Council approves Hollowbrook phase plats after questions on lot sizes and HOA enforcement

The Tuttle City Council and planning staff on Monday approved a series of preliminary plats for the Hollowbrook/Polybrook developments, but not before members pressed staff and developers over inconsistent lot-size math, long-term enforcement of landscape requirements and the timing of traffic-related improvements that depend on Oklahoma Department of Transportation approval.

The council approved PC 2025-10, the Hollowbrook Phase 6 preliminary plat and construction plans, and later approved PC 2025-11a and PC 2025-11b for Hollowbrook Square phases 1 and 2. The motions were moved by a council member identified in the record as Speaker 5 and seconded by Speaker 8; roll-call votes logged 'Mister Watson: Yes; Miss Heights: Yes; Vice mayor Hughes: Yes,' and each item passed as recorded.

Why it matters: the approvals permit the developer to move toward grading and infrastructure work, but several council members said final plat filings and construction remain contingent on resolving off-site issues — notably ODOT driveway/curb-cut approvals and development-agreement provisions for funding section-line and off-site improvements. Those dependencies could affect timing and design decisions for future phases.

Concerns raised

One recurring issue was how average lot sizes were being reported in the application packet. "Mark, one of the things it says on there, average lot size, 6,143 square feet," said Speaker 3 while reviewing the materials. Staff and other council members pointed out conflicting acreage numbers in different documents: the developer's preliminary-submittal listed about 16.85 acres for one submission while the community development report showed 19.5 acres for the same lot count, which materially affects the calculated average lot size.

Staff told the council the PUD had an earlier minimum-lot-size standard of 6,000 square feet and that an amended PUD dated 12/08/2022 reflected prior changes. Staff committed to reconciling the disparate figures in the record and confirmed that most lots meet the 6,000-square-foot minimum noted in the existing PUD language.

HOA, trees and common areas

Members also pushed on who will enforce landscaping and tree requirements once lots are sold. "When we do the final inspection, we make sure you're supposed to have the tree in," Speaker 1 said, adding that long-term enforcement usually falls to the homeowners association. The council discussed requiring developers to provide evidence — such as HOA maintenance plans or credits used at closing — that trees and common-area features are installed and maintained through turnover.

Traffic study and ODOT coordination

Staff reviewed a Traffic Impact Analysis that found the intersection of Highway 37 and Highway 4 already operates below a desirable service level and listed possible future improvements, including right-turn lanes and, eventually, a traffic signal at Hollowbrook and Highway 4. Staff emphasized those measures are not required immediately but could be required as additional phases are developed and must be approved by ODOT.

Council members requested the city follow up with ODOT early in the final-plat process, noting that if ODOT denies proposed curb cuts or driveways the developer might need to shift driveway locations or adjust plans. Staff said driveway/curb-cut permits go through ODOT and that a development agreement will set out how off-site or section-line improvements are funded and shared among phases.

What comes next

Staff said grading for the phase was expected to begin roughly in late June, pending final coordination and any required approvals. Final plats and any development agreements addressing off-site improvements and ODOT requirements must be completed before final-plat filing. The council’s votes allow the developers to continue work toward those next steps.

Quotes from the record

"Mark, one of the things it says on there, average lot size, 6,143 square feet," (Speaker 3).

"When we do the final inspection, we make sure you're supposed to have the tree in," (Speaker 1).

Ending

All three preliminary-plat items passed on recorded votes. Staff said they will follow up on the acreage/lot-size discrepancies, coordinate with ODOT on driveway permits and bring any outstanding development-agreement terms back to council as needed.