Edmond Plan IV Update 2016, Descriptions and Recommendations for future Land Use for the Far Northeast Neighborhoods.

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1 TO: FROM: Edmond Planning Commission Robert L. Schiermeyer, City Planner DATE: October 2016 RE: Edmond Plan IV Update 2016, Descriptions and Recommendations for future Land Use for the Far Northeast Neighborhoods. Land Use elements suggested for the Far Northeast Neighborhoods: 1. Maintain the I-35 Corridor commercial land use projections. The commercial projections, actually extending to Air Depot in some cases, were recommended because utilities are available and the locations were along arterials that have the potential to be upgraded at a non-specific time in the future. These sites are not always immediately accessible to utilities but they could be served by extensions of the existing sewer and water systems, and if the opportunity is lost for these projected locations outside of the utility service area, the city will have to find new areas where utilities can be available. The city is less concerned about when the commercial would develop as to appropriate locations. 2. ODOT is proceeding with a Traffic Analysis of I-35 through Edmond. This should be completed in 14 + or months. 3. The Far Northeast Neighborhoods area is the largest of the 10 subareas. This area, east of I-35, west of Westminster Road, is not served by a significant infrastructure. The Plan Map identifies drainage basins that could be served from the Coffee Creek outfall sewer line. City water extends north of Covell, on Air Depot, and has just recently been extended north on Douglas, south of Sorghum Mill Road. Without both water and sewer, the north part of this subarea will continue to develop with acreage lots. There are already a significant number of acreage developments in this area. With the water and sewer extended from the Woodland Park development, all of the urban residential lots occur along Covell, Douglas, and Air Depot. The urban development area is approximately one-half mile either side of that corridor. Connection to city water has always been considered an important standard, where city waterlines are available, so that fire protection is possible. The Fire Department was recently able to maintain a desired ISO rating for East Edmond by providing additional information about how they can respond to developments in East Edmond. Commercial uses are projected at the Woodland Park development, where zoning is in place, and along Covell, west to Air Depot, and south on Air Depot. Commercial is projected along I-35, and that is part of the I-35 Corridor.

2 4. Historical development has included: Sleepy Hollow (25 lots), Hidden Lake (82 lots), Redbud Canyon (101 lots), Creek View (25 lots), Grand Timber (28 lots), Abbey Place (37 lots), Pheasant Pointe (42 lots), Canaan Creek Farms (26 lots), Belleau Wood (54 lots), Cardinal Ridge (49 lots), Forest Creek (45 lots), and Covey Run (36 lots). There are also numerous individual acreage lots spread throughout this 11,193 acres. More recent development has included Woodland Park, a Planned Unit Development at Douglas, proposed for 1,950 lots. In addition, Thunder Canyon has started the first phase and has the potential of 193 lots; Covell Valley has the potential of 348 lots; Cottage Grove has the potential of 128 lots; and the Timber Crest Addition has the potential of 188 lots. Recently, the Ridge Creek Addition, located west of Douglas Boulevard, provided for a further water line extension, and that project is planned for 168 lots. One Addition, the Hedgerow Addition, has been considered west of Air Depot, at Danforth, and that project proposes 319 lots. Lots east of Post Road and north of Danforth Road need to develop at a two acre lot minimum, since there are no utilities. The standards directing residential growth are provided for in the Subdivision Code, providing where utility connections are required and State Statutes providing for the two acre lots allowed on private street developments. RLS:lg UpdateFarNENeighborhoodsOct2016

3 TO: FROM: Edmond Planning Commission Members Robert L. Schiermeyer, City Planner DATE: October 2016 RE: Edmond Plan IV Update 2016, Specific Land Use recommendations regarding the Ordinance Plan Map, Far Northeast Neighborhoods During the last three years, this general area of neighborhoods has been the most rapidly growing part of Edmond, in terms of subdivision lots. Building permits have leveled off. The most rapid develop is contained in a corridor along Covell to Douglas, and Douglas north of Coffee Creek, and Air Depot south of Covell. This area is served with city utilities, so urban lot size development is possible. The boundaries north and south of this corridor are still developing with two acre lots, since city utilities are not available and are not practical to be extended. The commercial land areas are very limited, and are not new projections because they are along I-35. Even without frontage roads, or additional offramps/interchanges, the commercial along the interstate is the best location for commercial; it is also a location where utilities are available. Air Depot becomes the nearest arterial that will allow for traffic distribution, other than I-35. The only other commercial is at the Woodland Park project, with some locations along Covell Road. Other entities, such as the school district and Francis Tuttle, have purchased land, expecting growth. There has already been a substantial development of acreage lots, so the northern portion of this area is not likely to be a location for commercial or other higher density residential, unless utilities are extended by developers. In order to anticipate full development of what has already been approved, a water distribution line, and eventually a water tower, will be needed in the northern portion of these northeast neighborhoods. Larger buildings for the schools also demand full standard water service. The Plan Assessment process should include an assessment of conditions of the green infrastructure. Even if there was no requirement to set aside open space areas, the flood plains should provide for permanent open space, and some of the topography may coincidentally cause vegetative areas to be left in place. In a standard Plan Amendment or Rezoning Report, Urban Forestry could report on the status of their studies that they have already conducted. The other assessments would include the Master Transportation Plan, traffic studies, where

4 required, initial flood plain comments, waterlines and wastewater lines, fire code compliance and Building Code compliance. Reports, such as the Trails Plan, Parks Study, Bicycle Plan, and any results of a Community Connections meeting, should also be included in the staff report. Possible variances may need to be discussed early. RLS:lg UpdateSpecificRecommendations-FarNEOct2016

5 P L A N I V U P D AT E FA R N O RT H E A S T N E I G H B O R H O O D S P O P U L AT I O N A N D L A N D U S E - S TA F F W O R K I N G M A P Parks and Recreation Master Plan Notation: This area is identified as being in need of additional Neighborhood and/or Community Parks. NEIGHBORHOOD ABBEY PLACE ARBOR AT THE SUMMIT BELLEAU WOOD CANAAN FARMS CARDINAL RIDGE COFFEE COFFEE HILLS COTTAGE GROVE SPRINGS COVEY RUN VIEW DANFORTH HILL FOREST FOREST HILLS GRAND TIMBER HAMPDEN HOLLOW HARPER TRACT HEDGEROW HIDDEN HIDDEN LAKE KANALYS COLLEGEWOOD ACRES KELLOGG LITTLE MARJAYOUN LOST FOREST PHEASANT POINTE REDBUD CANYON RIDGE RIVA RIDGE SLEEPY HOLLOW COUNTRY STONEGATE TANGLE VINE THE PORCHES AT ARBOR THUNDER CANYON TIMBER CREST UNPLATTED WESTMINSTER GLEN WOOD LEAF AERO TOTAL: SUM RESIDENT UNITS *Highlighted text denotes multifamily units. FOREST COVEY RUN WOOD LEAF AERO Peavine Creek Sub-Basin 2 Acre Large Lots Unless City Utilities (Water, 30,000 s.f. lots) FOREST HILLS CANAAN FARMS PHEASANT POINTE ABBEY PLACE 11,174 SORGHUM MILL COFFEE HILLS 35 SLEEPY HOLLOW COUNTRY ARBOR AT THE SUMMIT HEDGEROW TIMBER CREST HAMPDEN HOLLOW CORNER RETAIL ABEL ADDITION ADDITION CROSSTIMBERS MUNICIPAL COMPLEX KELLOGG H.S. Edmond Public Schools COFFEE WESTMINSTER GLEN M.S. Edmond Public Schools TANGLE VINE Covell Dead End SPRINGS VIEW VILLAGE GOWER MEMORIAL CEMETERY THUNDER CANYON REDBUD CANYON BICKHAM SOFTBALL COMPLEX HIDDEN LAKE ESTIMATED MAX BUILD-OUT POPULATION 8,091 Landuse - COTTAGE GROVE HIDDEN KANALYS COLLEGEWOOD ACRES COFFEE STONEGATE FAR NE SUBAREA 2010 CENSUS POPULATION 2,186 GRAND TIMBER FAR NE SUBAREA TOTAL ACREAGE RIDGE Cowbell Creek Sub-Basin CROSS TIMBERS NORTHEAST ACREAGES AND ESTIMATED MAXIMUM BUILD-OUT 2 Acre Large Lots Dirt Road LITTLE MARJAYOUN BELLEAU WOOD F.P % WESTMINSTER CITY LIMIT BOUNDARY UNDEV % G.S. 0.80% POST Print Date: 2016 DOUGLAS PLANNING DEPARTMENT MIDWEST AIR DEPOT Far Northeast Neighborhoods City Limits South to N Arcadia Lake District Boundary I-35 East to Westminster DEV % SINGLE FAMILY LARGE LOT S.F. (2 Acres) LAKE RESIDENTIAL LAKE PRESERVATION MULTIFAMILY RIVA RIDGE COMMERCIAL Deep Fork Sub-Basins COMMERCIAL HDR PUD OPEN DISPLAY COMMERCIAL CARDINAL RIDGE Town of Arcadia WASTEWATER TREATMENT PLANT DANFORTH DANFORTH HILL LOST FOREST NORTHERN BOUNDARY OF ARCADIA LAKE DISTRICT Commercial and Office is Acres, or 5.6% of Total Land Area OFFICE INDUSTRIAL AGRICULTURE CIVIC PUBLIC CHURCH CITY EDMOND CITY OKC GREEN SPACE FLOOD PLAIN