Loading...
HomeMy WebLinkAbout1121_OPUD 17-03_A New Leaf S & E of the SE C of E 86th St N & N Memorial DrTulsa County Clerk - Michael Willis Doc N 2017119728 Page(s): 3 g ;" • 12/29/2017 10:05:35 AM � +y; Receipt N 17 -71912 °o p° Fee: $ 17.00 ktgHOM CITY OF OWASSO, OKLAHOMA ORDINANCE 1121 AN ORDINANCE APPROVING A PLANNED UNIT DEVELOPMENT AS REFERENCED IN APPLICATION OPUD 17 -03 AND REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT WHEREAS, public hearings have been held regarding the request for a planned unit development of the property described below; and, WHEREAS, the Owasso City Council has considered the recommendation of the Owasso Planning Commission and all statements for or against the requested planned unit development application OPUD 17 -03. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF OWASSO, OKLAHOMA, THAT TO WIT: SECTION 1. A tract of land described as follows: A TRACT OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION TWENTY - FIVE (25), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE THIRTEEN (13) EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION TWENTY -FIVE, THENCE S 01 027'30" E, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION TWENTY -FIVE, FOR A DISTANCE OF 660.00 FEET; THENCE N 88 041'38" E FOR A DISTANCE OF 50.00 FEET TO A POINT ON THE EAST RIGHT -OF -WAY LINE OF NORTH MEMORIAL DRIVE, SAID POINT ALSO KNOWN AS THE POINT OF BEGINNING, THENCE N 88 041'38" E FOR A DISTANCE OF 1212.03 FEET; THENCE N 01 034'50" W FOR A DISTANCE OF 600.00 FEET TO A POINT ON THE SOUTH RIGHT -OF -WAY LINE OF EAST 86TH STREET NORTH; THENCE FOLLOWING THE SAID SOUTH RIGHT -OF -WAY LINE OF EAST 86TH STREET NORTH N 88 041'38" E FOR A DISTANCE OF 50.00 FEET; THENCE S 01034'50" E FOR A DISTANCE OF 600.00 FEET; THENCE N 88 041'38" E FOR A DISTANCE OF 656.67 FEET; THENCE S 01 038'30" E FOR A DISTANCE OF 1983.84 FEET; THENCE S 88 040'38" W FOR A DISTANCE OF 658.35 FEET; THENCE N 01034'50" W FOR A DISTANCE OF 1322.01 FEET; THENCE S 88 041'08" W FOR A DISTANCE OF 1263.88 FEET; THENCE N 01 027'30" W FOR A DISTANCE OF 662.19 FEET TO THE POINT OF BEGINNING, CONTAINING 2,170,345 SQUARE FEET OR 49.82 ACRES MORE OR LESS. The same is hereby zoned with a PUD Overlay (PUD 17 -03). The Site Development Plan and Statement of Intent shall be followed for any development of the described property. SECTION 2. All ordinances or parts of ordinances, in conflict with this ordinance are hereby repealed to the extent of the conflict only. SECTION 3. 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 4. The provisions of this ordinance shall become effective thirty (30) days from the date of final passage as provided by state law. SECTION 5. That there be filed in the office of the County Clerk of Tulsa County, Oklahoma, a true and correct copy of this Ordinance and correct map. Attest: (SEAL) PASSED AND APPROV t is 19th day of De er, 2017. Lyn ¢ II D nn, Mayor AFFIRM TO FORM: Julie mbardi, City Attorney Ordinance 1121 page 2 of 2 Weekly, Group CITY OF OWASSO /LEGALS Attn JULIE STEVENS PO BOX 180 OWASSO. OK 74055 Date Category Description 0 110 312 01 8 Legal Notices ORDINANCE 1121 439273 Published In the Owasso Reporter, Owasso, Tulsa Coun- ty. Oklahoma, January 3, 2018. CITY OF OWASSO, OKLAHOMA ORDINANCE 1121 AN ORDINANCE APPROVING A PLANNED UNIT DE- VELOPMENT AS REFERENCED IN APPLICATION OPUD 17 -03 AND REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT WHEREAS. Public hearings have been held regarding the request for a planned unit development of the Proper- ty described below; and, WHEREAS, the Owasso City Council has considered the recommendation of the Owasso Planning Commis. sion and ail statements for or against the requested plan- ned unit development application OPUD 1703. HOW. THEREFORE. BE IT OROgINEO BY THE COUN- CIL OF TXE CITY OF OWASSO. OKLgH MA THAT TO WIT: SECTION 1. A tract of land described as follows: A TRACT OF LAND LOCATED IN THE NORTH- WEST QUARTER OF SECTION TWENTY -FIVE (25), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE THIRTEEN (13) EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, MORE PARTICULARLY DESCRI- BED AS FOLLOWS, TO -WIT: The some Is hereby zoned with a PUD overlay (PUD 17- 03). The Site Development Plan and Statement of Intent shall be followed for any development of the described Property. SECTION 2. All ordinances or parts of ordinances, in conflict with this ordinance are hereby repealed to the extent of the conflict only- if any Part or Parts of this ordinance are deemed uncon. stitutional, invalid or Ineffective, the remaining Portion shall not be affected but shall remain in full force and ef- fect. The provisions of this ordinance shall become effective thirty (30) days from the date of final passage as Provid- ed by state low. SECTION S. That there be filed In the office of the County Clerk of Tulsa Count,. Oklahoma, o true and correct copy of this Ordinance and correct map. PASSED AND APPROVED this 19th day of December. 2017. 7s/ LYndell Dunn, Mayor ATTEST: 7s/ Sherry Bishop, City Clerk APPROVED AS TO FORM: Is/ Julie Lombardi, City Attorney Owasso Reporter . Sand Springs Leader Skiatook Journal - Wagoner County American- Tribune Tulsa Business & Legal News OKLAHOMA WEEKLY GROUP P.O. BOX 1770 TULSA, OK 74102 -1770 Account Number 1015023 Date January 03, 2018 Ad Size 2 x99.00 CL Proof of Publication I, of lawful age, being duly sworn, am a legal representative of Owasso Reporter of Owasso, Oklahoma, a Weekly newspaper of general circulation in Tulsa, Oklahoma, a newspaper qualified to publish legal notices, advertisements and publications as provided In Section 106 orTltle 25, Oklahoma Statutes 1971 and 1982 as amended, and thereafter, and complies with all other requirements of the laws of Oklahoma with reference to legal publications. That said notice, a true copy of which is attached hereto was published in the regular edition of said newspaper during the period and time of publication and not In a supplement, on the DATE(S) LISTED BELOW 01/03/2018 Newspaper reference: 0000439273 Legal Representative Sworn to and subscribed before me this date: .2aidl Notary Public My Commission expires: NOTARY PUBLIC•STATE OF OKLAHOMA comm. Ex?, NANCY CAROL MOORE 12.08.2018 COMMISSION # 06011664 TULSA COUNTY Total Cost 126.72 Planned Unit Development Design Statement For A New Leaf Community Owasso, Oklahoma in Tulsa County November 3, 2017 Revised: November 20, 2017 per TAC comments Prepared by: Wallace Engineering 200 E Mathew Brady Street Tulsa, Oklahoma 74103 918.584.5858 www.wallacesc.com Prepared for: A New Leaf PO Box 35903 Tulsa, Oklahoma 74153 NOV ? 8 201-1 TABLE OF CONTENTS SECTION 1: GENERAL INFORMATION .......................... ..............................1 1.1 INTRODUCTION ............................................. ..............................1 1.2 OWNERIDEVELOPER INFORMATION ............... ..............................1 1.3 SITE AND SURROUNDING AREA ..................... ............................1 -2 SECTION 2: PHYSICAL CHARACTERISTICS .............................................. 2-3. SECTION 3: DEVELOPMENT CONCEPT .................... ............................... 3-4 3.1 Existing Site ............................................... ............................... 4 3.2 Proposed Site ............................................. ............................... 4 SECTION 4: UTILITIES AND INFRASTRUCTURE .............. ..............................4 4.1 VEHICULAR AND PEDESTRIAN ACCESS ......... ............................4 -5 4.2 SANITARY SEWER ......................................... ..............................5 4.3 WATER ......................................................... ..............................5 4.4 GAS SERVICE, ELECTRICAL SERVICE, AND TELEPHONE SERVICE..5 4.5 STORMWATER DRAINAGE .............................. ..............................5 4.6 REFUSE AND RECYCLING ............................... ..............................5 SECTION 5: DEVELOPMENT STANDARDS ..................... ..............................6 5.1 PERMITTED USES ......................................... ............................6 -9 5.2 NON - PERMITTED USES ................................... ..............................9 5.3 BULK AND AREA REQUIREMENTS .................. ...........................9 -11 5.4 ARCHITECTURAL REGULATIONS ..................... .............................11 5.5 SITE PLAN REQUIREMENT .............................. .............................11 5.6 LANDSCAPING REGULATIONS ........................ .............................12 5.7 LIGHTING REGULATIONS ................................ .............................12 5.8 SCREENING REGULATIONS ............................ .............................12 5.9 PLATTING REGULATIONS ............................... .............................12 5.10 DUMPSTER REGULATIONS ............................. .............................13 5.11 STREETS AND ACCESS REGULATIONS... ..................................... 13 5.12 PARKING REGULATIONS ................................ .............................13 5.13 FREESTANDING ACCESSORY SIGNS ............... .............................13 5.14 NON - ACCESSORY AND ELECTRONIC MESSAGE DISPLAY SIGNS ... 13 5.15 DELIVERY HOURS .......................................... .............................13 SECTION 6: TABLE OF CONTENTS ( Exhibits) ................... .............................14 6.1 Exhibit A — Legal Description ............................. .............................15 6.2 Exhibit B — Master Development Plan ( Conceptual ) ............................16 6.3 Exhibit C — Development Area Plan ( Conceptual) .. .............................17 6.4 Exhibit D — Building Elevations DA- D. 3 .............. ..........................18 -20 SECTION 1: GENERAL INFORMATION 1.1 INTRODUCTION A New Leaf is a nonprofit organization that provides individuals with developmental disabilities with vocational and residential services to increase their independence and individual choices. Their current retail store and vocational division is located in Broken Arrow and their residential division location is in the Tulsa. A New Leaf's mission is to provide individuals with developmental disabilities with life skills, marketable job training through horticultural therapy, community -based vocational placement, and residential services to increase their independence and individual choices. A New Leaf was established in 1979 to provide horticultural- related job training to adults with developmental disabilities. A New Leaf began with one greenhouse, one staff and served two individuals. By 1980 A New Leaf, grew to serve 13 individuals. In 1986, A New Leaf built its first 12,000 sq. ft. greenhouse and vocational training facility. Then in September 2013, acquired Homelife Association. Through the acquisition, A New Leaf began operating two community homes and providing 24 -hour assistance to individuals with developmental disabilities living independently. Today, A New Leaf is honored to serve 325 individuals with developmental disabilities and autism through employment in five greenhouses, two retail centers, community job sites, students in the classroom, and individuals in residences. The subject property for this Planned Unit Development (PUD) is generally located south and east of the SE /c of E 861h Street North and North Memorial Drive (81st East Avenue), Owasso, Oklahoma. A New Leaf Community is proposed to provide 21 residential structures containing approximately 150 dwellings units after anticipated full buildout. The size of the land included in this PUD is approximately 50 acres. 1.2 OWNER/DEVELOPER A New Leaf, Inc., PO Box 35903, Tulsa, Oklahoma 74153 Telephone: 918.451.1491 1.3 SITE AND SURROUNDING AREA According to the Phase I Environmental Site Assessment, (ESA) prepared by Terracon on October 25, 2017, the subject property is mostly vacant land used for residential and agricultural purposes. The proposed A New Leaf site is bordered by the following uses and /or streets: 11Page North — East 86th Street North (Agricultural and Rural Single - Family Uses) East — Vacant Land (Agricultural Use) South — Railroad, Vacant Land (Agricultural and Rural Single - Family Residential Uses) West— North Memorial Drive /North 81St East Avenue (Agricultural and Rural Single - Family Residential Uses) SECTION 2: PHYSICAL CHARACTERISTICS The following information was prepared by Terracon Consultants, Inc., on October 25, 2017 for A New Leaf as a part of their Site Assessment. Physical Setting Information Source Site Elevation Topographic Gradient Closest Surface Water Soil Type Description 21 Page Approximately 600 to 660 feet above South - Southeast An unnamed southeast - flowing intermittent tributary of Ranch Creek is present within the southern portions of the site. Soil Characteristics Two major soil types: Dennis silt loam, 1 to 5 percent slopes in the eastern portions Eram - Coweta complex, 5 to 15 percent slopes in the northwest auarter of site Dennis silt loam - Consists of silty clay loam and silty clay soil to a depth of 79 inches. Dennis silt loam soils generally consist of deep slowly permeable upland soils formed in loamy and clayey sediments under native grass. Eram - Coweta complex — These soils are shallow and consist of silty clay loam or gravelly clay loam to a depth of 17 to 28 Inches. Bedrock is below. The soil is well drained to moderately well drained having high or very high runoff. These soils form from the loamy or clayey residuum of USGS Topographic Map, Sperry Quadrangle, 2012(Appendix A) Tulsa County, OK USDA - NRCS Web Soil Survey issued September 15, 2016 Physical Setting Information I Source Formation Pennsylvanian Memorial Formation The Memorial formation consists of three members: the Dawson Coal, an unnamed middle shale interval, and the basal Jenks Sandstone. The Dawson Coal is 2 foot thick coal layer over a gray Description clay. The middle shale layer is a varying colored interbedded silty and sandy mudstone and fine grained sandstone averaging 50 feet thick. The Jenks Sandstone is a brownish sandstone varying in thickness between 10 and 100 feet. Estimated Depth to First Occurrence of Generally less than 30 feet Geologic Map of the Sperry 7.5' Quadrangle, Tulsa County, Oklahoma, Oklahoma Geologic Survey, by Miller and Stanley, 2005 Based on Terracon borings in the area *Hydrogeologic Gradient I Not known - may be inferred to be parallel to topographic gradient lndmorily to thw sni ith- snuthr±astl SECTION 3: DEVELOPMENT CONCEPT The intent of this PUD is to create a regulatory document which acknowledges the proposed mix of Agricultural, Residential, Administrative /Maintenance, and Retail uses while allowing for future construction of additional structures within the A New Leaf Agrihood Community. An agrihood incorporates horticulture into a rural setting neighborhood community. The underlying Zoning Districts shall remain Agricultural. The PUD however, identifies areas where residential, administrative, commercial, and agricultural activities may take place and the development shall be bound to this arrangement of uses on the property per the conceptual Development Areas. AMENITIES Amenities for the use and enjoyment of the clients at A New Leaf Community include, but are not limited to: Indoor Basketball Court Outdoor Recreation Field Walking Trails Gazebo 31 Page Fishing Community Gardens Animal Therapy Communal Porches 3.1 EXISTING SITE The site is approximately 50 -acres in size consisting of mostly vacant land used for agricultural and rural residential purposes. The site is bounded to the north by East 86th Street North and to the west by North Memorial Drive (North 81 st East Avenue). Currently, one mobile trailer residence is located in the southwest corner of the north section of the site. The site also has two unoccupied residential houses, one of which is in a dilapidated condition. The northern - portion of the site is located on an east -to -west ridge that slopes moderately to the south and southeast. The eastern and southern sections of the site are within the drainage of a small intermittent stream that flows to the southeast. Two manmade ponds exist for watering livestock. 3.2 PROPOSED SITE The proposed gated community will consist of a mix of Agricultural, Residential, and Commercial (Retail) uses that will help provide individuals with developmental disabilities with life skills, marketable job training through horticultural therapy, community -based vocational placement, and residential services to increase their independence, and individual choices. Additional administrative and maintenance buildings will provide ancillary services that support the clients /residents of A New Leaf. Please refer to SECTION 5: DEVELOPMENT STANDARDS for Bulk and Area Requirements per Development Area. SECTION 4: UTILITIES AND INFRASTRUCTURE 4.1 VEHICULAR AND PEDESTRIAN ACCESS No new public streets are proposed within this PUD. The streets within the development shall be private and designed to City of Owasso Design Standards. All maintenance of said streets shall be the responsibility of the owner. The gated community will provide police and fire emergency access to the neighborhood through the use of Knox boxes installed at both gates: One off of North Memorial Drive and one off of East 861h Street North. Each gate should be located a sufficient distance from the street to allow for a minimum of two cars, up to four cars, for stacking at the gate so as to clear the right -of -way. 41 Page Pedestrian trails and sidewalks within the A New Leaf Agrihood Community will be designed according to the City of Owasso specifications and approved by the City of Owasso. Trails and sidewalks shall be used throughout the development to connect facilities. 4.2 SANITARY SEWER There is a City of Owasso sanitary sewer line that flows along N 91 st E Ave to the rodeo grounds. It is known as the old Ranch Creek Interceptor line. It is proposed that the sewer connection will occur at the manhole in the rodeo grounds with a line extending west into the proposed site. All sanitary sewer plans shall be reviewed and approved by the City of Owasso. It was communicated by City of Owasso Public Works department at the Technical Advisory Committee (TAC) meeting the old Ranch Creek Interceptor line has plenty of capacity to serve the proposed development and connecting to this line will not require payback fees. Developer is encouraged to keep sewer line deep enough across the site to provide potential expansion for adjacent properties within the natural basin. 4.3 WATER The site is currently within the Washington County Rural Water District 3 jurisdiction. The proposed plan is to connect to the existing 6" line on 86th St N and the 12" line on Memorial Dr and making a loop through the site. 4.4 GAS SERVICE, ELECTRICAL SERVICE, AND TELEPHONE SERVICE Proper coordination with the various utility companies will be made in conjunction with this development. All necessary easements to serve the buildings shall be provided as required. 4.5 STORMWATER DRAINAGE On -site detention will be provided through the use of a stormwater pond or ponds designed to City of Owasso Standards and if the pond maintains a pool elevation, they shall be re- circulated through a fountain, waterfall, or other aeration device. The stormwater will be detained and released so that runoff from the site does not exceed pre - developed conditions. All future maintenance of stormwater ponds will become the responsibility of the owner. 4.6 REFUSE AND RECYCLING Refuse and recycling service will be commercial since there are no single - family residential structures within the development. Refuse and recycling will be handled under contract through a private refuse company. 51 Page SECTION 5: DEVELOPMENT STANDARDS 5.1 PERMITTED USES: Planned Uses & Limitations - Current and /or future uses of the property shall be limited in scope to normal business operations associated with the daily operations of A New Leaf and their mission for transforming the lives of individuals with developmental disabilities and Autism Spectrum Disorders through Agricultural vocational and residential programs. Additional uses and permissions of the property are allowable as they pertain to Agricultural, Residential, Retail, Administrative /Maintenance, and Open Space /Green Space services associated with A New Leaf or its assigned. Conceivable granted uses, but not limited to, include the following: DEVELOPMENT AREA A — AGRICULTURAL Agricultural —The Agrihood agricultural vocational programs at A New Leaf exist to allow individuals with developmental disabilities the opportunity to learn work skills, have a safe work environment, develop their own peer groups, and be a productive member of society. Agrihoods — The integration of horticulture into residential community. Livestock Barn and Corrals: Use Type: Agricultural Barn and Corral are anticipated future amenities in the Community Development DEVELOPMENT AREA B — RESIDENTIAL Residential — A New Leaf residential program offers 24 -hour assistance with basic requirements to individuals living within the Agrihood community. Other services may include, but not be limited to: assisting clients in selecting staff to work with them, assisting individuals with programs designed to maximize their independence, aiding clients in finding appropriate housing within the community, arranging and providing transportation to work, recreational activities, and appointments, and organizing social activities for individuals. Daily Living Supports (DLS): • Ten (10) total DLS buildings in initial development • Each building: 61 Page o Use Type: Residential o Approximately 3,020 GSF each building o Four (4) client bedroom o One (1) staff bedroom / office o Communal Living, Kitchen, Dining and Laundry spaces Single Placement: • Two (2) total Single Placement buildings in initial development • Each building: • Use Type: Residential • Approximately 7,500 GSF each building • Six (6) client living units • Communal Commons Room Community Home: • Two (2) total Community Home buildings in initial development • Each building: o Use Type: Residential o Approximately 6,820 GSF each building o Twelve (12) client bedrooms o One (1) staff bedroom / office o Communal Living, Kitchen, Dining and Laundry spaces Dormitory: • One (1) Dormitory building in initial development o Use Type: Residential o Approximately 9,930 GSF o Twenty -four (24) client bedrooms o One (1) staff office / bedroom o Communal Living and Laundry spaces Recreation / Cafeteria: • Use Type: Assembly • Approximately 12,570 GSF • Communal Kitchen and Dining to serve Dormitory residents • Communal Recreation areas with full basketball court Anticipated Future Development for New Leaf Owasso Community: Daily Living Supports (DLS) Buildings: • Up to five (5) total DLS Buildings anticipated in future development • Each building: • Use Type: Residential • Approximately 3,020 GSF each building • Four (4) client bedroom 71Page • One (1) staff office / bedroom • Communal Living, Kitchen, Dining and Laundry spaces Intermediate Care Facility (ICF) Home Building: • One (1) ICF Home Building anticipated in future development • Each building: o Use Type: Residential o Approximately 7,110 GSF each building o Eight (8) client bedrooms o One (1) staff office / bedroom o One (1) nurse office / bedroom o Communal Living, Kitchen, Dining and Laundry spaces DEVELOPMENT AREA C — RETAIL Retail— Part of the vocational training provided through A New Leaf includes learning the job skills associated with the retail side of growing produce and flowers for profit. The community members of A New Leaf will learn and enhance their skills required to sell their horticultural products in a safe environment on -site in a farm -to- market type environment. Retail Building: • Use Type: Mercantile / Retail • Approximately 1,500 GSF • Interior retail area for the sale of horticultural items produced on -site. DEVELOPMENT AREA D - ADMINISTRATIVE /MAINTENANCE Administrative /Maintenance — Ancillary support for the agrihood community Administration Building: • Use Type: Business • Approximately 7,300 GSF Maintenance Building: • Use Type: Storage • Approximately 7,160 GSF • Shop / Storage area with office and restroom 8 1 P a g e DEVELOPMENT AREA E — OPEN SPACE / GREEN SPACE Open Space /Green Space — Land that is undeveloped and /or completely covered with grass, trees, shrubs, or other vegetation to be accessible and enjoyed by the Agrihood community members. 5.2 NON - PERMITTED USES: The following uses shall not be allowed by Specific Use Permit in the Agricultural District within this PUD: Airport, Cemetery, Commercial Camp Ground, Convent, Crematory, Drag Strip, Drive -in Theater, Gun Club, Halfway House, Heliport, Hospital, Juvenile Delinquency Center, Mausoleum, Monastery, Power Plant, Pre - Release Center, Racing Tracks (auto, horse, dog), Rifle /Skeet Range, Sanitarium, Sanitary Landfill, Sewage Disposal, Water Treatment Plant. 5.3 BULK AND AREA REQUIREMENTS DEVELOPMENT AREA A — AGRICULTURAL Land Area (approximate): Agrihoods Livestock Corral Maximum Building Height: Minimum Yard Requirements: Minimum Front Yard Minimum Rear Yard Minimum Side Yard Livestock Barn Minimum Side /Rear Setback 7.30 acres 2.60 acres 4.70 acres 40 feet 35 feet (from property line) 40 feet 15/15 feet 50/50/50 feet (From AG and RS) NOTE: No swine livestock allowed within the City Limits of Owasso per Section 4 -105 of the City Municipal Code. DEVELOPMENT AREA B — RESIDENTIAL Land Area (approximate): 26.80 acres Maximum Number of Dwelling Units (approximate): 9 1 P a g e Daily Living Support (DLS) Home 50 units Single Placement Home 12 units Community Home 26 units Dormitory 25 units Anticipated Future Development for New Leaf Owasso Community. Daily Living Support (DLS) Home 25 units Intermediate Care Facility (ICF) Home 10. units Maximum Building Height: Residential 40 feet Ancillary Dining / Recreation Building 40 feet Gazebo Structures 50 feet Minimum Yard Requirements: Minimum Front Yard 25 feet (from property line) Minimum Rear Yard 20 feet Minimum Side Yard 15/15 feet Off - Street Parking: 100 spaces (approximately) DEVELOPMENT AREA C — RETAIL Land Area (approximate): 0.75 acres Maximum Square Footage Allowed 3,000 square feet Maximum Building Height: 30 feet Minimum Yard Requirements: Minimum Front Yard 25 feet (from property line) Minimum Rear Yard 20 feet Minimum Side Yard 15/15 feet Off - Street Parking: 15 spaces 101 Page DEVELOPMENT AREA D — ADMINISTRATIVE /MAINTENANCE Land Area (approximate): 4.80 acres Maximum Building Height: 40 feet Off - Street Parking: 50 spaces Minimum Yard Requirements: Minimum Front Yard 25 feet Minimum Rear Yard 20 feet Minimum Side Yard 15115 feet DEVELOPMENT AREA E — OPEN SPACE / GREEN SPACE Land Area (approximate): 11 acres Development Area - Total Land Area 50.65 acres 5.4 ARCHITECTURAL REGULATIONS To support the mission of the community, structures in this PUD development should be consistent with a residential or agrarian scale and character. The following primary exterior materials shall be permitted in this PUD: • Horizontal and vertical siding (architectural profile metal profile panel or traditional lap / board - and - batten siding) • Masonry veneer (brick or stone) • Asphalt Shingle or metal roofing No aluminum siding shall be used on the residential, administrative, commercial or cafeteria structures. These structures shall employ hardie plank siding, stone, brick, cedar shakes, or a mix of similar materials. Metal Siding may be used for the barns, but shall employee variations in color and /or pattern. Architectural elevations shall be submitted for review at the time of site plan submittal. 5.5 SITE PLAN A site plan shall be submitted for the project for review and approval by City staff. Said plan(s) shall go before the Technical Advisory Committee (TAC) for review. One plan shall be submitted for the entire project or for individual areas as they come on line. 11 JPage 5.6 LANDSCAPING REGULATIONS The landscaping in this PUD shall be in accordance with City of Owasso Zoning Code, but developer shall be allowed to utilize Agrihood, Agricultural, Open Space, and Green Space towards Landscaping requirements. Landscape plans for each development area shall be submitted to the City of Owasso for review at the time of site plan submittal. Street trees shall be provided along each side of the entry drives spaced 50 feet on center. Because of the uniqueness of the project and nature of the development, alternative compliance for the landscape requirements will be allowed. However, each building shall provide landscaping subject to approval by the City. All planted landscape material shall be irrigated with either a drip or spray system. Dead plant material shall be replaced by the owner within a reasonable time, based on planting season. 5.7 LIGHTING REGULATIONS The site lighting utilized in this PUD shall be directed away from any adjacent residentially used properties in existence at the adoption of the PUD. To accomplish this, lights shall utilize shields, shades or other appropriate methods of directing light beams. The site lighting in this PUD shall be in accordance with City of Owasso Zoning Code. 5.8 SCREENING REGULATIONS It is the intention to utilize the natural screening that already exists on -site to meet screening requirements. Additional screening along the northeastern corner of the site shall consist of approximately 660 LF of enhanced screening along the northern property line and 660 LF of enhanced screening along the eastern property line to screen existing single - family rural residential uses. The enhanced screening may consist of, but not be limited to: Fencing, Walls, Berms, or Vegetation as described in the current City of Owasso. Zoning Code. If any additional screening is determined to be necessary, it may be employed in the form of: Fencing, Walls, Berms, or Vegetation as described in the current City of Owasso Zoning Code. 5.9 PLATTING REGULATIONS Platting shall be required as a part of this PUD and meet the requirements of the City of Owasso subdivision regulations. 121 Page 5.10 DUMPSTER REGULATIONS Dumpsters shall be consolidated where practical and located within an area screened by a fence or masonry wall of sufficient height that screens the dumpster from public streets and residences. Dumpster pads and approach zones shall use concrete. 5.11 STREET AND ACCESS REGULATIONS Access to the A New Leaf Community will be via one (1) driveway off of East 86th Street North and one (1) driveway off of North Memorial Drive. Access locations shall be defined on the final plat. All internal streets will be private streets, privately maintained, and built to current City of Owasso Standards. 5.12 PARKING REGULATIONS Refer to 5.3 BULK AND AREA REQUIREMENTS for anticipated Parking Requirements per Development Area. 5.13 FREESTANDING ACCESSORY SIGNS Two (2) monument signs are allowed for the site. One (1) monument sign at 861h Street North entrance 8 ft. max height One (1) monument sign at North Memorial Drive entrance 8 ft. max height Each sign shall be landscaped with either hardscape or living plant material. Each sign will require a permit and will be reviewed at time of submittal. Internal wayfinding signage shall be permitted. 5.14 NON - ACCESSORY AND ELECTRONIC MESSAGE DISPLAY SIGNS Video and electronic message display signs are prohibited within the PUD. 5.15 DELIVERY HOURS A New Leaf facility deliveries shall be restricted to within the hours of 8 AM to 6 PM, Monday through Friday. A New Leaf client deliveries will be based on the private delivery companies scheduled delivery times for deliveries. 131 Page SECTION 6: TABLE OF CONTENTS FOR EXHIBITS: 6.1 LEGAL DESCRIPTION - Exhibit A 6.2 MASTER DEVELOPMENT PLAN (CONCEPTUAL) - Exhibit B 6.3 DEVELOPMENT AREA PLAN (CONCEPTUAL) - Exhibit C 6.4 BUILDING ELEVATIONS - Exhibit D.1 — D.3 141 Page EXHIBIT A LEGAL DESCRIPTION A TRACT OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION TWENTY -FIVE (25), TOWNSHIP TWENTY -ONE (2 1) NORTH, RANGE THIRTEEN (13) EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION TWENTY FIVE, THENCE S 01 °27'30" E, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION TWENTY -FIVE, FOR A DISTANCE OF 660.00 FEET; THENCE N 88 °41'38" E FOR A DISTANCE OF 50.00 FEET TO A POINT ON THE EAST RIGHT -OF -WAY LINE OF NORTH MEMORIAL DRIVE, SAID POINT ALSO KNOWN AS THE POINT OF BEGINNING, THENCE N 88- 41'38" E FOR A DISTANCE OF 1212.03 FEET; THENCE N 01- 34'50" W FOR A DISTANCE OF 600.00 FEET TO A POINT ON THE SOUTH RIGHT -OF -WAY LINE OF EAST 86TH STREET NORTH; THENCE FOLLOWING THE SAID SOUTH RIGHT -OF -WAY LINE OF EAST 86TH STREET NORTH N 88 °41'38" E FOR A DISTANCE OF 50.00 FEET; THENCE S 01 °34'50" E FOR A DISTANCE OF 600.00 FEET; THENCE N 88 °41'38" E FOR A DISTANCE OF 656.67 FEET; THENCE S 01 *38'30" E FOR A DISTANCE OF 1983.84 FEET, THENCE S 88 °40'38" W FOR A DISTANCE OF 658.35 FEET; THENCE N 01 034'50" W FOR A DISTANCE OF 1322.01 FEET; THENCE S 88 °41'08" W FOR A DISTANCE OF 1263.88 FEET; THENCE N 01 °27'30" W FOR A DISTANCE OF 662.19 FEET TO THE POINT OF BEGINNING, CONTAINING 2,170,345 SQUARE FEET OR 49.82 ACRES MORE ORLESS. LEGAL DESCRIPTION WAS PREPARED ON NOVEMBER 2ND, 2017 BY CLIFF BENNETT, PLS #1815 WITH THE BEARINGS BASED ON THE WEST LINE OF SAID SECTION 25 AS S 01027'30" E. 151 Page EXHIBIT B MASTER DEVELOPMENT PLAN (CONCEPTUAL) cp f 0 0, i YLA1111iA1 P� \W Refer to 11 x 17 MASTER DEVELOPMENT PLAN (CONCEPTUAL) in file. 161 Page EXHIBIT C DEVELOPMENT AREA PLAN (CONCEPTUAL) Refer to 11 x 17 DEVELOPMENT AREA PLAN (CONCEPTUAL) in file. 171Page y „ OEVESGPMENiAftPALFJdEAO: a ` otveimuetrA�A nmuaiinn�v, „D „i oeveirouarr�B- aaoevnnt u�c:EEW ,E }.� i� � ne�muarrnPo :aO.w�atusfwunxrune�uw� DEVEI mwr&WAE- OilLWSWE(QiEEN BNWE ti AD rr Refer to 11 x 17 DEVELOPMENT AREA PLAN (CONCEPTUAL) in file. 171Page EXHIBIT D.1 BUILDING ELEVATIONS Conceptual Building Elevations — Building Elevations shall be submitted during the permitting process. Refer to 11 x 17 BUILDING ELEVATIONS (CONCEPTUAL) in file. 181 Page EXHIBIT D.2 BUILDING ELEVATIONS Conceptual Building Elevations — Building Elevations shall be submitted during the permitting process. Refer to 11 x 17 BUILDING ELEVATIONS (CONCEPTUAL). in file. 191Page EXHIBIT D.3 BUILDING ELEVATIONS Conceptual Building Elevations — Building Elevations shall be submitted during the permitting process. Refer to 11 x 17 BUILDING ELEVATIONS (CONCEPTUAL) in file. 3] • 4 OPUD 17 -03 GrOwasso 2030 Land Use Master Plan LEGEND Land Use Categories - Commercial - IndusbialfRegional Employment Neighborhood Mixed Use (Light Once, U1� Commercial Shopping, Attached Housing, SF Housing, Apartments above retail) F�I Padts/Revealion - PubliUlretitutional /Quasi Public Residential Transitional (Attached housing, duplexes, offices) ® US -169 Overlay District ® 'Glenn- MurAddition Special District "Downtown Development District Subject Property loayr Roodplain Planned Trail/On-Street Bikerouter '— Complete Street Existing trail A Fire Station 16 Existing Public School 0 Future Pudic School } Civilian Airstrip 0 Future Park and Ride/Transit Stop © Hospital Public Park o G01 Course itt Cemetery r. ..I`' z icuI1U _ Agriculture - P:C � data (J == I7 Goo91e I �?' 1" = 752 ft A New Leaf 11128/2017 This map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field conditions. To be sure of complete accuracy, please contact Owasso Public staff for the most up -to -date information. /P51AAA�SCo_> AApRDV REAL People • REAL CM1ancler •REAL Community D By COUNCIL TO: Honorable Mayor and City Council DEC City of Owasso 9 2�)/ FROM: Bronce L. Stephenson, MPA Director of Community Development SUBJECT: Ordinance 1121 - OPUD 17 -03, A New Leaf DATE: December 15, 2017 BACKGROUND: The Community Development Department received a Planned Unit Development (PUD) application from Wallace Engineering for A New Leaf, a proposed development offering vocation training centered on agricultural and horticultural principals for individuals with developmental disabilities. The subject property is located south and east of the southeast corner of E 86th St N and N Memorial Dr and is approximately 49.82 acres in size. The property was recently annexed under Ordinance 1115 and is currently zoned AG (Agriculture). The PUD request does not bring forth a concurrent rezoning request to change the zoning from AG, as the primary use of the property will be centered on agricultural practices and residential - agricultural uses. SURROUNDING LAND USE: Direction Zoning Use Land Use Plan, Jurisdiction: North AG (Agriculture) Undeveloped Commercial/Transitional Tulsa County/ City of Owasso South AG (Agriculture) Residential Residential Tulsa County East AG (Agriculture) Undeveloped/ Residential Residential Tulsa County West AG (Agriculture) Residential I Transitional /Residential Tulsa County SUBJECT PROPERTY /PROJECT DATA: Property Size 49.82 +/- acres Current Jurisdiction City of Owasso Current Zoning AG Proposed Zoning AG with PUD overlay Land Use Plan Residential & Transitional Within Overlay District? . No Water Provider Washington County Rural Water District #3 Applicable Paybacks Storm siren fee - $35.00 per acre Barnes Elementary School Sewer Payback Area - $80.00 per acre" Ranch Creek Sewer Service Assessment Area - $610.33 per acre* 'May not apply depending on where the connection is made. CONCEPT OF A PUD: A Planned Unit Development, also known as a PUD, is a development concept that allows for greater creativity and flexibility than typically allowed under traditional zoning and planning practices. For example, PUDs often allow developers to place different zonings and land uses in close proximity to each other. Developers may also have more flexibility in certain aspects of development, such as building setback requirements and building height limitations, which can be more restrictive in standard zoning districts. However, a PUD should not be considered a tool to circumvent the City's Zoning Code and Subdivision Regulations. All aspects of the PUD application are subject to public comment as well as consideration and approval from the Community Development Department, the Owasso Technical Advisory Committee, the Owasso Planning Commission, and the Owasso City Council. PUD applications and the proposed use(s) are evaluated by the Planning Commission and City Council on the overall conceptual development plan as it relates to the context of the surrounding area. Considering that the proposed development is such a unique use, it was determined that a PUD would be best vehicle for pursuing zoning approval. ANALYSIS: A New Leaf is a nonprofit organization whose mission is to provide individuals with developmental disabilities (including those with Autism Spectrum Disorder) with vocational and residential services to increase their independence and individual choice by learning life skills. The proposed development concept is built around individuals working in agriculture and horticulture to grow and then sell products to individuals and vendors at their small retail center. Additionally, the operation also provides much of what is grown to local food banks. The organization has been around since 1979, where it began with one small greenhouse, one staff person, and two students. By 1980, A New Leaf grew to serve thirteen individuals. In 1986, A New Leaf built its first 12,000 square foot (SF) greenhouse and vocational training facility. Today A New Leaf serves 325 individuals with developmental disabilities and autism through employment in five greenhouses, two retail centers, and at various community job sites. This will be the first project in northern Tulsa County. The subject property was annexed into the City Limits of Owasso on November 21, 2017, under Ordinance 1115 (OA 17 -07). The predominant use of the project is based on agricultural and horticultural activities, so the underlying zoning of AG shall remain. The PUD overlay will guide the development. There is no zoning change proposed with this PUD submittal. This PUD involves a unique style of development that includes different types residential housing centered around agricultural areas. This type of residential development is called an "agrihood." These "agrihoods" incorporate agriculture and horticulture into a rural neighborhood community. Flowers and produce will be grown in these "agrihoods" for retail sale with some of the produce donated to the local food banks. Additionally, the project will include a 12,570 SF recreational /cafeteria building, 7,300 SF administration building, 7,160 SF maintenance building, and a 1,500 SF retail sales building where the produce will be sold. A barn and corral area will be constructed on the southern end of the development that will hold a few animals. The architectural theme of the development will resemble a working farmstead. The structures and materials as depicted in the attached illustrations have been designed to achieve this look. The site is comprised of gentle rolling terrain with no flood plain present. Most of the project area will be devoted to open space. The property is situated just south and east of the intersection of E 86th St N and N Memorial Dr. The proposed development will take access from both E 86th St N and N Memorial Dr. The community will have gated entrances and an internal circular private road will provide access to all of the buildings and development areas. Housing for the residents will include several different types depending upon the level of care the individuals may require. All of the housing will involve 24 -hour assistance from staff, and the facility will employ several skilled nurses. The PUD proposes 113 bedrooms for the residents, nursing and support staff. The housing component for the project's initial phase of development is broken down as follows: • Ten (10) Daily Living Support (DLS) buildings with four (4) bedrooms per building plus one (1) bedroom /office for staff, at 3,020 SF each, for a total of fifty (50) bedrooms. • Two (2) Single Placement buildings at 7,500 SF each with six (6) bedrooms per building for a total of twelve (12) bedrooms. • Two (2) Community Home buildings at 6,820 SF each with twelve (12) bedrooms per building, plus one (1) bedroom /office for staff, at 3,020 SF each for a total of twenty -six (26) bedrooms. • One (1) Dormitory building at 9,930 SF with twenty -four (24) bedrooms plus (1) bedroom /office for staff for a total of twenty -five (25) bedrooms. The project allows for the future expansion of up to twenty -five (25) additional DLS bedrooms in five (5) buildings and one (1) Intermediate Care Facility that would house ten (10) individuals. The expansion area is noted on the conceptual development plan, but may not necessarily be built exactly as depicted due to the potential for unforeseen constraints on the property. The PUD document calls for a total of one hundred fifty (150) bedrooms at build out. The initial density of the project will be 2.3 dwelling units per acre (DU /Ac) and 3 DU /Ac at full build out. This development proposes a much lower residential density than is typically seen in Owasso. The individual units will be clustered, resulting in nearly 11 acres of undisturbed open space. This equates to twenty -two (22) percent of the total site area being in open space, meeting the requirement for open space set out in the Owasso Zoning Code. Comparatively, if the site were developed as a residential neighborhood with RS -3 (Residential Single - Family High Density) underlying zoning as the GrOwasso 2030 Land Use Plan also allows, one could expect a density of 5 DU /Ac for a total of nearly 245 homes with little open space, more traffic, pavement, and stormwater runoff. A variety of both passive and active amenities will be provided as part of this PUD for the individuals living there. Amenities will include but not be limited to: • Indoor Basketball Court • Outdoor Recreation Field • Walking Trails • Gazebo • Fishing Area • Community Gardens • Animal Therapy Area The project will have private streets, and the owner will assume responsibility for their long -term maintenance. The entire property will require platting to identify the locations of utility easements, access points, and stormwater easements. The project has been broken down into different development areas for residential and agricultural activities. The PUD denotes areas for each type of use. Bulk, area, and setback requirements have been established for each of these areas. Using the development plan as a guide, site and landscape plans shall be required as each development area comes on -line. The City of Owasso will provide sanitary sewer, Fire, Police, and EMS service to the proposed development. Water service will be provided by Washington County Rural Water District #3. Sanitary sewer service would need to be extended towards the east where it can connect into an existing 18" main near the rodeo grounds in McCarty Park. Stormwater detention will be provided on -site, the location(s) of which will be better defined as the engineering plans are prepared. If the PUD is approved, the applicant would provide final development plans for the area being developed, along with a final plat for administrative review and approval by City Staff. These plans shall include civil engineering drawings, landscape plans, drainage plans, lighting plans, utility plans, etc. Two neighborhood meetings were held by the applicant on November 15, 2017, to provide an opportunity to answer any questions and address any concerns of nearby property owners. Invitations to the meeting were sent out by the applicant to all property owners within one - quarter (1/4) mile of the subject property. Approximately 10 people attended the meeting. City Staff published a legal notice of the PUD in the Owasso Reporter November 22, 2017. Staff also mailed notices to property owners within a one - quarter (1/4) mile radius of the subject property. No comments of concern were received by Staff. Staff feels that the project will be a wonderful addition to the City of Owasso. It would provide housing and meaningful life skills for individuals with developmental disabilities, filling a missing niche in the community. Additionally, the produce grown and sold by the residents will provide local citizens access to fresh produce. The project has been well designed, will use the land efficiently, and will preserve the overall character of the property. COMPREHENSIVE PLAN CONSISTENCY: The GrOwasso 2030 Land Use Master Plan identifies the subject property for residential and transitional land uses. Staff concludes that the proposed residential and agricultural uses are supported by the GrOwasso 2030 Land Use Master Plan as the overall intensity of the use is less intense than what is prescribed for this location. HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT: The land surrounding the subject property is primarily undeveloped with no abutting residential subdivisions. There are a few large lot rural home sites abutting the property to the north and northeast. The railroad abuts the property immediately to the south. The GrOwasso 2030 Land Use Master Plan identifies this area as well as the property to the east and west for residential uses, where both agriculture and residential uses are identified as appropriate. Containing elements of both of the aforementioned uses, the proposed development appears to be in harmony with existing and expected development in this area. PLANNING COMMISSION & COUNCIL CONSIDERATION: Future planning issues must be considered if the PUD amendment is approved. If approved, the applicant would be required to adhere to all City of Owasso subdivision regulations and engineering requirements. According to the Owasso Zoning Code, the Planning Commission and City Council 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, which are: 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 Planning Commission considered this item at their regular scheduled meeting on December 11, 2017, voting 5 -0 to recommend approval. RECOMMENDATION: Staff recommends approval of Ordinance 1121. ATTACHMENTS: Ordinance 1121 PUD Documents Land Use Map Zoning Map