land Surveyor preparing the plat. A preliminary plat shall be accompanied by the required filing fee, include the required number of copies, Preliminary Construction Plans, DEQ documents, and include such other information as required by the City for submission of the preliminary plat.
2. The preliminary plat shall be prepared by a Professional Land Surveyor licensed to practice in the State of Oklahoma.
3. The preliminary plat shall be drawn to a scale of not more than 1” = 100’. However, if the property exceeds 100 acres, the scale may be 1” = 150’ or 1” = 200’.
4. The preliminary plat shall show or be accompanied by the following:
a. Name of the subdivision prefaced by “Preliminary Plat”;
b. The name and address of the owner or owners of the land to be subdivided, the name and address of the land surveyor and the names and addresses of the abutting property owners;
c. Date of preparation of the plat, north arrow and scale (written and graphic representation);
d. Key or location map showing major streets and the location of subdivisions within the mile section, and a summary of the total acres platted, the number of lots and blocks, the number of reserve areas and other pertinent information as would be required to summarize the nature and character of the proposed development;
e. The surveyed legal description of the property, area of the property and numbers of lots and blocks;
f. Location and dimensions of all boundary lines of the proposed subdivision to the nearest one-hundredth foot;
g. Names of all adjacent subdivisions or owners of unplatted land and the names, locations, and widths of all existing and proposed streets, easements, drainage ways, and other public ways adjacent to the property;
h. Locations and widths of and the recording references for easements including book and page of recording if applicable, of all oil, gas, and petroleum products pipelines and any required setbacks on or adjacent to the property;
i. Location and width of easements for existing utilities on or adjacent to the property including book and page of recording reference if applicable, and any required setbacks;
j. Location of every pipeline, injection, oil or gas well (either existing, active or inactive wells, plugged or unplugged abandoned wells) as shown by the records of the Oklahoma Corporation Commission and by such other records as may be on file with the Planning Department, or any planned future well sites if known;
k. Location and description of all regulatory floodplains or other water courses, existing and proposed drainage structures, water bodies and watercourses, to include a schedule of driveway culvert dimensions shown on the face of the plat the minimum diameter of which shall be 12”;
l. Areas subject to flooding based upon the regulatory floodplain;
m. Names, locations and widths of all proposed streets;
n. Location and dimensions of all proposed streets, drainage ways, detention facilities, pedestrian ways, bike paths, parks, playgrounds, public ways, or other public or private reservations;
o. All proposed lots and blocks consecutively numbered, their dimensions, and the front building setback lines shall be shown on the plat for each residential single-family lot and street addresses on each lot shall be designated with the following Caveat/Disclaimer shown on the face of the plat:
Caveat/Disclaimer
Addresses shown on this plat are accurate at the time the plat was prepared. Addresses are subject to change and should never be relied on in place of the legal description.
p. A topographic map of the subdivided area with contour lines having two (2) foot contour intervals based on United States Coastal and Geodetic Survey datum;
q. Preliminary Construction Plans;
r. The deeds of dedication and restrictive covenants shall be shown on the preliminary plat and shall include language which provides for and requires the formation of a property ownersassociation, which shall be responsible for the maintenance of all common areas and any privately owned facilities, including but not limited to drainage and detention areas, park areas, private streets, entry features, and sidewalks;
s. Language shall be included on the face of the preliminary plat specifying “Acknowledgements” by the owner, surveyor, and engineer that the plat has been prepared in accordance with all of the regulations and requirements of these Regulations;
t. For subdivisions with lots having an area of 2.5 acres or less on which a private sewage system is proposed, the lot area (in square feet and decimals to tenths of an acre) shall be shown on each lot; and
u. Any other information as may be required by the Planning Staff, Planning Commission, and City Council as may be reasonably necessary for the full and proper consideration of the proposed subdivision.
11. The Preliminary Constructions Plans shall contain the following information:
(3.4.) PRELIMINARY CONSTRUCTION PLANS.
Preliminary Construction Plans shall be prepared by a Professional Engineer licensed to practice in the State of Oklahoma. Said plans shall be submitted with the preliminary plat and be in accordance with the requirements and specifications of the department or agency having jurisdiction over the improvements and shall show:
1. The location and width of each proposed right-of-way and street, sidewalk and pedestrian way;
2. The location, size, dimensions and points of access as applicable for existing streets and utilities within 200 feet of the project boundary as necessary to serve the subject property. Utilities shall include, but are not limited to storm sewer, sanitary sewer, water, and drainage facilities;
3. The location, size and associated easements for existing and proposed storm drainage, sanitary sewer or water distribution system including points of connection to the existing system;
4. The proposed plans and specifications of any public water or sewage system;
5. Topography of the subdivided area with contour lines having contour intervals appropriate to provide a clear and accurate understanding of the natural topography based on National Geodetic and Vertical datum, including off-site areas as required for a comprehensive understanding of flow, grading and slope;
6. A preliminary grading and drainage plan indicating the location and size of existing and proposed storm sewers, the location and width of proposed drainage ways, including points of access to the existing system;
7. The proposed location of any detention facility and its inflow and outflow locations shall be submitted showing access to the detention facility for maintenance;
8. The location of all proposed off-site utility extensions;
9. The location of all proposed off-site easements; and
10. Such other information as may be required by the City for review and analysis of the proposed development and related plans.
5. Old Business: None
6. New Business: Ken Brashears addressed the Commission and requested confirmation that a fence over four feet high could be installed on his site for security.
7. Planning Directors Report: None
8. ADJOURN:
There being no further business, a MOTION was made Scullawl and seconded by Proo to adjourn the meeting. The motion passed 3:0:0 with the following vote: Voting aye – Proo, Scullawl, and Appel. Voting nay – None.
The meeting was adjourned at 6:46 P.M.
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Mike Appel, Chairman _________________
Date
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Jim Hodges, City Planner Date
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