HomeMy WebLinkAbout1083_PUD 16-04_OZ 16-05_N of E 76th St N W of N 161st E Ave Ag to RS-3�aa
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CITY OF OWASSO, OKLAHOMA 1- 2016 - 011283 Book 2566 Pg 220
ORDINANCE 1083
07/2712016 8:45 am Pg 0220 -0221
Fee: $ 15.00 Doc: $ 0.00
Robin Anderson - Ro�ggers County Clerk
State of Oldan a
AN ORDINANCE APPROVING PLANNED UNIT DEVELOPMENT APPLICATION PUD 16-
04 AND ZONING APPLICATION OZ 16 -05 FOR THE DEVELOPMENT OF A SINGLE
FAMILY RESIDENTIAL PROJECT ON APPROXIMATELY 140.39 ACRES OF PROPERTY
LOCATED IN THE SOUTHWEST QUARTER (SW /4) OF SECTION 27, TOWNSHIP 21 NORTH,
RANGE 14 EAST OF THE I.B. & M, ROGERS COUNTY, STATE OF OKLAHOMA, AND
REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH.
WHEREAS, public hearings have been held regarding the request for the rezoning and
planned unit development of the property herein described, and
WHEREAS, the Owasso City Council has considered the recommendation of the, the
Owasso Planning Commission and all statements for or against the requested planned unit
development application PUD 16-04 and rezoning case OZ 16 -05.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF OWASSO, OKLAHOMA,
THAT TO WIT:
Section 1.
A tract of land located in the Southwest Quarter (SW /4) of Section Twenty - seven (27) of
Township Twenty -one (21) North and Range Fourteen (14) East of the Indian Base and Meridian
(I.B. &M.), according to the U.S. Government Survey, thereof, Rogers County, State of Oklahoma;
being more particularly described as follows:
Commencing at the SW comer of the SW /4 of Sec.27, T -21 -N, R -14 -E, I.B. &M.; Thence N 88 °43'46"
E a distance of 662.58 feet to the Point of Beginning being the SE corner of the W/2 of the SW /4
of said SW /4; Thence N Ol °l 1'25" W a distance of 1318.80 feet to the NE corner of said W/2 SW /4
SW /4; Thence S 88 042'25" W a distance of 662.31 feet to the NW corner of said W/2 SW /4 SW /4;
Thence N 01 010'42" W a distance of 1318.54 feet to the NW comer of said SW /4; Thence N
88 041'03" E a distance of 2648.15 feet to the NE comer of said SW /4; Thence S 01 013'32" E a
distance of 2639.15 feet to the SE corner of said SW /4; Thence S 88 043'46" W a distance of
1987.74 feet to the Point of Beginning, and containing 140.391 acres, more or less.
is hereby zoned from AG (Agriculture) to RS -3 (PUD 16 -04) (Residential Single Family with a PUD
overlay) District. The Site Development Plan and Statement of Intent shall be followed for any
development of the described property.
Section 2. That all ordinances or parts of ordinances in conflict herewith be, and the
same are hereby expressly repealed.
Section 3. All ordinances, or parts of ordinances, in conflict with this ordinance are
hereby repealed to the extent of the conflict only.
Section 4. If any part or parts of this ordinance are deemed unconstitutional, invalid
or ineffective, the remaining portion shall not be affected but shall remain in full force and
effect.
Section 3. All ordinances, or parts of ordinances, in conflict with this ordinance are
hereby repealed to the extent of the conflict only.
Section 4. If any part or parts of this ordinance are deemed unconstitutional, invalid
or ineffective, the remaining portion shall not be affected but shall remain in full force and
effect.
Section 5. The provisions of this ordinance shall become effective thirty (30) days
from the date of final passage as provided by state law.
Section 6. That there be filed in the office of the County Clerk of Tulsa County,
Oklahoma, a true and correct copy of this Ordinance.
PASSED AND APPROVED this 19th day of July,
A T: VVv
Shen ishop, City Clerk
(SEAL)
APPROVED AS TO FORM:
baAC
J06 Lombardi, City Attorney
tn� �V
The City Wit out Limits.
TO: The Honorable Mayor and City Council
City of Owasso
FROM: Bronce L. Stephenson, MPA
Director of Community Development
SUBJECT: Planned Unit Development, PUD 16 -04 (OZ 16 -05) - Owasso 140
DATE: July 15, 2016
BACKGROUND:
The City of Owasso received a Planned Unit Development (PUD) application for consideration of
Owasso 140 from Dominion LLC. The property is located on the north side of E 76 St N
approximately 3/, mile west of N 161 E Ave. This PUD is for a 140 acre master planned community
to be developed into 467 lots within 17 blocks. As part of this PUD, the applicant requests an
underlying zoning of RS -3.
SURROUNDING ZONING:
Direction
Zonin°
Use :
Ldnd Use Plan .,.. .
Jurisdiction
North
RS -10 (Residential
Residential/
Residential
Rogers
Single-Family)
Agriculture
Count
RS -10 and RS -40
South
(Residential Single-
Residential
Residential
Rogers
Family
County
East
RS -40 (Residential
Residential
Residential
Rogers
Single-Family)
County
West
RS -3 (Residential
Residential
Residential
City of
Single Family
Owasso
SUBJECT PROPERTY /PROJECT DATA:
Water Provider I Rogers Rural Water District
#3
Elm Creek Sanitary Sewer
Payback $1580 /acre
City of Owasso Storm Siren
CONCEPT OF A PUD:
The concept of a Planned Unit Development is to provide a creative alternative to conventional
development where a particular tract is under common ownership or control and where a
detailed development plan, outlining the development of the tract as a unit is proposed and
submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance
in accordance with a complete and coordinated plan of development for a larger parcel,
rather than piecemeal individual changes using the variance process. Additionally, a PUD
typically produces a higher quality product with better amenities, architecture, landscaping and
buffering.
ANALYSIS:
This PUD application and rezoning request was submitted for the development of a 140 acre
master planned community that proposes 467 lots in 17 blocks. The rezoning request is for the
base zoning of RS -3 (Residential Single - Family). The project will be comprised of two residential
development areas of similar character but different lot sizes. Development Area A, located at
the northwest corner of the property is 19.48 acres in size, and consist of lots ranging from 50 to
55 feet in width. This smaller lot size falls under the minimum requirements for RS -3 zoning, but
would be allowed within a PUD overlay.
Development Area A will consist of 50 maximum dwelling units yielding a gross density 2.57
dwelling units per acre. Ail streets within this area will be privately maintained by the
Homeowner's Association and would be privately gated.
Development Area B, approximately 122 acres, will consist of typical single - family residential
homes with lots ranging from 65 to 70 feet in width, with many of the lots exceeding RS -3
standards. The streets within Area B will be public and will be developed to the City of Owasso
design standards.
As part of the PUD there will be five designated Reserve Areas that will be established by the
owner for construction of private streets, stormwater detention, and open space amenity areas.
The development proposes the following amenities:
• Stocked fishing pond with dock
• Walking trails around two detention ponds that connect with neighborhood sidewalks
• Community playing fields or disc golf course
• Swimming pool or splash pad
• Clubhouse
If the PUD is approved, the applicant will provide final development plans for administrative
review and approval by City staff. These plans shall include all the civil engineering drawings,
landscape plans, drainage plans, utility plans, and Final Plat. PUD applications submitted to the
City are for approval of the uses, the overall plan, and the concept for the development. This
project would connect to existing Rogers County subdivisions to allow for adequate emergency
access on the eastern and western perimeters. The City of Owasso will provide sanitary sewer,
Fire, Police, and EMS service to the proposed development. Rogers Rural Water District #3 will
provide water to the development.
COMPREHENSIVE PLAN CONSISTENCY:
The Owasso 2030 Land Use Master Plan identifies the subject property and its surroundings as
having residential uses, making the proposal consistent with the Plan.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT:
This proposal appears to be consistent with the current and expected development of the area.
The area is developed with single - family homes of varying densities.
PLANNING ISSUES:
Future planning issues must still be considered if the PUD is approved. If approved, the applicant
will be required to adhere to all City of Owasso subdivision regulations and engineering
requirements.
According to the Owasso Zoning Code, the City shall hold a public hearing on any PUD
application and determine the following:
1. Whether the PUD is consistent with the Comprehensive Plan.
2. Whether the PUD is in harmony with the existing and expected development of surrounding
areas.
3. Whether the PUD is a unified treatment of the development possibilities of the project site.
4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance.
a. To permit innovative land development while maintaining appropriate limitation on
the character and intensity of use assuring compatibility with adjoining and
proximate properties;
b. To permit flexibility within the development to best utilize the unique physical
features of the particular site;
c. To provide and preserve meaningful open space; and
d. To achieve a continuity of function and design within the development.
PLANNING COMMISSION:
The Owasso Planning Commission held the required public hearing during their July 11, 2016
meeting. At the Planning Commission meeting, five persons addressed the Commission
regarding the PUD application with concerns over planned access, drainage, traffic and lack of
a Rogers County Commissioner representing them.
The Planning Commission voted 4 -1 to recommend approval of PUD 16 -04 and OZ 16 -05 to the
City Council.
RECOMMENDATION:
Staff recommends approval of Ordinance 1083, approving the PUD -16 -04 and rezoning the
subject property from AG to RS -3 /PUD.
ATTACHMENTS:
Area Map
Aerial Map
Land Use Map
Planned Unit Development Submittal for Owasso 140
Ordinance 1083
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Planned Unit Development #
Prersared
June 1, 2016
Location
Part of the Southwest Quarter (SW /4) of Section Thrity (27), Township Nineteen (21)
North, Range Fifteen (14) East of the Indian Base and Meridian, Wagoner County, State of
Oklahoma. This PUD contains 51.04 +1- Acres.
Owner
Dominion LLC
12340 E. 86th Street North
Owasso, OK 74055
Prepared By:
AAB Engineering, LLC
ling•Surveying•Land F
PO Box 2136 Sand SorVs, OK 74063
OFice: (918) 5144283 F= (918) 514-4288
Development Concept
Owasso 140 is a 140 acre master planned community located on the north side of 76th Street north between
145u, East Avenue and 161 m East Avenue. The property has recently been annexed into the City Limits of
Owasso. This PUD is being filed in conjunction with a rezoning request for the base zoning of RS -3. The
GrOwasso 2030 Land Use plan designates this area as Residential which supports the proposed RS -3
zoning. The property is currently zoned RS -10 according to the Rogers County Zoning Code. The project
will be comprised of two residential development areas of similar character but different lot sizes. Planned
Unit Development sets out the development guidelines for both development areas and summarizes the
amenities proposed within the project.
The project is bounded on the east by Cornerstone Addition III & IV, the southwest by Cornerstone West,
the northwest by The Champions East, and the south By Willow -Wood Estates and The Meadows.
Cornerstone III, IV, and Cornerstone West are residential estate size lot developments constructed in
accordance with Rogers County RS-40 standards. Champions West is a residential development
conforming to City of Owasso RS -3 standards. Willow -Wood Estates is a slightly more dense residential
development constructed under Rogers County RS -20 standards. The tract to the north is currently
undeveloped and is zoned RS -10. The proposed development conforms to the development patterns within
this area as well as the GrOwasso 2030 Land Use Plan.
The development as a whole will largely conform to the development standards of RS -3 zoning.
Approximately 19.5 acres of the development will be developed as a small lot gated community. The
developer's intent is to market homes of a similar or slightly smaller size with smaller lots requiring less
maintenance. The average home price within the gated area will be similar to those of the general RS -3
area. A significant amenity package will be provided for the benefit of both Development Areas A and B.
This development concept provides for lot diversity which will decrease the time to build out the subdivision
and provides amenities normally contained within a PUD to a development largely conforming to standard
RS -3 zoning requirements.
Owasso 140 Page 11
Planned Unit Development #XXX
Owasso, OK
Development Standards
Development Area A
Development Area A will consist of a small lot gated community concept. This section will largely consist
of a mix of 55'x110' and 50'x120' lots with architectural standards similar to that of Development Area B.
Lots shall conform to the development standards of the RS -3 zoning as established in the City of Owasso
Zoning code Section 430 as it exists on the date of approval of this PUD, except as hereinafter modified:
Permitted uses:
Gross Land Area
Minimum gross land area
per dwelling unit: (DU)
Maximum number of dwelling units
Minimum Lot Width
Minimum lot size
Minimum livability space per lot
Minimum front yard
Single Family Detached Dwellings
19.48 acres
10,000 square feet (8,400 square feet by Code)
50 (101 by Code Gross Lot Area)
50 feet (65 feet by Code)
5500 square feet (7,000 square feet by Code)
2500 square feet *(4,000 Square feet by Code)
20 feet (25 Feet by Code)
`Open Space within Reserve A has been equally allocated to these lots reducing the proposed livability
space from 4,000 to 2,500. The per lot livability space provided within Reserve Area A is approximately
1,785 square feet.
Development Area B
Development Area B will consist of a mix of 70'x130' and 65'x130' lots with architectural standards similar
to that of Development Area A. Lots shall conform to the development standards of the RS -3 zoning as
established in the City of Owasso Zoning code Section 430 as it exists on the date of approval of this PUD.
Reserve Area 'A `
Reserve Area'A' shall be established by the owner for the construction of private streets providing access
to each lot owner with Development Area A and their invitees to and from the public streets within
Development Area B. Gates, fencing, and landscaping, including all appurtenances incidental thereto,
shall be allowed within Reserve Area 'A', provided all such improvements are approved by the City of
Owasso prior to installation. Reserve Area 'A' shall be conveyed to the Homeowner's Association which
shall be responsible for the maintenance of all improvements contained within that reserve.
Reserve Areas 'B', `C', & `D'
Reserve Areas '13, 'C', and 'D' shall be established by the owner for the construction of a stormwater
detention facility and open space park with walking trails. Such park shall be for the sole use and
enjoyment of the lot owners with the development and their invitees. All structures or improvements
related to the detention function of the facility shall be constructed according to City of Owasso standards.
Reserve Areas 'B, 'C', and 'D' shall be conveyed to the Homeowner's Association which shall be
responsible for the maintenance of all improvements contained within that reserve..
Owasso 140 Page 12
Planned Unit Development #XXX
Owasso, OK
Reserve Area 'E'
Reserve Area 'E' shall be established by the owner for the construction of open space park, swimming
pool or splash pad, and Public Gathering amenities. Such area shall be for the sole use and enjoyment
of the lot owners with the development and their invitees. Reserve Area 'E' shall be conveyed to the
Homeowner's Association which shall be responsible for the maintenance of all improvements contained
within that reserve.
Private Streets
All streets within Development Area A of the PUD will be privately maintained by the Homeowners
Association. All streets shall be constructed according to the City of Owasso residential public street
standards provided that a minimum reserve width of 30' will be sufficient in lieu of the required 50' right of
way with a minimum radius of 44' for all cul-de -sacs. Streets shall be constructed with a minimum width
of 26' face of curb to face of curb and a minimum radius of 40' within cul-de -sacs. Streets may be gated
provided all such gates meet the access requirements of the City of Owasso.
Access and Circulation
All streets within Development Area B will be public streets conforming to the design standards of the City
of Owasso. The street configuration will largely conform to the layout as shown on the attached
conceptual site plan and preliminary plat. The primary entry to the subdivision will be derived from 761^
Street North with Limits of No Access (LNA) being imposed along the portions of 76'^ Street not used for
public street access. Two secondary points of access will be provided at the northern most stub street
connection on the eastern side of Comerstone -West as well as the stub street connection within
Cornerstone Addition III.
All streets within the Development Area A will be private and will largely conform the with the attached
conceptual site plan. The primary access point shall be the southernmost point indicated on the attached
development plan. A secondary access, with an emergency access crash gate, will be provided at the
northern connection to Development Area B. This will provide two points of access to all lots within
Development Area A as required by the City of Owasso Fire Marshal. Gates will be constructed to limit
public access to this portion of the subdivision and provide additional security for the lot owners. All such
gates will be constructed according to the requirements of the City of Owasso. The location and
configuration of the gates within Development Area B will require approval of the Fire Marshal and Public
Works.
Sidewalks shall be constructed by the developer along 761^ Street North and all Reserves adjacent to
streets. Sidewalks along all internal streets shall be constructed by the individual lot owners at the time of
home construction. Sidewalks shall be a minimum of four (4) feet in width, shall be ADA compliant, and
shall be approved by the City of Owasso Public Works Department. Additional right -of -way width or a
sidewalk easement may be required with Development Area A as necessary to accommodate the
sidewalks.
Owasso 140 — Page 13
Planned Unit Development #XXX
Owasso, OK
Amenities
The development will contain amenities as outlined in section 8.29 M of the City of Owasso Zoning Code.
The development will contain include a stocked fishing pond surrounded by open space parks containing
walking trails. The Reserve Areas previously discussed will also include community playing fields or a
disc golf course. The developer also proposes the construction of community swimming pool or spray
ground along with a Pavilion or Clubhouse. The details of the final amenity package will be submitted
along with the final plat. All amenities and Reserves will be maintained by the developer until such time
as the subdivision is turned over to the Home Owner's Association.
Screening Walls and Fences
Interior fencing and /or walls shall not extend beyond that point nearest the street at each end corner of
the residence. Fencing along 761h Street North shall be 6' feet in height and consist of wood, masonry or
wrought iron material or a combination thereof. All entry features will be contained within a Fence
Easement or Reserve designated on the final plat.
Requirement to Plat
No building permit shall be issued until a plat containing restrictive covenants memorializing the above
development standards is prepared and filed in accordance with the City of Owasso Subdivision
Regulations.
Schedule of Development
Development Construction is expected to begin in fall or early winter 2016:2017.
Owasso 140 Page 14
Planned Unit Development #XXX
Owasso, OK MB
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Overall Legal Description
for
A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER (SW /4) OF SECTION TWENTY -SEVEN (27)
OF TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND
MERIDIAN (I.B. &M.), ACCORDING TO THE U.S. GOVERNMENT SURVEY, THEREOF, ROGERS COUNTY,
STATE OF OKLAHOMA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SW CORNER OF THE SW 14 OF SEC.27, T -21 -N, R -14 -E, I.B. &M.; THENCE N
88 043'46" E A DISTANCE OF 662.58 FEET TO THE POINT OF BEGINNING BEING THE SE CORNER OF THE
W/2 OF THE SW 14 OF THE SAID SW /4; THENCE N 01'11'25" W A DISTANCE OF 1318.80 FEET TO THE NE
CORNER OF SAID W/2 SW /4 SW 14; THENCE S 88 °42'25" W A DISTANCE OF 622.31 FEET TO THE NW
CORNER OF SAID W/2 SW/4 SW /4; THENCE N 01 °10'42" WA DISTANCE OF 1318.54 FEET TO THE NW
CORNER OF SAID SW 14; THENCE N 88 °41'03" E A DISTANCE OF 2648.15 FEET TO THE SE CORNER OF
SAID SW /4; THENCE S 01 013'32" E A DISTANCE OF 2639.15 FEET TO THE SE CORNER OF SAID SW /4;
THENCE S 88 °4346" W A DISTANCE OF 1987.74 FEET TO THE POINT OF BEGINNING, AND CONTAINING
140.391 ACRES, MORE OR LESS.
1 of 3
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Exhibit F
Development Area A Legal Description
for
a
A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER (SW /4) OF SECTION TWENTY -SEVEN (27) OF
TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND
MERIDIAN (I.B. &M.), ACCORDING TO THE U.S. GOVERNMENT SURVEY, THEREOF, ROGERS COUNTY,
STATE OF OKLAHOMA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SW CORNER OF THE SW /4 OF SEC.27, T -21 -N, R -14 -E, I.B. &M.; THENCE N
88 043'46" E A DISTANCE OF 662.58 FEET TO THE POINT OF BEGINNING BEING THE SE CORNER OF THE
W/2 OF THE SW /4 OF THE SAID SW /4; THENCE N 01 °11'25" W A DISTANCE OF 1318.80 FEET TO THE NE
CORNER OF SAID W/2 SW /4 SW /4; THENCE N 01 059'45" W A DISTANCE OF 102.42 FEET; THENCE N
08 054'01" W A DISTANCE OF 220.38 FEET; THENCE N O5 °38'44" W A DISTANCE OF 50.08 FEET; THENCE N
08 °54'01" W A DISTANCE OF 65.00 FEET; THENCE N 02 °06'43" W A DISTANCE OF 100.94 FEET, THENCE N
03 °13'36" E A DISTANCE OF 153.70 FEET; THENCE N 04 °12'44" E A DISTANCE OF 361.05 FEET;
THENCE N 01 016'14" W A DISTANCE OF 75.05 FEET; THENCE N 03 °37'50" W A DISTANCE OF 50.04 FEET;
2of3
Exhibit F
Development Area B Legal Description
for
ass® 14U
A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER (SW /4) OF SECTION TWENTY -SEVEN (27) OF
TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND
MERIDIAN (I.B. &M.), ACCORDING TO THE U.S. GOVERNMENT SURVEY, THEREOF, ROGERS COUNTY,
STATE OF OKLAHOMA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SW CORNER OF THE SW /4 OF SEC.27, T -21 -N, R -14 -E, I.B. &M.; THENCE N
88 043'46" E A DISTANCE OF 662.58 FEET TO A POINT BEING THE SE CORNER OF THE W/2 OF THE SW /4
OF THE SAID SW /4; THENCE N 01 °11'25" W A DISTANCE OF 1318.80 FEET TO THE TO THE POINT OF
BEGINNING, BEING THE NE CORNER OF SAID W/2 SW /4 SW /4; THENCE S 88 °42'25" W A DISTANCE OF
662.31 FEET; THENCE N 01. 10'42" W A DISTANCE OF 1318.54 FEET; THENCE N 88 °41'03" E A DISTANCE
OF 660.19 FEET, THENCE S 01. 16'14" E A DISTANCE OF 144.46 FEET; THENCE 5 03 °37'50" E A DISTANCE
OF 50.04 FEET; THENCE S 01'16'14" E A DISTANCE OF 75.05 FEET; THENCE S 04 °12'44" W A DISTANCE
OF 361.05 FEET; THENCE S 03 °13'36" W A DISTANCE OF 153.70 FEET; THENCE S 02 °06'43" E A DISTANCE
OF 100.94 FEET; THENCE S 08 °54'01" E A DISTANCE OF 65.00 FEET; THENCE S 05 °38'44" E A DISTANCE
OF 50.08 FEET; THENCE S 08 °54'01" E A DISTANCE OF 220.38 FEET; THENCE S 01'59'45" E A DISTANCE
OF 102.48 FEET; TO THE POINT OF BEGINNING,
AND CONTAINING 19.48 ACRES, MORE OR LESS.
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