HomeMy WebLinkAbout1131_Part 12 Planning, Zoning & Development�ysxru� Tulsa County Clerk - Michael Willis
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CITY OF OWASSO, OKLAHOMA
ORDINANCE 1131
AN ORDINANCE RELATING TO PART 12, PLANNING, ZONING, AND DEVELOPMENT OF THE
CODE OF ORDINANCES OF THE CITY OF OWASSO, OKLAHOMA, REPEALING CHAPTER 2
ZONING REGULATIONS, IN ITS ENTIRETY AND ENACTING A NEW CHAPTER 2, ZONING CODE
OF THE CITY OF OWASSO, ADOPTING BY REFERENCE REGULATIONS FOR THE USE OF LAND,
BUILDINGS, SITES, AND STRUCTURES WITHIN THE CITY LIMITS OF THE CITY OF OWASSO,
OKLAHOMA; REPEALING ALL ORDINANCES IN CONFLICT; AND PROVIDING FOR
CODIFICATION
WHEREAS, Title 11, Oklahoma Statutes, Section 43 -101 et seq. empowers the City
to engage in Comprehensive Planning and Zoning and to enact suitable ordinances
carrying out the purposes of said acts; and
WHEREAS, The Owasso City Council deems it necessary for promoting the health,
safety and general welfare of the community to enact ordinances regulating the use of
land, buildings, sites, and structures within Owasso and amend such regulations as
needed.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF
OWASSO, OKLAHOMA THAT:
SECTION ONE (1): Part Twelve, Planning, Zoning, and Development, Chapter Two, Zoning
Regulations, Section 12 -201 Zoning Regulations Adopted, Section 12 -202 Sign Regulations
Adopted, and Section 12 -203, Gated Communities of the Owasso Code of Ordinances,
is hereby repealed in its entirety.
SECTION TWO (2): A new Chapter Two, Zoning Code, Section 12 -201, Zoning Regulations
Adopted, is hereby enacted to read as follows:
Chapter 2 Zoning Code
Section 12 -201 Zoning Regulations Adopted
For the purposes of promoting the health, safety, and general welfare; and to
encourage the development of the community, the Zoning Code of the City of
Owasso, Oklahoma, referred to as the "Owasso Zoning Code" or "Zoning Code ",
and the whole thereof, as full as if set out at length herein shall be controlling
within the corporate limits of the City.
The Owasso Zoning Code contains the following Chapters and Appendices:
Chapter 1
Title, Purpose, Interpretation, and Jurisdiction
Chapter 2
General Provisions
Chapter 3
Agriculture District Provisions
Chapter 4
Residential District Provisions
Chapter 5
Office District Provisions
Chapter 6
Commercial District Provisions
Chapter 7
Industrial District Provisions
Chapter 8
Public Facilities District Provisions
Chapter 9
Planned Unit Developments
Chapter 10
Overlay Districts
Chapter 11
Site Design Standards
Chapter 12
Off - Street Parking Requirements
Chapter 13
Non - Conformities
Chapter 14
Enforcement
Chapter 15
Zoning Code and Zoning Map Amendments
Chapter 16
Specific Use and Temporary Use Permits
Chapter 17
Telecommunication Towers and Wind Energy Systems
Chapter 18
Signs
Chapter 19
Landscaping, Screening, and Fencing Requirements
Chapter20
Outdoor Lighting
Chapter 21
Access Gates For Gated Communities
Definitions
Appendix A
Owasso Planning Commission
Appendix B
Owasso Board of Adjustment
SECTION THREE (3): REPEALER
All ordinances or parts of ordinances, in conflict with this ordinance are repealed to the
extent of the conflict only.
SECTION FOUR (4): SEVERABILITY
If any part or parts of this ordinance are held invalid or ineffective, the remaining portion
shall not be affected but remain in full force and effect.
SECTION FIVE (5): DECLARING AN EFFECTIVE DATE
The provisions of this ordinance shall become effective thirty (30) days from the date of
final passage as provided by state law.
SECTION SIX (6): CODIFICATION
The above shall be amended and codified in Part 12, Planning, Zoning, and
Development, Chapter 2, Zoning Regulations of the Owasso Code of Ordinances.
PAS b the Ci uncil of Owasso, Oklahoma
on6 Ticy o J , 201 .
Chris Kelley, Mayor
ATTEST:
APPROVED as to form:
Ordinance 1131
Page 2 of 2
1
Zeekly
Group
CITY OF OWASSO /LEGALS
Attn JULIE STEVENS
PO BOX 180
OWASSO. OK 74055
Owasso Reporter • Sand Springs Leader
Sklatook Journal
Wagoner County American - Tribune
OKLAHOMA WEEKLY GROUP Account Number
P.O. BOX 1770 1016023
TULSA, OK 74102 -1770
Date
June 27, 2018
L Date Category Description Ad Size Total Cost
06/27/2018 Legal Notices ORDINANCE 1131 2 x 115.00 CL 147.20
488234
Published In the Owasso Reporter, Owasso, Tulsa Coun-
ty, Oklahoma, June 27, MIS.
CITY OF OWASSO OKLAHOMA
ORDINANFE 1131
AN ORDINANCE RELATING TO PART 12, PLANNING
ZONING, AND DEVELOPMENT OF THE CODE 09 ORDINANCES OF THE CITY OF OWASSO, OKLAHO.
MA, REPEALING CHAPTER 2 ZONING REGULA-
TIONS IN ITS ENTIRETY AND ENACTING A NEW
CHAPTER 2 ZONING CODE OF THE CITY OF OWAS-
SO BY REFERENCE REGULATIONS
STRUCTURESEWITH NNTIIE CITY NLIAr11T5 od TXE
CITY OF OWASSO, OKLAHOMA- REPEALING ALL
ORDINANCES IN CONFLICT; AUD PROVIDING FOR
CODIFICATION
WHEREAS, Title 11, Oklahoma Statutes, Section 43 -101
at seq. empowers the City to engage In Comprehensive
Planning and Zoning and to enact suitable ordinances
carrying out the purposes of said acts; and
WHEREAS, The Owasso City Council deems it neces-
sary for Promoting the health, safety and general wel.
fare of the community to enact ordinances regulating the
use of land, buildings, sites, and structures within Owas.
so and amend such regulations as needed.
OR AND CITY COUNCIL OF THE CITY OF OWASSO,
OKLAHOMA THAT:
SECTION ONE (1): Part Twelve, Planning, Zoning, and
Development, Chapter Two, Zoning Regulations, Section
12 -201 Zoning Regulations Adopted, Section 12.202 Sign
Regulations Adopted, and Section 12 -203, Gated Commun.
Ities of the Owasso Code of Ordinances, Is hereby re-
peoled In its entirely.
SECTION TWO (2): A new Chapter Two, Zoning Code,
ctlon 12 -201, Zoning Regulations Adopted, Is hereby
enacted to read as follows:
Chapter 2 Zoning Code
Section 12 -201 Zoning Regulations Adopted
For the purposes of pramating the health, safety, and gen.
eral welfare; and to encourage the development of the
community, the Zoning Code of the City of Owosso, Okla-
homa, referred to as the 'Owosso Zoning Code- or
Zoning Code% and the whole thereof, as full as If set
out at length herein shall be controlling within the car -
porate limits of the City.
The Owosso Zoning Code contains the followma Chap
ters and Appendices:
Chapter 1 Title, Purpose, Interpretation, and
Chapter 2
Chapter 3
Chapter 4
Chapter 5
Chapter 6
Chapter 7
Chapter 8
Chapter 9
Chapter 10
Chapter ll
Chapter 12
Chapter 13
Chapter 14
Chapter 15
Chapter 16
Chapter 17
Chapter 18 Siam
Chapter 19 Landscaping, Screening, and Fencing
Requirements
Chapter 20 Outdoor Lighting
Chapter 21 Access Gates For Gated Communities
Definitions
Appendlx A Owosso Plannlnn Commission
Appendix B Owasso Board of Adlusiment
SECTION THREE (3): REPEALER
All ordinances or parts of ordinances, In conflict with
this ordinance are repealed to the extent of the conflict
only.
SECTION FOUR (4): SEVERABILITY
If any part or parts of this ordinance are held Invalid or
Ineffective, the remaining portion shall not be affected
but remain In full force and effect.
SECTION FIVE (S): DECLARING AN EFFECTIVE
DATE
The Provisions of this ordinance shall become effective
thirty (30) days from the date of final passage as provid-
ed by state law.
SECTION SIX (6): CODIFICATION
The above shall be amended and codified In Port 12,
Planning, Zoning, and Development, Chapter 2, Zoning
Regulations of the Owasso Code of Ordinances.
PASSED AND APPROVED this 19th day of June, 2018
79 Dr. Chris Kelley, Mayor
ATTEST: )s) Juliann M. Stevens, City Clerk
APPROVED AS TO FORM:
19 Julie Lombardi, City Attorney
Affidavit of Publication
Melissa Marshall
. of lawful age, being duly
swom, am a legal representative of the Owasso Reporter of Owasso,
Oklahoma, a weekly newspaper of general circulation in Tulsa
County, Oklahoma, a legal newspaper qualified to publish legal
notices, as defined in 25 O.S. § 106 as amended, and thereafter, and
complies with all other requirements of the laws of Oklahoma with
reference to legal publication. 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
06/2712018
Newspaper reference: 0000488234
Legal Representative
Sworn to and subscribed before me this date:
co - a 2 aa��
pag
Notary Public
My Commission expires: /12 —lave - _,V_ l-0
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INN1D
FOR
'L OF OKQ
Owasso Zoning Code
CITY OF OWASSO, OKLAHOMA
ADOPTED BY ORDINANCE NO 1131
June 19, 2018
TABLE OF CONTENTS
.............................................................
CHAPTER 1 TITLE, PURPOSES, INTERPRETATION, AND JURISDICTION1
....................................................................................................................... 1
1.2 Title and Citation
...................................................................................................................................... 1
1.2 Purpose
............................................................................................................................. 1
1.3 Interpretation
1.3.1 Validity of Other Laws ............................................................................................................... 1
1.3.2 Severability ................................................................................................................................ 1
................................................................................................................................. 1
1.4 Jurisdiction
1.4.1 Territorial Jurisdiction ................................................................................................................. 1
1.4.2 Extra-Territorial Jurisdiction ........................................................................................................ 1
1.4.3 Annexed Territory ...................................................................................................................... 1
...............................................................................................................
CHAPTER 2 GENERAL PROVISIONS2
....................................................................................................... 2
2.1 Zoning Districts Established
............................................................................................... 2
2.2 Official Zoning Map Established
..................................................................... 2
2.3 District Boundary Description and Interpretation
.............................................................................................................. 3
2.4 Limitation on Land Use
............................................................................. 3
2.5 Required Annexation for Utility Connection
............................................................................................................... 3
2.6 Platting Requirements
..........................................................................................
CHAPTER 3 AGRICULTURE DISTRICT PROVISIONS4
................................................................... 4
3.1 Principal Uses Permitted in the Agriculture District
................................................................................. 5
3.2 Accessory Uses in the Agriculture District
3.2.1 Accessory Uses Permitted ......................................................................................................... 5
3.2.2 Accessory Use Conditions ......................................................................................................... 5
........................................................... 5
3.3 Bulk and Area Requirements in the Agriculture District
............................................................................................
CHAPTER 4 RESIDENTIAL DISTRICT PROVISIONS7
.................................................................................................. 7
4.1 Purpose of Residential Districts
.................................................................................................. 7
4.2 Residential Districts Described
4.2.1 RE (Residential Estate) District ................................................................................................... 7
4.2.2 RS-1, RS-2, and RS-3 (Residential Single-Family) Districts ........................................................... 7
4.2.3 RD (Residential Duplex) District ................................................................................................. 7
4.2.4 RNX (Residential Neighborhood Mixed) District ....................................................................... 7
4.2.5 RM (Residential Multi-Family) District ......................................................................................... 7
4.2.6 RMH (Residential Mobile Home Park) District ........................................................................... 7
..................................................................................... 7
4.3 Residential Districts Max Gross Density
........................................................................ 8
4.4 Principal Uses Permitted in Residential Districts
4.4.1 RE (Residential Estate) and RS (Residential Single-Family) Districts .......................................... 8
4.4.2 RD (Residential Duplex) Districts ................................................................................................ 8
4.4.3 RNX (Residential Neighborhood Mixed) District ....................................................................... 9
4.4.4 RM (Residential Multi-Family) District ....................................................................................... 10
4.4.5 RMH (Residential Mobile Home Park) District ......................................................................... 11
.............................................................. 11
4.5 Bulk and Area Requirements in Residential Districts
4.5.1 Bulk and Area Requirements for RE and RS Districts ............................................................... 11
4.5.2 Bulk and Area Requirements for RD, RNX, and RM Districts ................................................... 13
4.5.3 Mechanical Equipment (HVAC) ............................................................................................. 14
4.5.4 Bulk and Area Requirements for the RMH District .................................................................. 15
4.5.5 Mobile Home Subdivisions....................................................................................................... 16
4.5.6 Additional Mobile Home Requirements ................................................................................. 16
........................................................... 16
4.6 Accessory Uses and Structures in Residential Districts
4.6.1 Accessory Uses Permitted ....................................................................................................... 16
4.6.2 General Conditions ................................................................................................................. 17
4.6.3 Division of Lots ......................................................................................................................... 18
4.6.4 Home Occupations................................................................................................................. 18
4.6.5 Roomers and Borders .............................................................................................................. 19
4.6.6 Storm Shelters .......................................................................................................................... 19
4.6.7 Carports ................................................................................................................................... 19
4.6.7.1 Carport Encroaching into the Front Setback...................................................................... 20
4.6.8 PODS and Temporary Moving and Storage Containers ........................................................ 21
i
4.6.9 One Single-Family Dwelling per Lot of Record ....................................................................... 21
4.6.10 Accessory Dwelling Units ......................................................................................................... 21
........................................................................................................................................ 21
4.7 Yards
4.7.1 Compliance with Yard Requirements .................................................................................... 21
4.7.2 Permitted Yard Obstructions ................................................................................................... 21
........................................................................................................................... 22
4.8 Garage Sales
..................................................................................................
CHAPTER 5 OFFICE DISTRICT PROVISIONS23
................................................................................................... 23
5.1 Purpose of the Office District
......................................................................... 23
5.2 Principal Uses Permitted in the Office District
.................................................................. 23
5.3 Bulk and Area Requirements in the Office District
.......................................................................................
CHAPTER 6 COMMERCIAL DISTRICT PROVISIONS25
....................................................................................... 25
6.1 Purpose of the Commercial Districts
6.1.1 General Purpose ..................................................................................................................... 25
............................................................................................. 25
6.2 Commercial Districts Described
6.2.1 CS (Commercial Shopping) District ........................................................................................ 25
6.2.2 CG (Commercial General) District ......................................................................................... 25
6.2.3 DM (Downtown Mixed) District ............................................................................................... 25
6.2.4 CH (Commercial High Intensity) District .................................................................................. 25
................................................................... 25
6.3 Principal Uses Permitted in Commercial Districts
6.3.1 Permitted Uses in the CS (Commercial Shopping) District ..................................................... 25
6.3.2 Permitted Uses in the CG (Commercial General) District ...................................................... 27
6.3.3 Permitted Uses in the DM (Downtown Mixed) District ............................................................ 28
................................................................................................. 28
6.4 Temporary Commercial Uses
............................................................ 28
6.5 Bulk and Area Requirements in Commercial Districts
............................................................................ 29
6.6 Locations of Sexually-Oriented Businesses
6.6.1 Definitions ................................................................................................................................ 29
6.6.2 Prohibition ................................................................................................................................ 30
...........................................................................................
CHAPTER 7 INDUSTRIAL DISTRICT PROVISIONS32
................................................................................................... 32
7.1 Purpose of Industrial Districts
................................................................................................... 32
7.2 Industrial Districts Described
7.2.1 IL (Industrial Light, Research and Development) District........................................................ 32
7.2.2 IM (Industrial Moderate) District .............................................................................................. 32
7.2.3 IH (Industrial Heavy) District ..................................................................................................... 32
......................................................................... 32
7.3 Principal Uses Permitted in Industrial Districts
7.3.1 Permitted Uses in the IL (Industrial Light, Research and Development District ...................... 32
7.3.2 Permitted Uses in the IM (Industrial Moderate) District ........................................................... 33
7.3.3 Permitted Uses in the IH (Industrial Heavy) District .................................................................. 34
................................................................. 35
7.4 Bulk and Area Requirements in Industrial Districts
...................................................................... 35
7.5 Accessory Uses Permitted in Industrial Districts
7.5.1 Accessory Uses Permitted ....................................................................................................... 35
7.5.2 Accessory Use Conditions ....................................................................................................... 35
.................................................................................
CHAPTER 8 PUBLIC FACILITIES DISTRICT PROVISIONS36
.................................................................................... 36
8.1 Purpose of the Public Facilities District
........................................................................ 36
8.2 Characteristics of the Public Facilities District
................................. 36
8.3 Allowed Uses and Permit Requirements in the Public Facilities District
......................................................... 36
8.4 Development Standards in the Public Facilities District
................................................................................................
CHAPTER 9 PLANNED UNIT DEVELOPMENTS37
................................................................................................................ 37
9.1 General Description
9.1.1 Introduction and Purpose ....................................................................................................... 37
9.1.2 Goals ....................................................................................................................................... 37
9.1.3 Applicability............................................................................................................................. 37
..................................................................................................... 38
9.2 Standards of Development
9.2.1 Density ..................................................................................................................................... 38
9.2.2 Land Use Percentages ............................................................................................................ 38
9.2.3 Preservation of Trees and Other Natural Features ................................................................. 39
9.2.4 Screening and Buffering ......................................................................................................... 39
9.2.5 Transition of Uses ...................................................................................................................... 39
9.2.6 Conceptual Landscape Plan ................................................................................................. 40
ii
9.2.7 Adherence to City Landscape Requirements ....................................................................... 40
9.2.8 Site Development.................................................................................................................... 40
9.2.8.1 Low-Impact Design (LID) Criteria......................................................................................... 40
9.2.8.2 Grading and Site Disturbance............................................................................................. 40
9.2.8.3 Adherence to City, State, and Federal Requirements ....................................................... 40
9.2.9 Parking and Circulation .......................................................................................................... 40
9.2.10 Open Space ............................................................................................................................ 40
9.2.11 Common Areas ....................................................................................................................... 41
9.2.12 Amenities Required ................................................................................................................. 41
9.2.13 Consistency with the Land Use Master Plan ........................................................................... 42
9.2.14 Compatibility with Surrounding Development ....................................................................... 42
............................................... 42
9.3 Procedures for Obtaining Planned Unit Development Zoning
9.3.1 Pre-Application Meeting ......................................................................................................... 42
9.3.2 Submittal of Development Application .................................................................................. 42
9.3.3 Technical Advisory Committee............................................................................................... 42
9.3.4 Neighborhood Meeting .......................................................................................................... 42
9.3.5 Owasso Planning Commission ................................................................................................ 43
9.3.6 Owasso City Council ............................................................................................................... 43
.................................................................................. 44
9.4 Timeline, Expiration, and Amendments
9.4.1 Validation ................................................................................................................................ 44
9.4.2 Zoning Ordinance ................................................................................................................... 44
9.4.3 Expiration ................................................................................................................................. 44
9.4.4 Conformance with Current Regulations................................................................................. 44
9.4.5 Extensions ................................................................................................................................ 45
9.4.6 Amendments ........................................................................................................................... 45
.............................................................................................. 46
9.5 Conceptual Development Plan
9.5.1 Conceptual Development Plan as the Preliminary Plat ........................................................ 47
.................................................................................................. 48
9.6 Design and Intent Statement
9.6.1 Requirements .......................................................................................................................... 48
..................................................................................................................
CHAPTER 10 OVERLAY DISTRICTS49
................................................................................................................ 49
10.1 General Description
10.1.1 Establishment of Overlay Districts ........................................................................................... 49
10.1.2 Development Criteria ............................................................................................................. 49
10.1.3 Applicability............................................................................................................................. 49
....................................................................................................... 50
US-169 OVERLAY DISTRICT
.................................................................................... 50
10.2 Purpose of the US-169 Overlay District
............................................................................. 50
10.3 Designation of the US-169 Overlay District
.......................................................................................... 50
10.4 Uses in the US-169 Overlay District
10.4.1 Permitted Uses ......................................................................................................................... 50
10.4.2 Restricted Uses......................................................................................................................... 50
10.4.3 Prohibited Uses ........................................................................................................................ 52
10.4.4 Uses Permitted with a Specific Use Permit .............................................................................. 52
10.4.5 Non-Conforming Uses ............................................................................................................. 53
10.4.6 Existing Uses ............................................................................................................................. 54
10.4.6.1 Single-Family Residential ...................................................................................................... 54
10.4.6.2 Properties Outside the City Limits of Owasso ...................................................................... 54
10.4.6.3 Previously Approved Projects or Development .................................................................. 54
........................................................................... 54
10.5 Requirements in the US-169 Overlay District
10.5.1 Landscape Requirements ....................................................................................................... 54
10.5.2 General Requirements ............................................................................................................ 54
........................................ 54
10.6 Building and Site Design Standards in the US-169 Overlay District
10.6.1 General Design ....................................................................................................................... 54
10.6.2 Building Entrance .................................................................................................................... 55
10.6.3 Boulevard Entrance ................................................................................................................ 55
10.6.4 Off-Street Parking .................................................................................................................... 55
10.6.5 Building Setback ...................................................................................................................... 56
10.6.6 Transit Stops ............................................................................................................................. 56
10.6.7 Outdoor Space ....................................................................................................................... 56
10.6.8 Sidewalks ................................................................................................................................. 56
10.6.9 Exterior Materials ..................................................................................................................... 56
iii
10.6.10 Multiple Buildings in Commercial Centers .............................................................................. 56
10.6.11 Roof Pitch ................................................................................................................................ 57
10.6.12 Electrical and Services Equipment ......................................................................................... 57
10.6.13 Wall Articulation ...................................................................................................................... 57
10.6.14 Signage ................................................................................................................................... 58
10.6.15 Building Orientation ................................................................................................................. 59
10.6.16 Commercial Drive-Through Lanes .......................................................................................... 59
10.6.17 Outdoor Display and Sales ..................................................................................................... 59
10.6.18 Screening of Refuse Collection and Loading Areas .............................................................. 59
.............................................................................................. 60
DOWNTOWN OVERLAY DISTRICT
...................................................................................................... 60
10.7 Downtown Overlay District
............................................................................. 60
10.8 Purpose of the Downtown Overlay District
....................................................................... 61
10.9 Designation of the Downtown Overlay District
10.9.1 Boundary Map ........................................................................................................................ 61
10.9.2 Map Amendments .................................................................................................................. 61
.................................................................................... 61
10.10 Uses in the Downtown Overlay District
10.10.1 Use Restrictions ........................................................................................................................ 61
10.10.2 Allowed Uses ........................................................................................................................... 62
10.10.3 Encouraged Uses .................................................................................................................... 62
10.10.4 Prohibited Uses ........................................................................................................................ 62
10.10.5 Non-Conforming Uses ............................................................................................................. 63
10.10.6 Existing Uses ............................................................................................................................. 64
.................................................................... 64
10.11 Requirements in the Downtown Overlay District
10.11.1 Landscape Requirements ....................................................................................................... 64
10.11.2 General Requirements ............................................................................................................ 64
.................................. 64
10.12 Building and Site Design Standards in the Downtown Overlay District
10.12.1 Building Entrance .................................................................................................................... 64
10.12.2 Off-Street Parking .................................................................................................................... 65
10.12.3 Building Setback ...................................................................................................................... 65
10.12.4 Outdoor Space ....................................................................................................................... 65
10.12.5 Sidewalks ................................................................................................................................. 65
10.12.6 Exterior Materials ..................................................................................................................... 65
10.12.7 Roof Pitch ................................................................................................................................ 65
10.12.8 Mechanical Equipment (HVAC) ............................................................................................. 66
10.12.9 Wall Articulation ...................................................................................................................... 66
10.12.10 Signage ................................................................................................................................... 67
10.12.11 Building Orientation ................................................................................................................. 68
10.12.12 Commercial Drive-Through Lanes .......................................................................................... 68
10.12.13 Screening of Refuse Collection and Loading Areas .............................................................. 68
10.12.14 Mixed-Use Developments ....................................................................................................... 68
10.12.15 Sidewalk Utilization .................................................................................................................. 69
10.12.16 Parking ..................................................................................................................................... 69
10.12.17 Multi-Family Development ...................................................................................................... 69
10.12.18 Residential Development........................................................................................................ 69
10.12.19 Stormwater Detention ............................................................................................................. 69
10.12.20 Floor-Area Ratio (FAR) ............................................................................................................. 69
10.12.21 Building Height......................................................................................................................... 69
10.12.22 Amenities ................................................................................................................................. 69
10.12.23 Excess Right-of-Way (ROW) .................................................................................................... 70
10.12.24 Administrative Review ............................................................................................................. 70
..........................................................................................................
CHAPTER 11 SITE DESIGN STANDARDS71
.................................................................................................................................... 71
11.1 Purpose
11.1.1 Exclusions for Developed Industrial Parks ............................................................................... 71
..................................................................................................................... 71
11.2 Platting Required
................................................................................................................... 71
11.3 Site Plan Required
11.3.1 Existing and Proposed Buildings .............................................................................................. 73
11.3.2 Existing Streets .......................................................................................................................... 73
11.3.3 General Information ................................................................................................................ 73
11.3.4 Landscape Plan ...................................................................................................................... 74
................................................................................................................. 74
11.4 Screening Required
iv
11.4.1 Dumpsters and Recycled Material Bins .................................................................................. 74
11.4.2 Mechanical Equipment .......................................................................................................... 75
11.4.3 Outdoor Storage Areas ........................................................................................................... 75
11.4.4 Outdoor Display Areas ............................................................................................................ 75
............................................................................ 75
11.5 Site Access and Circulation Requirements
11.5.1 Street Access ........................................................................................................................... 75
11.5.2 Local Streets ............................................................................................................................ 76
11.5.3 Arterial Streets .......................................................................................................................... 76
11.5.4 Driveway Connections to Adjacent Development ............................................................... 76
11.5.5 Mutual Access Driveways ....................................................................................................... 77
11.5.6 Width of Access ...................................................................................................................... 77
11.5.7 Spacing from Intersections...................................................................................................... 78
11.5.8 Emergency Access Drives ....................................................................................................... 78
11.5.9 Street Improvements ............................................................................................................... 78
11.5.10 Sight Triangles .......................................................................................................................... 78
11.5.10.1 Arterial Street Intersections .................................................................................................. 78
11.5.10.2 Collector or Local Street Intersections ................................................................................ 79
11.5.10.3 Objects in Sight Triangles ..................................................................................................... 79
11.5.11 Sidewalk Improvements .......................................................................................................... 79
................................................................................. 80
11.6 Building Architecture Design Standards
11.6.1 Metal Buildings ........................................................................................................................ 80
11.6.1.1 Front Façade ....................................................................................................................... 80
11.6.1.2 Sides ..................................................................................................................................... 80
11.6.1.3 Rear ...................................................................................................................................... 80
11.6.1.4 Large Building Façade ........................................................................................................ 81
11.6.2 Architectural Standards .......................................................................................................... 81
11.6.2.1 Roofs ..................................................................................................................................... 81
11.6.2.2 Entryways ............................................................................................................................. 81
11.6.3 Connectivity ............................................................................................................................ 81
11.6.4 Conversion from Residential to Non-Residential Use.............................................................. 81
11.6.4.1 Applicability ......................................................................................................................... 82
11.6.4.2 Miscellaneous Requirements ............................................................................................... 82
11.6.4.3 Driveways ............................................................................................................................. 82
82
11.7 Sound Abatement ...................................................................................................................
............................................................................................... 82
11.8 Accessory Uses and Structures
11.8.1 Purpose .................................................................................................................................... 82
11.8.2 Specific Use Permit Required .................................................................................................. 83
11.8.3 General Dimensional and Placement Standards .................................................................. 83
11.8.4 Commercial Accessory Structures Standards and Review Criteria ....................................... 83
............................................................................................... 84
11.9 Temporary Uses and Structures
11.9.1 Purpose .................................................................................................................................... 84
11.9.2 Temporary Uses Allowed ......................................................................................................... 84
11.9.3 Temporary Uses Not Allowed .................................................................................................. 86
......................................................................................
CHAPTER 12 OFF-STREET PARKING REQUIREMENTS87
.................................................................................................................................... 87
12.1 Purpose
12.1.1 Parking Standards ................................................................................................................... 87
12.1.2 Duty to Provide and Maintain Off-Street Parking ................................................................... 90
12.1.3 Surfacing.................................................................................................................................. 90
12.1.4 Striping ..................................................................................................................................... 90
............................................................................................. 90
12.2 Off-Street Parking Requirements
12.2.1 General Provisions ................................................................................................................... 90
....................................................................... 91
12.3 Design of Commercial Parking Stalls and Lots
12.3.1 General Provisions ................................................................................................................... 91
12.3.2 Standard Parking Stall Design ................................................................................................. 91
12.3.3 Compact Parking Space Design ............................................................................................ 92
12.3.4 Motorcycle Parking ................................................................................................................. 92
12.3.5 Oversized Vehicle Parking ...................................................................................................... 93
12.3.6 Parking Lot Design ................................................................................................................... 93
12.3.7 Queuing Requirements ........................................................................................................... 95
.............................................................. 95
12.4 Americans with Disabilities Act (ADA) Compliance
v
.................................................... 95
12.5 Residential Off-Street Parking Spaces (RS and RE Districts)
12.5.1 General Provisions ................................................................................................................... 95
12.5.2 Parking Pads ............................................................................................................................ 95
12.5.3 Driveways (Including Ribbon Driveways or Paving Strips) ...................................................... 96
...............................................................................................................
CHAPTER 13 NON-CONFORMITIES97
................................................................................................................ 97
13.1 General Description
........................................................................... 97
13.2 Non-Conforming Uses of Unimproved Land
....................................... 97
13.3 Non-Conforming Buildings or Buildings and Land in Combination
.............................................................................................................. 98
13.4 Non-Conforming Lots
13.4.1 Single Lots ................................................................................................................................ 98
13.4.2 Adjoining Lots .......................................................................................................................... 98
13.4.3 Lots in Non-Residential Districts ............................................................................................... 99
.................................................................................................... 99
13.5 Structural Non-Conformities
..................................................................................................................................... 99
13.6 Repairs
.......................................................................................................................
CHAPTER 14 ENFORCEMENT100
.......................................... 100
14.1 Duty of Community Development Director and Other Officials
............................................................................................................ 100
14.2 Penalties for Violation
................................... 100
14.3 Construction and Use Provided in Applications, Plans, and Permits
................................................................
CHAPTER 15 ZONING CODE AND ZONING MAP AMENDMENTS101
.............................................................................................................. 101
15.1 General Description
.................................................................................... 101
15.2 Policy on Zoning Map Amendments
..................................................................................................... 101
15.3 Zoning Text Amendments
.................................................................................................... 101
15.4 Zoning Map Amendments
15.4.1 Application ............................................................................................................................ 101
15.4.2 Notice Required .................................................................................................................... 101
15.4.3 Owasso Planning Commission Action on Zoning Map Amendments ................................. 102
15.4.4 Owasso City Council Action on Zoning Map Amendments ................................................ 102
.........................................................................
CHAPTER 16 SPECIFIC USE AND TEMPORARY USE PERMITS103
.............................................................................................................. 103
16.1 Specific Use Permits
16.1.1 Purpose .................................................................................................................................. 103
16.1.2 Relationship to Site Plan Requirements................................................................................. 103
16.1.3 Procedure .............................................................................................................................. 103
16.1.4 Owasso Planning Commission Review and Recommendation .......................................... 103
16.1.5 Owasso City Council Review and Action ............................................................................. 104
16.1.6 Indication on the Official Zoning Map Required .................................................................. 104
16.1.7 Approval Criteria ................................................................................................................... 104
16.1.8 Conditions of Approval ......................................................................................................... 104
16.1.9 Amendments ......................................................................................................................... 104
16.1.10 Lapse ..................................................................................................................................... 105
.......................................................................................................... 105
16.2 Temporary Use Permits
16.2.1 Purpose .................................................................................................................................. 105
16.2.2 Permit Required ..................................................................................................................... 105
16.2.3 Permit Exemptions ................................................................................................................. 105
16.2.4 General Requirements for All Allowed Temporary Uses and Structures .............................. 106
16.2.5 Permit and Application Fees................................................................................................. 107
16.2.6 Permit Issued .......................................................................................................................... 107
..............................................
CHAPTER 17 TELECOMMUNICATION TOWERS AND WIND ENERGY SYSTEMS108
.................................................................................................. 108
17.1 Telecommunication Towers
17.1.1 Specific Use Permit Required ................................................................................................ 108
17.1.2 Replacement of Existing Poles .............................................................................................. 109
17.1.3 Placement on Existing Poles .................................................................................................. 109
17.1.4 Roof Mounted Telecommunication Antennas ..................................................................... 109
17.1.5 Mounted Telecommunication Antennas (Non-Whip) ......................................................... 110
17.1.6 Distance Measurement......................................................................................................... 110
17.1.7 Exceptions and Exemptions .................................................................................................. 110
............................................................................................................ 110
17.2 Wind Energy Systems
17.2.1 Purpose .................................................................................................................................. 110
17.2.2 Applicability........................................................................................................................... 111
vi
17.2.3 Wind Energy System Requirements....................................................................................... 111
17.2.3.1 Location ............................................................................................................................. 112
17.2.3.2 Setbacks............................................................................................................................. 112
17.2.3.3 Design Standards ............................................................................................................... 112
17.2.3.4 Permit Requirements .......................................................................................................... 113
17.2.4 Non-Use ................................................................................................................................. 114
17.2.5 Private Covenants ................................................................................................................. 114
.....................................................................................................................................
CHAPTER 18 SIGNS115
.................................................................................................................................. 115
18.1 Purpose
.............................................................................................. 115
18.2 Calculating the Area of a Sign
................................................................................................... 115
18.3 Signs Not Requiring Permits
18.3.1 Non-Profit Signs ...................................................................................................................... 115
18.3.2 Grand Opening Signs ............................................................................................................ 116
18.3.3 Sports Field Signs .................................................................................................................... 116
18.3.4 Sport User Group Signs .......................................................................................................... 116
18.3.5 Real Estate Signs .................................................................................................................... 116
18.3.6 Open House Signs ................................................................................................................. 116
18.3.7 Business Signs ......................................................................................................................... 116
18.3.8 Flags ....................................................................................................................................... 116
18.3.9 Historical Markers ................................................................................................................... 116
18.3.10 Legal Notices ......................................................................................................................... 116
18.3.11 Political Signs ......................................................................................................................... 117
18.3.12 Garage Sale Sign .................................................................................................................. 117
18.3.13 Service Station Signs .............................................................................................................. 117
18.3.14 Awning or Canopy Lettering ................................................................................................ 117
18.3.15 Contractor Signs .................................................................................................................... 117
18.3.16 Window Signs......................................................................................................................... 117
18.3.17 Light Pole Banners and Bracket Signs ................................................................................... 117
18.3.18 Community Interest Signs ...................................................................................................... 117
18.3.19 City Banners or Signage ........................................................................................................ 117
18.3.20 Sandwich Board Signs (A-Frame Signs) ................................................................................ 118
18.3.21 Vehicle Wrap Signs ................................................................................................................ 118
..................................................................................................................... 118
18.4 Prohibited Signs
18.4.1 Location................................................................................................................................. 118
18.4.2 Type ....................................................................................................................................... 118
18.4.2.1 Portable, Snipe, Mobile, Vehicular, or Banner Signs ......................................................... 118
18.4.2.2 Billboards ............................................................................................................................ 119
18.4.2.3 Gooseneck Reflectors ....................................................................................................... 119
18.4.2.4 Spotlights and Searchlights................................................................................................ 119
18.4.2.5 Digital Signs and Message Boards..................................................................................... 119
18.4.2.6 Moving and Flashing Signs ................................................................................................ 119
18.4.2.7 Nuisances ........................................................................................................................... 119
18.4.2.8 Placards, Leaflets, and Handbills....................................................................................... 119
18.4.2.9 Corporate or Commercial Flags ....................................................................................... 119
18.4.2.10 Works of Art ........................................................................................................................ 119
18.4.2.11 Advertising Signs (Off-Premises) ......................................................................................... 119
18.4.2.12 Roof Signs ........................................................................................................................... 119
18.4.2.13 Balloons and Inflatable Signs ............................................................................................. 120
18.4.2.14 Feather Flag or Banner Flag .............................................................................................. 120
18.4.3 Content ................................................................................................................................. 120
18.4.3.1 Obscene Matter ................................................................................................................ 120
18.4.3.2 Traffic Safety ...................................................................................................................... 120
...................................................................................................................... 120
18.5 Permitted Signs
18.5.1 Digital Signage ...................................................................................................................... 132
18.5.2 Determining Sign Measurement and Area........................................................................... 132
18.5.2.1 Freestanding Signs ............................................................................................................. 133
18.5.2.2 Multi-Faced Signs ............................................................................................................... 133
18.5.3 Determining Sign Height ....................................................................................................... 134
.................................................................................................................... 134
18.6 Unified Sign Plan
....................................................................................................... 135
18.7 Administrative Provisions
vii
.................................................................................................................... 135
18.8 Permits Required
.................................................................................................................. 135
18.9 Permit Revocable
...................................................... 135
18.10 Construction, Inspection, and Maintenance Standards
18.10.1 Materials ................................................................................................................................ 135
18.10.2 Letters, Bracing, Anchorage, and Supports ......................................................................... 136
18.10.3 Maintenance......................................................................................................................... 136
18.10.4 Other Requirements .............................................................................................................. 136
............................................................................................................................ 136
18.11 Permit Fees
.......................................................................................................... 137
18.12 Non-Conforming Signs
................................................................................................................................... 137
18.13 Validity
................................................................................................................. 137
18.14 Sign Maintenance
................................................
CHAPTER 19 LANDSCAPING, SCREENING, AND FENCING REQUIREMENTS138
.................................................................................................................................. 138
19.1 Purpose
19.1.1 Concept Illustration ............................................................................................................... 138
19.1.2 General Provisions ................................................................................................................. 139
19.1.3 Interpretation of Landscaping Terms .................................................................................... 140
..................................................................................................................... 141
19.2 Landscape Plan
19.2.1 General Requirements .......................................................................................................... 141
19.2.2 Plan Requirements ................................................................................................................ 142
19.2.3 Installation Timeline ............................................................................................................... 143
19.2.4 Violations ............................................................................................................................... 143
19.2.5 Variances .............................................................................................................................. 143
............................................................................................................................ 143
19.3 Street Yards
19.3.1 Purpose .................................................................................................................................. 143
19.3.2 Standards in Non-Residential and Multi-Family Districts ....................................................... 143
19.3.3 Standards for Single-Family Residential Districts ................................................................... 144
19.3.3.1 Subdivision Standards ........................................................................................................ 144
19.3.3.2 Street Yard ......................................................................................................................... 144
19.3.3.3 Landscape Reserve ........................................................................................................... 145
............................................................................................................... 145
19.4 Interior Parking Lots
19.4.1 Non-Residential and Multi-Family Districts ............................................................................ 145
19.4.2 Entry Islands ........................................................................................................................... 146
19.4.3 Internal Islands ....................................................................................................................... 146
19.4.4 Litter Control .......................................................................................................................... 147
19.4.5 Sites Less than Two Acres ...................................................................................................... 147
19.4.6 Pedestrian Island ................................................................................................................... 147
19.4.7 Landscaping Protections ...................................................................................................... 148
19.4.8 Alternative Parking Lot Island Design.................................................................................... 148
19.4.9 Expansion of Uses .................................................................................................................. 149
19.4.10 Yard Calculations .................................................................................................................. 149
............................................................................................................................ 149
19.5 Buffer Yards
19.5.1 Purpose .................................................................................................................................. 149
19.5.2 Buffering of Development Adjacent to Residential Districts and Uses ................................ 151
19.5.2.1 Commercial and Office Uses ............................................................................................ 151
19.5.2.2 Industrial Uses ..................................................................................................................... 151
19.5.3 Standards for Buffer Yard Development .............................................................................. 152
19.5.3.1 Prohibited Uses ................................................................................................................... 152
19.5.3.2 Permitted Uses.................................................................................................................... 152
19.5.3.3 Reductions in Required Buffer Yard Permitted .................................................................. 152
19.5.3.4 Existing Vegetation ............................................................................................................ 153
19.5.3.5 Application toward Setback Requirement ....................................................................... 153
19.5.3.6 Designation of Buffer Yard as Landscaped Area ............................................................. 153
19.5.3.7 Buffer Yard on Property Line .............................................................................................. 153
19.5.3.8 Existing Fences ................................................................................................................... 153
19.5.4 Exemptions ............................................................................................................................ 153
........................................................................................................................ 154
19.6 Building Yards
19.6.1 Purpose and Applicability ..................................................................................................... 154
19.6.2 Yard Types ............................................................................................................................. 154
19.6.3 Building Yard Calculations .................................................................................................... 154
.......................................................... 155
19.7 Mechanical Equipment and Service Area Screening
viii
19.7.1 Mechanical Equipment and Service Areas ......................................................................... 155
19.7.2 Utilities .................................................................................................................................... 155
19.7.3 Rooftops ................................................................................................................................ 155
....................................................................................................... 156
19.8 Tree Preservation Credits
19.8.1 Tree Preservation and Replacement .................................................................................... 156
19.8.2 Grading Permit ...................................................................................................................... 156
19.8.3 Tree Preservation Credits....................................................................................................... 156
......................................................................................................... 156
19.9 Design Considerations.
19.9.1 Overhead Power Lines .......................................................................................................... 156
19.9.2 Sight Triangles ........................................................................................................................ 156
.......................................................................................... 157
19.10 Specifications for Plant Materials
19.10.1 Size Standards ....................................................................................................................... 157
19.10.2 Organic Ground Cover ......................................................................................................... 157
19.10.3 Inorganic Ground Cover....................................................................................................... 157
19.10.4 Selection of Plant Materials................................................................................................... 157
19.10.5 Landscape Maintenance ..................................................................................................... 158
19.10.6 Tree Trimming......................................................................................................................... 159
.......................................................................................................... 159
19.11 Fencing Requirements
19.11.1 Fences in Residential Neighborhoods .................................................................................. 160
19.11.2 Fences in Flood and Drainage Areas ................................................................................... 160
..............................................................................................................
CHAPTER 20 OUTDOOR LIGHTING161
.............................................................................................................. 161
20.1 General Description
.............................................................................................. 161
20.2 Light Measurement Technique
............................................................................... 161
20.3 General Standards for Outdoor Lighting
20.3.1 All Zoning District except RS and AG .................................................................................... 161
20.3.2 RM and RNX Zoning Districts.................................................................................................. 162
20.3.3 AG and Other Residential Districts ........................................................................................ 162
20.3.4 LED Lighting ........................................................................................................................... 162
............................................................................................................... 162
20.4 Parking Lot Lighting
.................................................. 163
20.5 Outdoor Sports Field/Outdoor Performance Area Lighting
.......................................................................................................................... 162
20.6 Sign Lighting
........................................................... 162
20.7 Lighting of Commercial Buildings and Landscaping
................................................................................................................................ 162
20.8 Site Plans
.................................................................................................................. 162
20.9 Non-Conformities
..........................................................................
CHAPTER 21 ACCESS GATES FOR GATED COMMUNITIES 164
......................................................................... 164
21.1 Access Gate Requirements and Standards
21.1.1 Gates on Private Streets ........................................................................................................ 164
21.1.2 Distance between Gates and Public Streets ....................................................................... 164
21.1.3 Prohibition of Tire Damaging Devices................................................................................... 164
21.1.4 Validity of Other Ordinances ................................................................................................ 164
21.1.5 Establishment of Homeowners' Association ......................................................................... 164
21.1.6 Gate Width ............................................................................................................................ 164
21.1.7 Back-Up System ..................................................................................................................... 164
21.1.8 Emergency Release .............................................................................................................. 164
21.1.9 Access System ....................................................................................................................... 165
21.1.10 Design Standards for Streets ................................................................................................. 165
21.1.11 Gates to Remain Open in Event of Failure ........................................................................... 165
21.1.12 Minimum Covered Entry Height and Width .......................................................................... 165
21.1.13 Access and Easements Required ......................................................................................... 165
21.1.14 Inspections and Maintenance Required .............................................................................. 165
.......................................................................................................................................................
DEFINITIONS166
......................................................................................
APPENDIX A OWASSO PLANNING COMMISSION181
183
........................................................................................
APPENDIX B OWASSO BOARD OF ADJUSTMENT
ix
LIST OF TABLES
........................................................................................................................... 2
Table 2.1 Zoning Districts
............................................................................................... 4
Table 3.1 Uses Permitted in the AG District
........................................................................ 6
Table 3.2 Bulk and Area Requirements in the AG District
.................................................................................................................. 8
Table 4.1 Residential Densities
.................................................................... 8
Table 4.2 Principal Uses Permitted in the RE and RS Districts
................................................................................. 9
Table 4.3 Principal Uses Permitted in the RD District
.............................................................................. 9
Table 4.4 Principal Uses Permitted in the RNX District
.............................................................................. 10
Table 4.5 Principal Uses Permitted in the RM District
............................................................................ 11
Table 4.6 Principal Uses Permitted in the RMH District
............................................................... 11
Table 4.7 Bulk and Area Requirements for RE and RS Districts
................................................... 13
Table 4.8 Bulk and Area Requirements for RD, RNX, and RM Districts
................................................................... 15
Table 4.9 Area Requirements for RMH Park Developments
............................................................................. 16
Table 4.10 Individual Mobile Home Lot Requirements
.......................................... 16
Table 4.11 Accessory Uses and Structures Permitted in Residential Districts
......................................................................... 23
Table 5.1 Principal Uses Permitted in the Office District
.................................................................. 24
Table 5.2 Bulk and Area Requirements in the Office District
.............................................................................................. 26
Table 6.1 Permitted Uses in the CS District
........................................................................... 27
Table 6.2 Additional Permitted Uses in the CG District
................................................................................. 28
Table 6.3 Uses Allowed By Right in the DM District
............................................................ 29
Table 6.4 Bulk and Area Requirements in Commercial Districts
................................................................................. 33
Table 7.1 Principal Uses Permitted in the IL District
............................................................. 34
Table 7.2 Additional Principal Uses Permitted in the IM District
.............................................................. 34
Table 7.3 Additional Principal Uses Permitted in the IH District
................................................................. 35
Table 7.4 Bulk and Area Requirements in Industrial Districts
............................................................................... 36
Table 8.1 Development Standards in the PF District
................................................................................................................. 41
Table 9.1 Required Amenities
........................................................................ 52
Table 10.1 Prohibited Uses in the US-169 Overlay District
..................................................... 53
Table 10.2 Uses Permitted in the US-169 Overlay District with an SUP
.............................................................. 62
Table 10.3 Uses Encouraged in the Downtown Overlay District
.................................................................. 62
Table 10.4 Prohibited Uses in the Downtown Overlay District
..................................................................................................... 78
Table 11.1 Spacing from Intersections
.................................................................................... 88
Table 12.1 Parking Requirements by Type of Use
................................................................................................ 91
Table 12.2 Parking Space Design Criteria
.......................................... 121
Table 18.1 Sign Requirements for the AG, RE, RS-1, RS-2, and RS-3 Districts
.................................................. 121
Table 18.2 Sign Requirements for the RD, RNX, RM, and RMH Districts
...................................................................................... 122
Table 18.3 Sign Requirements for the O District
........................................................................ 124
Table 18.4 Sign Requirements for the CS and IL Districts
..................................................................... 126
Table 18.5 Sign Requirements for the CG and IM Districts
..................................................................................... 128
Table 18.6 Sign Requirements for the IH District
...................................................................................................... 150
Table 19.1 Buffer Yard Requirements
............................................................................ 154
Table 19.2 Building Yard Landscaping Requirements
....................................................................................................... 156
Table 19.3 Tree Preservation Credits
x
LIST OF FIGURES
Figure 4.1 Typical Yard Locations on Single-Family Lots .............................................................................................. 12
Figure 4.2 Common Lot Configurations ............................................................................................................................. 12
Figure 4.3 Yard and Setback Locations for Duplex Lots................................................................................................ 13
Figure 4.4 Yard and Setback Locations for Zero Lot Line and Townhome Units ..................................................... 14
Figure 4.5 Placement of Exterior Mechanical Units on Residential Lots .................................................................... 15
Figure 4.6 Placement of Permanent Accessory Structures on RS Lots....................................................................... 17
Figure 9.1 Planned Unit Development Process ................................................................................................................ 44
Figure 9.2 Conceptual Development Plan ....................................................................................................................... 47
Figure 10.1 US-169 Overlay District Boundaries ................................................................................................................. 51
Figure 10.2 Building Entrances ............................................................................................................................................... 55
Figure 10.3 Encouraged Off-Street Parking Areas ............................................................................................................ 55
Figure 10.4 Wall Articulation in the Downtown Overlay District..................................................................................... 58
Figure 10.5 Downtown Overlay District Boundaries .......................................................................................................... 61
Figure 10.6 Wall Articulation in the Downtown Overlay District..................................................................................... 67
Figure 10.7 Overhanging Signs .............................................................................................................................................. 68
Figure 11.1 Dumpsters and Recycled Material Bins ......................................................................................................... 74
Figure 11.2 Driveway Spacing ............................................................................................................................................... 76
Figure 11.3 Mutual Access Driveways ................................................................................................................................. 77
Figure 11.4 Width of Access.................................................................................................................................................... 77
Figure 11.5 Spacing of Intersections and Points of Access .................................................................................. 78
Figure 11.6 Sight Triangles ....................................................................................................................................................... 79
Figure 11.7 Façade Coverage ............................................................................................................................................... 80
Figure 12.1 Compact Parking Spaces ................................................................................................................................. 92
Figure 12.2 Parallel Parking..................................................................................................................................................... 93
Figure 12.3 Angled Parking ..................................................................................................................................................... 94
Figure 12.4 Driveway Ribbons ................................................................................................................................................ 96
Figure 17.1 Wind Energy System Total Height .................................................................................................................. 111
Figure 17.2 Wind Energy System Minimum Blade Height .............................................................................................. 112
Figure 17.3 Wind Energy System Setbacks ....................................................................................................................... 112
Figure 18.1 Light Pole Banners and Bracket Signs .......................................................................................................... 117
Figure 18.2 Portable Sign ....................................................................................................................................................... 118
Figure 18.3 Snipe Signs ........................................................................................................................................................... 118
Figure 18.4 Gooseneck Reflectors ...................................................................................................................................... 119
Figure 18.5 Area Marker Sign ............................................................................................................................................... 130
Figure 18.6 Awning Sign......................................................................................................................................................... 130
Figure 18.7 Bulletin Sign ......................................................................................................................................................... 130
Figure 18.8 Business Sign ....................................................................................................................................................... 130
Figure 18.9 Canopy Sign ....................................................................................................................................................... 130
Figure 18.10 Pole Sign ...............................................................................................................................................................
131
Figure 18.11 Monument Sign .................................................................................................................................................. 131
Figure 18.12 Marquee Sign ..................................................................................................................................................... 131
Figure 18.13 Projecting Sign .................................................................................................................................................... 131
Figure 18.14 Wall Sign ...............................................................................................................................................................
131
Figure 18.15 Sign Area and Dimensions .............................................................................................................................. 132
Figure 18.16 Calculating Sign Area for Freestanding Signs ............................................................................................ 133
Figure 18.17 Multi-Faced Signs .............................................................................................................................................. 134
Figure 18.18 Sign Height........................................................................................................................................................... 134
Figure 19.1 Typical Planting Yards ...................................................................................................................................... 139
Figure 19.2 Tree Descriptive Terms ...................................................................................................................................... 141
Figure 19.3 Typical Sizes of Landscaping Plants .............................................................................................................. 141
Figure 19.4 Entry Islands......................................................................................................................................................... 146
Figure 19.5 Internal Islands ................................................................................................................................................... 146
Figure 19.6 Pedestrian Island................................................................................................................................................ 147
Figure 19.7 Bioswale ............................................................................................................................................................... 148
Figure 19.8 Alternative Parking Lot Design ....................................................................................................................... 148
Figure 19.9 Trash Enclosures and Dumpster Areas ......................................................................................................... 155
Figure 19.10 Mechanical Equipment Screening on Roofs .............................................................................................. 155
Figure 19.11 Trees and Power Lines ...................................................................................................................................... 156
Figure 20.1 Floodlights ............................................................................................................................................................ 161
xi
CHAPTER 1
TITLE, PURPOSE, INTERPRETATION, AND JURISDICTION
The Title of this Code shall be known and cited as the “Owasso
1.1Title and Citation.
Zoning Code”.
This Code classifies and regulates the use of land, buildings, sites, and
1.2Purpose.
structures within the City Limits of the City of Owasso, Oklahoma. The regulations in
this Code are necessary to:
a.Promote the health, safety, and general welfare of the citizens of Owasso;
b.Promote productive and enjoyable harmony between people and the built
environment;
c.Achieve a balance between population and resources so as to permit high
standards of living and a wide sharing of amenities;
d.Encourage the most appropriate use of land by dividing the City into zones;
e.Regulate therein the use of the land;
f.Encourage the development of the community in accordance with the Land
Use Master Plan; and
g.Maintain and stabilize property values.
1.3 Interpretation.
Where this Code imposes a greater restriction upon the use of
1.3.1 Validity of Other Laws.
structures or land, upon height or bulk of structures, or requires larger open space or
yards than are imposed by other ordinances, laws, or regulations, the provisions of this
Code shall not be construed to prevent the enforcement of other ordinances, laws, or
regulations which prescribe more restrictive limitations.
In case any portion of this Code shall be invalid or unconstitutional, as
1.3.2 Severability.
declared by a court of competent jurisdiction, the remainder of the Code shall not be
invalid, but shall remain in full force and effect.
1.4 Jurisdiction.
This Code shall be in full force and effect and shall apply to all
1.4.1 Territorial Jurisdiction
.
lands within the incorporated limits of the City of Owasso, Oklahoma.
The City shall have the authority to guide and provide input
1.4.2 Extra-Territorial Jurisdiction.
on development for all lands within the City of Owasso fenceline.
When any territory is brought into Owasso City Limits by annexation or
1.4.3 Annexed Territory.
otherwise, such territory shall be deemed to be in the AG (Agriculture) district, provided,
however, that the Owasso City Council may annex and rezone properties given
previous zoning in Tulsa County or Rogers County in one ordinance. Additionally,
rezoning can be requested with annexation if the rezoning request is in compliance with
the adopted Land Use Master Plan and all statutory notice requirements are met.
1
CHAPTER 2
GENERAL PROVISIONS
The zoning districts set forth in Table 2.1 below are
2.1Zoning Districts Established.
established:
Table 2.1 – Zoning Districts
Agriculture
AG
Residential Estate
RE
Residential Single-Family Low Density
RS-1
Residential Single-Family Medium Density
RS-2
Residential Single-Family High Density
RS-3
Residential Duplex
RD
Residential Neighborhood Mixed
RNX
Residential Multi-Family
RM
Residential Mobile Home Park
RMH
Office
O
Commercial Shopping
CS
Commercial General
CG
Downtown Mixed
DM
Commercial High Intensity
CH
Industrial Light, Research and Development
IL
Industrial Moderate
IM
Industrial Heavy
IH
Public Facilities
PF
For previously existing zoning districts that are no longer described in this Code, refer
to the zoning district that most closely matches the district in question. The
Community Development Director or their designee shall make a determination.
Appeals of this determination may be taken to the Owasso Board of Adjustment
(BOA).
The locations and boundaries of the various districts as
2.2 Official Zoning Map Established.
defined herein shall be shown and delineated on the Official Zoning Map of the City of
Owasso, Oklahoma, dated __________, or the most recently updated. The Official
Zoning Map shall be maintained by the City of Owasso, and any changes to zoning
shall be done only through an ordinance. The Official Zoning Map shall be kept by the
City Clerk and any subsequent changes shall be maintained and updated by the
Community Development Director or their designee.
Any update to a zoning district’s
2.3 District Boundary Description and Interpretation.
boundary lines shall be designated by legal description and reflected on the Official
Zoning Map. When a legal description is used, the boundary line shall be deemed to
extend to the centerline of abutting streets (if applicable) and shall be so designated on
the Official Zoning Map. When the Official Zoning Map is referenced, district boundary
lines shall be established by dimensions, property lines, recorded lot lines, or the
centerline of the abutting street, alley, or railroad right-of-way. In situations where the
exact locations of district boundary lines are in question, the Owasso Board of
Adjustment (BOA) shall make a final determination as to their location, and the legal
description shall be used to assist in such a determination.
2
No land or building shall be used and no building, structure, or
2.4 Limitation on Land Use.
improvement shall be made, erected, constructed, moved, altered, enlarged, or rebuilt
which is designed, arranged, or intended to be used or maintained for any purpose or
in any manner except in accordance with the provisions of the Owasso Zoning Code,
except as provided by the Chapter titled “Non-Conformities” in the Owasso Zoning
Code.
Nothing in this Code shall be deemed to require a change in the plans, construction, or
designated use of any building, where a Building Permit was lawfully issued prior to the
effective date of this Code, and pursuant to such Permit, construction is diligently
carried to completion. Upon completion, such building or use shall be deemed non-
conforming and may continue as regulated by the Chapter titled “Non-Conformities” in
the Owasso Zoning Code.
Connection to any City of Owasso utility
2.5 Required Annexation for Utility Connection.
shall be provided to properties within Owasso City Limits, or as approved by the
Owasso City Council. Any property within Owasso’s Fenceline that requests utility
connection without annexation, shall sign a “Consent to Annex” form.
For the purposes of providing a proper arrangement of streets
2.6 Platting Requirements.
(as outlined within the Owasso Subdivision Regulations) and for assuring the adequacy
of open spaces for traffic, utilities, and access of emergency vehicles, commensurate
with the intensification of land use customarily incident to a change of zoning, platting
requirements are established as follows:
a.For any land that has been rezoned upon application, no Building Permit shall
be issued until that portion of the tract on which the Permit is sought has been
included within a subdivision plat or replat, as the case may be, submitted to the
Owasso Planning Commission for their review and recommendation, approved
by the Owasso City Council, and filed in the office of the County Clerk where
the property is situated;
b.Plats shall be submitted in accordance with the adopted Owasso Subdivision
Regulations;
c.In some instances a Plat Waiver (as outlined in the Owasso Subdivision
Regulations) may be granted by the Owasso City Council, which would satisfy
the platting requirement for issuance of a Building Permit; and
d.Right-of-way shall be dedicated as determined by the City Engineer in cases
where parcels abut public streets.
3
CHAPTER 3
AGRICULTURE DISTRICT PROVISIONS
Principal uses permitted in the AG
3.1 Principal Uses Permitted in the Agriculture District.
(Agriculture) district, by right or with a Specific Use Permit (SUP), are set forth in Table
3.1 below:
Table 3.1 – Uses Permitted in the AG District
Allowed Allowed
Use
By Right with SUP
Air Transportation X
Animal Production and Aquaculture X
Aquaculture X
Beef Cattle Ranching and Farming X
Bed and Breakfast X
Cemetery X
Chicken Egg Production X
Crop Production X
Cultural Center X
Dairy Cattle and Milk Production X
Forestry and Logging X
Golf Course (Including Miniature and Pitch-N-Putt) X
Golf Driving Range X
Gun Club, Recreational X
Manufactured Home X
Museum, Historical Site, and Similar Institutions X
Nursery (Horticulture) and Greenhouse X
Other Animal Production X
Other Poultry Production X
Performing Arts, Spectator Sports, and Related Industries X
Place of Worship X
Poultry Hatchery X
Riding Stable X
RV (Recreational Vehicle) Parks and Recreational Camp X
School (Public and Private) X
Sheep and Goat Farming X
Shooting Range X
Single-Family Dwelling X
Support Activities for Agriculture and Forestry X
Tiny Home Development (with PUD) X
Turkey Production X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 3.1 shall not be allowed
in the AG (Agriculture) district. For any proposed use (by right or SUP) the Community
Development Director or their designee shall determine the category that the proposed
use would fall within.
The SUP uses allowed in the AG (Agriculture) district shall follow the process outlined in
the Section titled “Specific Use Permits” of the Owasso Zoning Code and are subject to
the requirements, safeguards, and conditions that may be imposed by the Owasso City
Council. Further, SUP uses in the AG (Agriculture) district shall conform to the bulk and
area requirements of the district, unless modified by the Owasso City Council.
4
3.2 Accessory Uses in the Agriculture District.
Accessory uses customarily incident to a principal use
3.2.1 Accessory Uses Permitted.
permitted in an AG (Agriculture) district are permitted in such district.
In addition, home occupations are permitted as accessory uses. A home occupation is
an occupation, profession, or trade customarily carried on by occupants of a dwelling
unit as a secondary use that is clearly incidental to the principal use of the dwelling unit
for residential purposes. Home occupations are allowed as an accessory use in the AG
(Agriculture) district, subject to the following provisions:
a.Location Home occupations shall be conducted only within the principal
.
structure.
b.Area The maximum floor area utilized for home occupation purposes shall
.
not exceed twenty-five (25) percent of the total floor area of the principal
structure.
c.Employees. The home occupation shall occur only within the private
residence of the family or person occupying the dwelling. No person shall be
employed in the home occupation other than a member of the immediate
family residing on the premises.
d.Merchandise.The home occupation shall not involve the retail sale of
merchandise manufactured off the premises.
e.Visibility of MerchandiseNo merchandise shall be displayed in such a
.
manner as to be visible from outside.
f.Outdoor Storage No outdoor storage shall be allowed in connection with
.
any home occupation.
g.Maintenance of Non-Commercial Character No alteration of the non-
.
commercial character of the premises may be made, including the removal
of garage doors.
h.Signs. No signs, display, or advertising on the premises shall be permitted.
i.Disturbances. No mechanical or electrical equipment or other activities shall
be allowed which create a noise, dust, odor, or electrical disturbance.
j.Traffic and Parking No home occupation shall generate more than fourteen
.
(14) trips per day to and from the premises, and all parking needs generated
shall be accommodated by off-street parking that does not alter the non-
commercial character of the premises.
An accessory building constructed as an integral part of the
3.2.2 Accessory Use Conditions.
principal building shall be made structurally a part thereof and shall comply with the
requirements applicable to the principal building.
Accessory buildings shall meet the minimum yard or building setback requirements.
Bulk and area requirements in
3.3 Bulk and Area Requirements in the Agriculture District.
the AG (Agriculture) district are set forth in Table 3.2 below:
5
Table 3.2 – Bulk and Area Requirements in the AG District
Lot Dimensions
Lot Width (Minimum) 200 feet
Lot Area (Minimum) 2 acres
Front Yard and Any Yard Abutting a Right of Way
Arterial (Minimum) 35 feet
Not an Arterial (Minimum) 25 feet
Other Requirements
Side Yard (Minimum) 15 feet
Rear Yard (Minimum) 40 feet
Building Height (Maximum) N/A*
*Any structure height greater than fifty (50) feet shall require an SUP.
6
CHAPTER 4
RESIDENTIAL DISTRICT PROVISIONS
The residential districts are designed to:
4.1Purpose of Residential Districts.
a.Achieve the residential objectives of the Land Use Master Plan;
b.Protect the character of residential areas from encroachment of commercial
and industrial activities;
c.Achieve a suitable environment for families by permitting appropriate
neighborhood facilities in residential areas, such as churches, schools, and
certain cultural and recreational facilities;
d.Permit a variety of dwelling types and densities to meet the varying housing
needs of families; and
e.Regulate residential development to facilitate the planning for an economical
provision of streets, utilities, and other public facilities.
4.2Residential Districts Described.
The RE (Residential Estate) district is designed to permit
4.2.1 RE (Residential Estate) District.
the development and conservation of single-family detached dwellings in a suitable
environment on large parcels of land at a low population density.
The RS-1, RS-2, and RS-3
4.2.2RS-1, RS-2, and RS-3 (Residential Single-Family) Districts.
(Residential Single-Family) districts are designed to permit the development and
conservation of single-family detached dwellings in suitable environments in a variety of
densities to meet the varying single-family housing needs of individuals and families.
The RD (Residential Duplex) district is designed to permit
4.2.3RD (Residential Duplex) District.
a more intense yet compatible use of tracts in or near single-family residential and other
neighborhoods which, because of size, topography, or adjacent land use are not
ideally suited for single-family use.
The RNX (Residential Neighborhood
4.2.4RNX (Residential Neighborhood Mixed) District.
Mixed) district is a residential zoning category that allows a mixture of neighborhood-
level uses at a density no greater than twelve (12) units per acre. This category allows
for uses that fall in between typical single-family development and higher density multi-
family developments. These can be owner-occupied or rental units. Except for single-
family detached housing, these residential developments are required to be reviewed
as a Planned Unit Development (PUD).
The RM (Residential Multi-Family) district is designed
4.2.5RM (Residential Multi-Family) District.
to permit the development and preservation of multi-family dwelling types, such as
apartments, garden apartments, and townhouses, in suitable environments in a variety
of densities to offer alternative housing types for individuals and families. Except for
single-family detached housing, these residential developments are required to be
reviewed as a Planned Unit Development (PUD).
The RMH (Residential Mobile Home Park)
4.2.6RMH (Residential Mobile Home Park) District.
district is designed to accommodate mobile homes as a functional dwelling unit in
appropriate locations while requiring certain regulations that insure a suitable living
environment and safeguard surrounding single-family residential neighborhoods. These
developments are required to be reviewed as a Planned Unit Development (PUD).
The maximum density of each residential zoning
4.3 Residential Districts Max Gross Density.
designation is illustrated in Table 4.1 below:
7
Table 4.1 – Residential Densities
Zoning District Max Gross Density
Residential Estate (RE) 1.8 DU/AC
Residential Single-Family (RS-1) 3.2 DU/AC
Residential Single-Family (RS-2) 4.8 DU/AC
Residential Single-Family (RS-3) 6.2 DU/AC
Residential Mobile Home (RMH) 7.0 DU/AC
Residential Duplex (RD) 10.3 DU/AC
Residential Neighborhood Mixed (RNX) 12.0 DU/AC
Residential Multi-Family (RM) >12.0 DU/AC
4.4 Principal Uses Permitted in Residential Districts.
Principal uses
4.4.1 RE (Residential Estate) and RS (Residential Single-Family) Districts.
permitted in the RE (Residential Estate) and RS (Residential Single-Family) districts, by
right or with a Specific Use Permit (SUP), are indicated in Table 4.2 below:
Table 4.2 – Principal Uses Permitted in the RE and RS Districts
Allowed Allowed
Use
By Right with SUP
Child Day Care Center X
Community Center X
Group Home X
Library X
Manufactured Home X
Park X
Place of Worship X
School (Public and Private) X
Single-Family Dwelling X
Telecommunication Tower (Only Allowed in RE) X
Tiny Home Development (with PUD) X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 4.2 shall not be allowed
in the RE (Residential Estate) and RS (Residential Single-Family) districts. For any
proposed use (by right or SUP) the Community Development Director or their designee
shall determine the category that the proposed use would fall within.
Uses allowed with an SUP in the RE (Residential Estate) and RS (Residential Single-Family)
districts shall follow the process outlined in the Section titled “Specific Use Permits” in the
Owasso Zoning Code and subject to the requirements, safeguards, and conditions that
may be imposed by the Owasso City Council. Further, SUP uses shall conform to the
bulk and area requirements of the RE (Residential Estate) and RS (Residential Single-
Family) districts.
Principal uses permitted in the RD (Residential Duplex)
4.4.2 RD (Residential Duplex) Districts.
district, by right or with a Specific Use Permit (SUP), are indicated in Table 4.3 below:
8
Table 4.3 – Principal Uses Permitted in the RD District
Allowed Allowed
Use
By Right with SUP
Child Day Care Center X
Community Center X
Duplex Dwelling X
Fire Station X
Library X
Park X
Place of Worship X
School (Public and Private) X
Single-Family Dwelling X
Tiny Home Development (with PUD) X
Telecommunication Tower X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 4.3 shall not be allowed
in the RD (Residential Duplex) district. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the RD (Residential Duplex) district shall follow the process
outlined in the Section titled “Specific Use Permits” in the Owasso Zoning Code and are
subject to the requirements, safeguards, and conditions that may be imposed by the
Owasso City Council. Further, SUP uses shall conform to the bulk and area requirements
of the RD (Residential Duplex) district.
Principal uses permitted in the RNX
4.4.3 RNX (Residential Neighborhood Mixed) District.
(Residential Neighborhood Mixed) district, by right or with a Specific Use Permit (SUP),
are indicated in Table 4.4 below:
Table 4.4 – Principal Uses Permitted in the RNX District
Allowed Allowed
Use
By Right with SUP
Apartment/Bungalow Court (with PUD) X
Child Day Care Center X
Community Center X
Condos (with PUD) X
Cottages (with PUD) X
Duplex, Triplex, and Multiplex (with PUD) X
Garden Apartments (with PUD) X
Library X
Multi-Family (up to 12 DU/AC; with PUD) X
Park X
Place of Worship X
School (Public and Private) X
Senior Housing (Independent Living) (with PUD) X
Single-Family Dwelling X
Telecommunication Tower X
Tiny Home Development (with PUD) X
Townhouse (with PUD) X
9
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 4.4 shall not be allowed
in the RNX (Residential Neighborhood Mixed) district. For any proposed use (by right or
SUP) the Community Development Director or their designee shall determine the
category that the proposed use would fall within.
Uses allowed with an SUP in the RNX (Residential Neighborhood Mixed) district shall
follow the process outlined in the Section titled “Specific Use Permits” in the Owasso
Zoning Code and are subject to the requirements, safeguards, and conditions that may
be imposed by the Owasso City Council. Further, SUP uses shall conform to the bulk and
area requirements of the RNX (Residential Neighborhood Mixed) district.
If a use that is typically approved by an SUP is approved through a Planned Unit
Development (PUD), no additional SUP shall be required.
Principal uses permitted in the RM (Residential
4.4.4 RM (Residential Multi-Family) District.
Multi-Family) district, by right or with a Specific Use Permit (SUP), are indicated in Table
4.5 below:
Table 4.5 – Principal Uses Permitted in the RM District
Allowed Allowed
Use
By Right with SUP
Apartments (with PUD) X
Attached/Detached Senior Housing (with PUD) X
Bungalow Court (with PUD) X
Child Day Care Center X
Community Center X
Condos (with PUD) X
Cottages (with PUD) X
Garden Apartments (with PUD) X
Library X
Assisted Living Facility (with PUD) X
Park X
Place of Worship X
Residential Duplex, Triplex, and Multiplex (with PUD) X
School (Public or Private) X
Senior Independent Living (with PUD) X
Telecommunication Tower X
Townhomes (with PUD) X
All multi-family dwellings shall be located within an approved Planned Unit
Development (PUD). If a use that is typically approved by an SUP is approved through a
PUD, no additional SUP shall be required.
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 4.5 shall not be allowed
in the RM (Residential Multi-Family) district. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the RM (Residential Multi-Family) district shall follow the
process outlined in the Section titled “Specific Use Permits” in the Owasso Zoning Code
and are subject to the requirements, safeguards, and conditions that may be imposed
by the Owasso City Council. Further, SUP uses shall conform to the bulk and area
requirements of the RM (Residential Multi-Family) district.
10
Principal uses permitted in the RMH
4.4.5RMH (Residential Mobile Home Park) District.
(Residential Mobile Home Park) district, by right or with a Specific Use Permit (SUP), are
indicated in Table 4.6 below:
Table 4.6 – Principal Uses Permitted in the RMH District
Allowed Allowed
Use
By Right with SUP
Child Day Care Center X
Community Center X
Library X
Mobile Home (with PUD) X
Park X
Place of Worship X
School (Public and Private) X
Telecommunication Tower X
All mobile home developments shall be located within an approved Planned Unit
Development (PUD).
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 4.6 shall not be allowed
in the RMH (Residential Mobile Home Park) district. For any proposed use (by right or
SUP) the Community Development Director or their designee shall determine the
category that the proposed use would fall within.
Uses allowed with an SUP in the RMH (Residential Mobile Home Park) district shall follow
the process outlined in the Section titled “Specific Use Permits” in the Owasso Zoning
Code and are subject to the requirements, safeguards, and conditions that may be
imposed by the Owasso City Council. Further, SUP uses shall conform to the bulk and
area requirements of the RMH (Residential Mobile Home Park) district.
4.5 Bulk and Area Requirements in Residential Districts.
Bulk and area requirements for RE
4.5.1 Bulk and Area Requirements for RE and RS Districts.
(Residential Estate) and RS (Residential Single-Family) districts can be found in Table
4.7 below:
Table 4.7 – Bulk and Area Requirements for RE and RS Districts
RERS-1RS-2RS-3
150 feet 100 feet 75 feet 65 feet
Lot Width(Minimum)
24,000 13,500 9,000 7,000
Lot Area(Minimum)
square feet square feet square feet square feet
Arterial Front Yard Setback
35 feet 35 feet 35 feet 35 feet
(Minimum)
Non-Arterial Front Yard Setback
35 feet 30 feet 25 feet 25 feet
(Minimum)
Arterial Corner Yard Setback
20 feet 20 feet 20 feet 20 feet
(Minimum)
Non-Arterial Corner Yard Setback
15 feet 15 feet 15 feet 15 feet
(Minimum)
25 feet 25 feet 25 feet 20 feet
Rear Yard Setback
15/15 feet 5/5 feet 5/5 feet 5/5 feet
Side YardSetbacks (Minimum)
11
Figure 4.1 below illustrates yard locations for a typical residential single-family lot:
Figure 4.1
Typical Yard Locations on Single-Family Lots
Figure 4.2 below illustrates common lot configurations:
Figure 4.2
Common Lot Configurations
12
Bulk and area
4.5.2 Bulk and Area Requirements for RD, RNX, and RM Districts.
requirements for RD (Residential Duplex), RNX (Residential Neighborhood Mixed), and
RM (Residential Multi-Family) districts can be found in Table 4.8 below:
Table 4.8 – Bulk and Area Requirements for RD, RNX, and RM Districts
RDRNXRM
Lot Width (Minimum)
One- and Two-Family 60 feet N/A N/A
Multi-Family N/A * *
Lot Area (Square Feet)
One- and Two-Family 6,900 square feet N/A N/A
Multi-Family N/A * *
Arterial Front Yard Setback
35 feet 35 feet 35 feet
(Minimum)
Non-Arterial Front Yard Setback
25 feet 25 feet 25 feet
(Minimum)
Arterial Corner Yard Setback
15 feet 20 feet 20 feet
(Minimum)
Non-Arterial Corner Yard Setback
15 feet 15 feet 15 feet
(Minimum)
20 feet 20 feet 20 feet**
Rear Yard Setback (Minimum)
5/5 feet N/A 20/20 feet**
Side Yard Setbacks (Minimum)
*Any multi-family developments in the RNX or RM Districts must be located within
Planned Unit Development
an approved (PUD).
**If lot abuts another residential district, side and rear setbacks shall be an
additional five (5) feet per story above the first story.
Figure 4.3 below illustrates typical yard and setback locations for a duplex lot:
Figure 4.3
Yard and Setback Locations for Duplex Lots
13
Figure 4.4 below illustrates yard and setback locations for zero lot line and townhome
units:
Figure 4.4
Yard and Setback Locations for Zero Lot Line and Townhome Units
Rear Lot Line
Side Lot Line
Driveway Driveway
Driveway
Front Front Lot
Street ROW
Setback Line
Configuration of Zero Lot Line
Style homes
Townhouse
End Unit
Side Setback
Applies to
End Units
Front No Setback
Setback Required
Configuration of
Between Units
Townhome Units
No Mechanical/HVAC equipment shall be allowed
4.5.3 Mechanical Equipment (HVAC).
closer than five (5) feet to any property line within all residential districts. No
encroachment into the side setbacks shall be allowed. Side yard setbacks will be
measured from the point of the wall that is nearest to the property line of the
adjacent property (see Figure 4.5).
14
Figure 4.5
Placement of Exterior Mechanical Units on Residential Lots
Example of Incorrect Placement
of Equipment in the Side Yard
Mobile home park developments
4.5.4 Bulk and Area Requirements for the RMH District.
shall be approved only with a Planned Unit Development (PUD). Mobile home park
development requirements can be found in Table 4.9 below. All interior private
streets must comply with Owasso Engineering Design Criteria.
Table 4.9 –Area Requirements for RMH Park Developments
5 acres
Tract Area (Minimum)
200 feet
Tract Width (Minimum)
Setbacks shall be determined by measuring from the existing
property line (where sufficient right-of-way for future roadway
Front Yards and Any
expansion or widening has been dedicated, as determined by
Yards Abutting a Public
the City Engineer). Where right-of-way has not been dedicated,
Street (Minimum)
the setbacks shall be from the future right-of-way line.
5/10 feet
Side Yards (Minimum)
15
. A mobile home park development containing a tract
4.5.5 Mobile Home Subdivisions
area of five (5) acres or more may be subdivided to permit individual ownership of
mobile home spaces, provided the resulting lots shall comply with the bulk and area
requirements set out below and a subdivision plat incorporating the bulk and area
requirements is submitted to and approved by the Owasso City Council and filed of
record in the office of the County Clerk where the property is located. Mobile home
lot requirements can be found in Table 4.10 below. Any residential development
proposing private streets shall comply with Owasso Engineering Design Criteria.
Table 4.10 – Individual Mobile Home Lot Requirements
40 feet
Lot Width (Minimum)
4,000 square feet
Lot Size (Minimum)
Setbacks shall be determined by measuring from the existing
property line (where sufficient right-of-way for future roadway
Front Yards and Any
expansion or widening has been dedicated, as determined by
Yards Abutting a Public
the City Engineer). Where right-of-way has not been dedicated,
Street (Minimum)
the setbacks shall be from the future right-of-way line.
Abutting an Arterial
35 feet
(Minimum)
Abutting a Non-Arterial
25 feet
(Minimum)
Side Yards Interior
5/10 feet
(Minimum)
10 feet
Rear Yard (Minimum)
All mobile homes and manufactured
4.5.6 Additional Mobile Home Requirements.
housing units must be completely skirted. All housing units must be certified and
display applicable federal certifications. Accessory buildings must set back a
minimum of ten (10) feet from the residential unit.
4.6 Accessory Uses and Structures in Residential Districts.
The following uses set forth in Table 4.11 below are permitted
4.6.1 Accessory Uses Permitted.
accessory uses in residential districts:
Table 4.11 – Accessory Uses and Structures Permitted in Residential Districts
Uses Districts
Accessory Dwelling Unit All RE & RS Districts
Carport All RE & RS Districts
Home Occupation (Must Meet Requirements) All R Districts
Management Office, Private Recreation, Laundry, and
RD, RM, RMH, RNX
Storage Facilities Associated with Multi-Family Development
Recreational Vehicle (Allowed Only as Temporary Use for
All RE & RS Districts
Guests Staying for a Maximum of 14 Days)
Roomers and Boarders (Four Persons Maximum) All RE & RS Districts
Storm Shelter All R Districts
Swimming Pool All R Districts
Accessory uses compatible with a principal use, as determined by the Community
Development Director or their designee, shall be permitted in a residential district.
16
A detached accessory building shall not be located in the front
4.6.2 General Conditions.
or side yard. Permanent accessory buildings may be located within a rear setback,
so long as at least five (5) feet from property line is maintained and no structure
imposes on any easements (see Figure 4.6). Some accessory uses will require a
Building Permit. Temporary accessory buildings may be placed in utility easements,
but shall not encroach to within five (5) feet of any property line. Any temporary or
accessory structures placed within utility easements shall be moved at owner’s
expense.
Figure 4.6
Placement of Permanent Accessory Structures on RS Lots
One recreational vehicle or boat may be parked upon a lot as an accessory use,
provided that the vehicle is parked upon a hard-surface. (Refer to the Section titled
“Off-Street Parking Requirement Standards” in the Owasso Zoning Code.)
Accessory uses located in residential districts shall not be used for commercial
purposes other than legitimate home occupations as described in the Subsection
titled “Home Occupations" in the Owasso Zoning Code.
In the RS (Residential Single-Family) and RNX (Residential Neighborhood Mixed) districts,
a detached accessory structure may be located in a required rear yard provided that:
a.The maximum number of accessory buildings on any one (1) property shall be
limited to three (3);
b.The structure or combination of all structures do not cover more than twenty (20)
percent of the area of the minimum required rear yard;
c.For structures equal to or less than fifteen (15) feet in height at the roof peak,
the structure must be at least five (5) feet off the property line;
d.For structures greater than fifteen (15) feet in height at the roof peak, the
minimum distance off the property line shall be ten (10) feet;
e.In all cases, permanent structures may not be placed on any utility easement;
and
17
f.The total gross floor area for any accessory building or combination of all
buildings located in the rear yard, required rear yard, and or both, shall not
exceed five hundred (500) square feet. Buildings in excess of the five hundred
(500) square feet shall require approval from the Owasso Board of Adjustment
(BOA) for a Special Exception.
In the RE (Residential Estate) district, standard setbacks shall apply to all structures. For
structures greater than fifteen (15) feet in height at the roof peak, the minimum
distance off the property line shall be ten (10) feet. In all cases, permanent structures
may not be placed on any utility easement.
The BOA, upon application and after notice and public hearing, may grant a Variance
or Special Exception, as the case may be.
A lot shall not be divided into two (2) or more lots, unless all lots resulting
4.6.3Division of Lots.
from such division conform to all the applicable regulations of the zoning district in
which it is located. When a new lot resulting from a Lot Split is non-conforming with this
Code, it shall be attached to another lot in order to become conforming.
Any single lot of record that is split into two (2) or more lots shall follow the Lot Split
procedures outlined in the Owasso Subdivision Regulations. Applications for a lot tie
shall be processed in the applicable County’s jurisdiction.
An occupation, profession, or trade customarily carried on by
4.6.4 Home Occupations.
occupants of a dwelling unit as a secondary use that is clearly incidental to the
principal use of the dwelling unit for residential purposes is allowed as an accessory
use in residential districts, subject to the following provisions:
a.Location.Home occupations shall be conducted only within the principal
structure.
b.Area. The maximum floor area utilized for home occupation purposes shall
not exceed twenty-five (25) percent of the total floor area of the principal
structure.
c.Employees. The home occupation shall be engaged in only by the family or
person occupying the dwelling as a private residence. No person shall be
employed in the home occupation other than a member of the immediate
household residing on the premises.
d.Merchandise The home occupation shall not involve retail sales transactions
.
on the premises.
e.Visibility of Merchandise No merchandise shall be displayed in such a
.
manner as to be visible from the outside.
f.Outdoor Storage No outdoor storage shall be allowed in connection with
.
any home occupation.
g.Maintenance of Residential Character No alteration of the residential
.
character of the premises may be made, including the removal of garage
doors.
h.Signs. No signs, display, or advertising on premises shall be permitted.
i.Disturbances. No device of any kind or other activities shall be allowed that
create noise, dust, odor, or electrical disturbance that is affiliated with a
home based business. This shall not be interpreted to include the operation of
hobby equipment, yard maintenance equipment, or other activities that are
normal to day to day living and enjoyment of personal property. No noises
shall be allowed to create a public nuisance or disturb the peace as per the
Owasso Code of Ordinances.
18
j.Traffic and Parking No home occupation shall generate more than ten (10)
.
vehicle trips per day to and from the premises. All parking needs generated
shall be accommodated by off-street parking which does not alter the
residential character of the premises.
k.Customers. Home-based business shall be operated in a discreet manner
and not be of a type that generates significant customer traffic (see above
Subsection titled “Traffic and Parking”).
l.In-Home Daycare. In-home daycares are permitted as a home occupation
but shall be regulated by the State of Oklahoma.
The following shall not be considered a home occupation:
a.Barber shop or hair salon with more than one (1) chair;
b.Tea room or restaurant;
c.Bed and breakfast;
d.Auto repair;
e.Assisted living facility;
f.Doctor or dentist office;
g.Child care center for eight (8) or more children under the age of eighteen
(18);
h.Inn or tourist home; and
i.Cabinet, metal, or machine shop.
. In a dwelling unit occupied as a private residence, one (1) or
4.6.5 Roomers and Borders
more rooms may be rented as a permitted accessory use to not more than four (4)
persons who are non-members of the family occupying said premises. However, no
window display or sign board shall be used to advertise such use.
Storm shelters shall not be constructed in any public utility easement,
4.6.6 Storm Shelters.
drainage easement, roadway easement, or within public right-of-way.
Storm shelters may be constructed in the street yard, provided that a five (5) foot side
yard is maintained.
Storm shelters may be constructed in the rear or side yard and shall be set back five
(5) feet from the side lot line on all corner and interior lots. Storm shelters constructed
in the rear or side yard behind the front elevation of the house shall not exceed five
(5) feet in height for any projection of the structure.
In ground storm shelters shall not be installed in the 100-year floodplain as defined by
the most recent version of the Federal Emergency Management Agency (FEMA)
maps.
Carports may be constructed in a residential district if the following
4.6.7 Carports.
requirements are met:
a.Minimum front yard setback requirements are met for the zoning district in which
it is located. Carports may be placed in the side or rear yards but shall be
placed at least five (5) feet from the property line and out of any utility
easements. The surface and driveway leading to the carport area shall be
paved as outlined in the Chapter titled “Off-Street Parking Requirements” in the
Owasso Zoning Code;
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b.The area of the carport shall count towards the allowable lot coverage which
shall not exceed the maximum lot coverage established for the zoning district in
which it is located;
c.No part of the carport canopy or appurtenance may extend beyond the front
property line, into any utility easement, or onto public right-of-way;
d.The carport shall only be used for the storage of operable automobiles and shall
not be used for the outside storage of other personal property, including but not
limited to materials, goods, supplies, furniture, appliances, or inoperable
automobiles. Storage and parking of recreational vehicles including watercraft
and trailers must comply with the Chapter titled “Off-Street Parking
Requirements” in the Owasso Zoning Code;
e.The carport shall be constructed in a manner that is architecturally compatible
with the home and other carports on the same block as the subject property. If
the subject property is located in a neighborhood with an active Homeowners’
Association (HOA) or architectural review board (ARB), the applicant shall get
approval from said body prior to submitting an application to the City;
f.Guttering shall not be directed towards adjoining property;
g.Eaves may encroach no more than one (1) foot into a side yard, but in no
instance may said eave overhang onto adjoining property;
h.A Building Permit shall be required prior to construction of the carport, and the
carport shall comply with all applicable building, zoning, and development
codes;
i.The carport shall not be enclosed or the Building Permit shall be revoked and the
owner cited for non-compliance;
j.All carports shall be located over a paved hard surface; and
k.Carports shall be required to be open on three (3) sides.
Carports encroaching into the front
4.6.7.1 Carport Encroaching into the Front Setback.
setback may be approved as a Special Exception by the Owasso Board of
Adjustment (BOA). Prior to taking a Special Exception for a carport to the BOA,
the carport requirements listed above must be satisfied, aside from meeting the
front setback requirement. Additionally, the following questions and site
conditions shall be considered, evaluated, and reported to the BOA as the basis
for the recommendation:
a.Are there other carports in the front yard setback within three hundred (300)
feet of the subject property?
b.Does the main residential structure on the property have a functional
garage?
c.Is there adequate room on the side or in the backyard of the property to
accommodate either a one (1) or two (2) car carport?
d.Is the carport necessary to alleviate a physical condition on or adjacent to
the subject property that is causing property damage to parked vehicles?
e.Are outbuildings, carports, and similar structures governed privately by a
currently functioning Homeowners’ Association, neighborhood board, or
architectural review board? (If yes, the applicant shall get an approval
letter from said body prior to submitting an application to the City for a
Special Exception.)
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f.For corner lot situations, no part of the carport shall be situated to cause
sight line issues with adjoining streets. It shall be the determination of the
Community Development Director or their designee to evaluate these
situations independently on a case-by-case basis.
g.Carports shall be required to be open on three (3) sides.
h.Input or concerns from adjoining neighbors.
PODS and temporary moving
4.6.8 PODS and Temporary Moving and Storage Containers.
and storage containers shall not be located in the front yard setback for any period
longer than fourteen (14) days. Said structures shall be set on a hard surface. In no
case shall said containers be stored on a public street.
Not more than one (1) residential
4.6.9 One Single-Family Dwelling per Lot of Record.
structure may be constructed on a lot in a RE (Residential Estate), RS (Residential
Single-Family), or RD (Residential Duplex) district except in the case of a lot which is in
an approved Planned Unit Development (PUD).
Accessory dwelling units, as defined in the Chapter titled
4.6.10 Accessory Dwelling Units.
“Definitions” in the Owasso Zoning Code, may be placed in the rear yard of any
platted lot of record in a residential district under the following conditions:
a.Said structure shall adhere to all current Building Code requirements;
b.Only one (1) such structure shall be allowed per Lot of Record;
c.There must be one (1) off-street parking space provided;
d.Unit shall maintain a minimum distance of five (5) feet from any side lot line;
e.The structure shall be of a type that shall accommodate no more than two (2)
occupants;
f.No Building Permit shall be issued for a residential accessory dwelling unit unless
there is a principal residential structure on the property;
g.No structure shall be placed on any utility easement or within any public right-of-
way; and
h.The structure shall adhere to the size requirements outlined in the Section titled
“Yards” in this Chapter.
Some neighborhoods may have restrictive covenants prohibiting accessory dwelling
units. The City does not enforce local private covenants, but the property owners
should verify whether accessory dwellings are allowed in their neighborhoods.
4.7 Yards.
Yards shall be open and unobstructed from the
4.7.1 Compliance with Yard Requirements.
ground to the sky, except as otherwise provided. Yard, in this Code, shall reference the
front yard, side yard, and rear yard, as determined by building setback lines.
Obstructions are permitted in required yards as follows:
4.7.2 Permitted Yard Obstructions.
a.Cornices, canopies, eaves, and similar architectural features may project into a
required yard. Attached porch or patio covers shall not be allowed in required
yards;
b.Fire escapes may project into a required yard;
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c.Fences, hedges, plant materials, and walls may be located in any yard,
provided that on any corner lot on which a front and side yard is required, no
wall fence, sign, structure, or any plant growth which obstructs sight lines at
elevations between two (2) and six (6) feet above the crown of the adjacent
roadway shall be placed or maintained within a sight triangle. Sight triangles
are formed by measuring from the point of intersection of the front and exterior
side lot lines a distance of twenty-five (25) feet along said front and side lot lines.
The points are connected to form a "sight triangle" on the area of the lot
adjacent to the street intersection. For more information on sight triangles, refer
to the Chapter titled “Site Design Standards” in the Owasso Zoning Code;
d.Fences and walls within yards shall not exceed a height of eight (8) feet. Any
fence or wall which projects into or encloses a required front yard shall not
exceed a height of four (4) feet and shall not impact the sight triangle. The
Owasso Board of Adjustment (BOA), with a Variance, may modify these
limitations;
e.Swimming pools, hot tubs, tennis courts, covered patios, satellite dishes, and
protective shelters shall be located in the rear yard and shall have a minimum
setback of five (5) feet from any side yard or rear lot lines.
A minimum five (5) foot setback shall be maintained for any pool and no portion
of any pool wall shall encroach into any easement. All above-ground pools
shall be a minimum of ten (10) feet from any property line and shall not
encroach into any easement. Diving boards, slides, or other appurtenances
may not be placed within any required setback or within any easement.
Pool decks and patios built at-grade shall not be required to meet the setback
requirement. Pool equipment such as pumps and filters may not be placed
within easements.
The Community Development Director or their designee may modify the
provisions of this Code in certain circumstances where it may be necessary to
ensure the safety and privacy of adjoining neighbors, but they cannot modify
the requirements to allow less than the minimum setback. The BOA may, upon
application and after public hearing, permit with a Variance the
aforementioned accessory uses in the front yard provided:
a.The minimum front yard requirement is adhered to; and
b.A minimum setback of five (5) feet from any side lot line is met;
f.Mobile home hitches;
g.Customary accessory structures, such as clotheslines, barbecue pits, and
playground equipment; and
h.
Carports (see the Section titled “Carports” in this Chapter).
Garage/yard/estate/moving sales or auctions that comply with City
4.8 Garage Sales.
of Owasso requirements are allowed on residentially zoned lots and do not require a
Permit. For information on garage sale signs, please see the Chapter titled “Signs” in
the Owasso Zoning Code.
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CHAPTER 5
OFFICE DISTRICT PROVISIONS
The O (Office) district is designed to preserve and
5.1 Purpose of the Office District.
promote the development of efficient office facilities and to maximize compatibility
with other land uses by:
a.Establishing bulk and area controls;
b.Requiring off-street parking and loading facilities; and
c.Establishing the districts necessary to meet the need for a variety of office
types.
Principal uses permitted in the O
5.2 Principal Uses Permitted in the Office District.
(Office) district, by right or with a Specific Use Permit (SUP), are indicated in Table 5.1
below:
Table 5.1 – Principal Uses Permitted in the Office District
Allowed Allowed
Use
By Right with SUP
Ambulatory Health Care Service X
Broadcasting (Except Internet) X
Child Day Care Service X
Data Processing, Hosting, and Related Services X
Educational Services X
Electronic and Precision Equipment Repair and Maintenance X
Funeral Home and Funeral Services X
General Office X
Hair, Nail, and Skin Care Services X
Hospital X
Independent Artists, Writers, and Performers X
Medical Office X
Monetary Authorities – Central Bank X
Professional, Scientific, and Technical Services (Except Veterinary Clinic) X
Religious, Grantmaking, Civic, Professional, and Similar Organizations X
Veterinary Clinic (Without Outside Animal Run or Boarding) X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 5.1 shall not be allowed
in the O (Office) district. For any proposed use (by right or SUP) the Community
Development Director or their designee shall determine the category that the proposed
use would fall within.
Uses allowed with an SUP in the O (Office) district shall follow the process outlined in the
Section titled “Specific Use Permits” in the Owasso Zoning Code and are subject to the
requirements, safeguards, and conditions that may be imposed by the Owasso City
Council. Further, SUP uses shall conform to the bulk and area requirements of the O
(Office) district.
Bulk and area requirements in the
5.3 Bulk and Area Requirements in the Office District.
O (Office) district are indicated in Table 5.2 below:
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Table 5.2 – Bulk and Area Requirements in the Office District
Frontage (Minimum)
Arterial and Freeway Service Road 75 feet
Non-Arterial 50 feet
Front Setback (Minimum) 20 feet
Rear Setback (Minimum) 20 feet
Setback from Abutting AG or R District Boundaries (Minimum) 20 feet
Building Height (Maximum)* 36 feet
*Any building requesting a height greater than thirty-six (36) feet shall
require an SUP. Buildings adjacent to a residential use or residential
districts may require a greater setback as determined through the SUP.
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CHAPTER 6
COMMERCIAL DISTRICT PROVISIONS
6.1 Purpose of the Commercial Districts.
The commercial districts are designed to:
6.1.1 General Purpose.
a.Achieve the objectives of the Land Use Master Plan;
b.Meet the needs for commercial services and goods for the citizens of Owasso;
and
c.Preserve and promote the development of efficient commercial facilities and
encourage a compatible relationship between commercial facilities and
other land uses and thoroughfares by:
1.Differentiating the types and purposes of commercial activities;
2.Establishing bulk and area controls;
3.Requiring off-street loading and parking facilities; and
4.Protecting the character of commercial districts and their suitability for
commercial uses.
6.2 Commercial Districts Described.
The CS (Commercial Shopping) district is
6.2.1 CS (Commercial Shopping) District.
designed to accommodate convenient neighborhood, community, and regional
shopping centers that provide a wide range of retail and personal service uses.
The CG (Commercial General) district is designed
6.2.2 CG (Commercial General) District.
to accommodate commercial uses of a slightly higher intensity than CS (Commercial
Shopping) zoning. Typically, CG (Commercial General) zoning should be used at
nodal intersections and along highly traveled corridors.
The DM (Downtown Mixed) district is designed to
6.2.3 DM (Downtown Mixed) District.
accommodate certain types of high-density commercial, mixed-use, office, and
residential development. DM (Downtown Mixed) zoning also supports the
implementation of the Downtown Overlay District and Tax Increment Financing
Districts. The DM (Downtown Mixed) zoning should typically only be applied within
the Downtown Overlay District.
The CH (Commercial High Intensity) district is
6.2.4 CH (Commercial High Intensity) District.
designed to accommodate high-density commercial development. The CH zoning
shall not be approved for any additional properties beyond the date of the passage
of this Ordinance.
The following uses shall be allowed
6.3 Principal Uses Permitted in Commercial Districts.
only in the corresponding district according to the tables below. Uses not listed shall
not be allowed. The Community Development Director or their designee shall
determine whether proposed uses meet the intent of this Code. All uses shall be
defined by the most recent version of the North American Industry Classification
System (NAICS) guide. Any challenges or appeals to determinations made by
administrative officials shall be brought before the Owasso Board of Adjustment
(BOA).
Permitted uses in the CS
6.3.1 Permitted Uses in the CS (Commercial Shopping) District.
(Commercial Shopping) district, by right or with a Specific Use Permit (SUP), are
indicated in Table 6.1 below:
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Table 6.1 – Permitted Uses in the CS District
Allowed Allowed
Use
By Rightwith SUP
Administrative and Support Service X
Ambulatory Health Care Service X
Amusement, Gambling, and Recreation Industries (Except Gambling
X
Establishment and Outdoor Shooting Range)
Automobile Dealer X
Automotive Parts, Accessories, and Tire Store X
Automotive Repair and Maintenance X
Broadcasting (Except Internet) X
Building Material and Garden Equipment and Supplies Dealers (Except
X
Wholesale Nursery and Lumber Yard)
Clothing and Clothing Accessories Store X
Commercial Campground (as Accessory Use to Principal Use) X
Credit Intermediation and Related Activities X
Data Processing, Hosting, and Related Services X
Educational Services X
Electronic and Precision Equipment Repair and Maintenance X
Electronics and Appliance Store X
Food and Beverage Store X
Food Service and Drinking Place X
Furniture and Home Furnishing Store X
Gasoline Station X
General Merchandise Store X
Health and Personal Care Store X
Hospital X
Independent Artists, Writers, and Performers X
Microbrewery X
Miscellaneous Store Retailer X
Mixed-Use Development (Retail and Residential) X
Monetary Authorities – Central Bank X
Motion Picture and Sound Recording Industry X
Museum, Historical Site, and Similar Institutions X
Other Information Services (Includes Library) X
Other Motor Vehicle Dealer (Boat, RV, etc.) X
Personal and Household Goods Repair and Maintenance X
Personal and Laundry Service (Except Cemetery and Crematory) X
Postal Service X
Professional, Scientific, and Technical Services (Except Veterinary Clinic) X
Religious, Grantmaking, Civic, Professional, and Similar Organizations X
Rental and Leasing Service (Except Commercial and Industrial
X
Machinery and Equipment Rental and Leasing)
Social Assistance X
Sporting Goods, Hobby, Musical Instrument, and Book Stores X
Transit and Ground Passenger Transportation X
Traveler Accommodation X
Veterinary Clinic (with Inside Kennel and Boarding) X
Veterinary Clinic (with Outside Kennel and Boarding) X
*Mixed-use buildings with a residential component shall meet all applicable
Building Code requirements.
26
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 6.1 shall not be allowed
in the CS (Commercial Shopping) district. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the CS (Commercial Shopping) district shall follow the
process outlined by the Section titled “Specific Use Permits” in the Owasso Zoning Code
and are subject to the requirements, safeguards, and conditions that may be imposed
by the Owasso City Council. Further, the SUP uses shall conform to the bulk and area
requirements of the CS (Commercial Shopping) district, unless alternative standards are
proposed and approved.
Principal uses permitted in the
6.3.2 Permitted Uses in the CG (Commercial General) District.
CG (Commercial General) district, by right or with a Specific Use Permit (SUP), include all
the uses allowed by right in the CS (Commercial Shopping) district as well as those
included in Table 6.2 below:
Table 6.2 – Additional Permitted Uses in the CG District
Allowed Allowed
Use
By Rightwith SUP
Administrative and Support Service X
Amusement, Gambling, and Recreation Industries (Except Gambling
X
Establishment and Outdoor Shooting Range)
Automobile Dealer X
Automotive Repair and Maintenance X
Commercial and Industrial Machinery and Equipment (Except
X
Automotive and Electronic) Repair and Maintenance
Commercial Campground (as Accessory Use to Principal Use) X
Electronic and Precision Equipment Repair and Maintenance X
Hospital X
Microbrewery X
Mixed-Use Development (Retail and Residential) X
Other Motor Vehicle Dealer (Boat, RV, etc.) X
Performing Arts, Spectator Sports, and Related Industries X
Rental and Leasing Service (Except Commercial and Industrial
X
Machinery and Equipment Rental and Leasing)
RV (Recreational Vehicle) Park and Recreational Camp X
Transit and Ground Passenger Transportation X
Truck or Weighing Station Operation (Trucking Terminal) X
Veterinary Clinic (with Outside Kennel and Boarding) X
Warehousing, Self-Storage (with PUD and Commercial Component) X
Wholesale Nursery and Lumber Yard X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 5.2 shall not be allowed
in the CG (Commercial General) district. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the CG (Commercial General) district shall follow the
process outlined by the Section titled “Specific Use Permits” in the Owasso Zoning Code
and are subject to the requirements, safeguards, and conditions that may be imposed
by the Owasso City Council. Further, SUP uses shall conform to the bulk and area
requirements of the CG (Commercial General) district.
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All uses zoned DM (Downtown
6.3.3 Permitted Uses in the DM (Downtown Mixed) District.
Mixed) that are located in the Downtown Overlay District must meet the requirements
as set out in the Section titled “Downtown Overlay District” in the Owasso Zoning Code.
Principal uses allowed by right in the DM (Downtown Mixed) district include all the uses
included in Table 6.3 below:
Table 6.3 – Uses Allowed By Right in the DM District
Art Dealer
Baked Goods Store (Less than 5,000 Square Feet)
Beer, Wine, and Liquor Store
Book Store and News Dealer
Clothing Store (Less than 5,000 Square Feet)
Confectionery and Nut Store (Less than 5,000 Square Feet)
Cosmetic, Beauty Supply, and Perfume Store (Less than 5,000 Square Feet)
Fitness and Recreational Sports Center
Florist
Food (Health) Supplement Store
Fruit and Vegetable Market
Furniture Store (Less than 5,000 Square Feet)
Grocery Store
Hair, Nail, and Skin Care Services (Less than 5,000 Square Feet)
Hobby, Toy, and Game Store (Less than 5,000 Square Feet)
Jewelry, Luggage, and Leather Goods Store
Microbrewery
Mixed-Use Development (Commercial, Office, and Residential)
Musical Instrument Supplies Store (Less than 5,000 Square Feet)
Office Supplies, Stationery, and Gift Store (Less than 5,000 Square Feet)
Optical Goods Store (Less than 5,000 Square Feet)
Pet and Pet Supplies Store (Less than 5,000 Square Feet)
Pharmacy and Drug Store (Less than 5,000 Square Feet)
Photofinishing
Sewing, Needlework, and Piece Goods Store (Less than 5,000 Square Feet)
Shoe Store (Less than 5,000 Square Feet)
Specialty Food Store
Supermarket and Other Grocery (Except Convenience) Store
Sporting Goods Store (Less than 5,000 Square Feet)
Tobacco Store (Less than 5,000 Square Feet)
Used Merchandise Store (Less than 5,000 Square Feet)
For information on temporary uses and Temporary Use
6.4 Temporary Commercial Uses.
Permits (TUPs), refer to the Section titled “Temporary Uses and Structures” in the Chapter
titled “Site Design Standards” and the Chapter titled “Specific Use and Temporary Use
Permits” in the Owasso Zoning Code.
Bulk and area requirements in
6.5 Bulk and Area Requirements in Commercial Districts.
the commercial districts are indicated in Table 6.4 below:
28
Table 6.4 – Bulk and Area Requirements in Commercial Districts
RequirementsCSCGDM
Frontage (Minimum)
Arterial and Freeway Service Road 125 feet 150 feet N/A
Non-Arterial 50 feet 50 feet N/A
Front Setback (Minimum) 25 feet 25 feet 0 feet
Side Yard Setback (Minimum) 0 feet 0 feet 0 feet
Setback from Abutting Residential Use or
20 feet 20 feet 0 feet
**
Residential District (Minimum)
Building Height (Maximum) N/A** N/A** N/A**
*For uses requiring a Specific Use Permit (SUP), buildings adjacent to
residential uses or residential districts shall require a greater setback as
determined through the SUP process.
**Any building requesting an eave height greater than thirty-six (36) feet
shall require an SUP.
6.6 Locations of Sexually-Oriented Businesses.
As used in this Section, the terms “sexual conduct” and “specified
6.6.1 Definitions.
anatomical areas” shall mean as follows:
a.Sexual conduct includes the following:
1.The fondling or other touching of human genitals, pubic region,
buttocks, or female breasts;
2.Ultimate sex acts, normal or perverted, actual or simulated, including
intercourse, oral copulation, or sodomy;
3.Masturbation; and
4.Excretory functions as part of or in connection with any of the activities
set forth in 1-3 above.
b.Specified anatomical areas includes the following:
1.Human genitals, pubic region, buttocks, and female breasts below a
point immediately above the top of the areola; and
2.Human male genitals in a discernible turgid state, even if completely
and opaquely covered.
For the purpose of this Code, sexually-oriented businesses are defined as follows:
a.Adult Amusement or Entertainment. Amusement or entertainment which is
distinguished or characterized by an emphasis on acts or materials depicting,
describing, or relating to sexual conduct or specified anatomical area, as
defined herein, including but not limited to topless or bottomless dancers,
exotic dancers, strippers, male or female impersonators, or similar
entertainment.
b.Adult Toy or Novelty Store. An establishment having as greater than a 10%
portion of its stock or display area in toys, novelties, costumes, accessories,
and other materials related to sexual conduct, specified anatomical areas, or
erotic entertainment.
c.Adult BookstoreAn establishment having as a significant portion of its stock
.
in trade books, film, magazines, and other periodicals which are distinguished
or characterized by an emphasis on depicting or describing sexual conduct
or specified anatomical areas.
29
d.Adult Mini Motion Picture Theater An enclosed building with a capacity of
.
less than fifty (50) persons used for presenting material distinguishing or
characterized by an emphasis on depicting or describing sexual conduct or
specified anatomical areas.
e.Adult Motel A motel wherein material is presented, as part of the motel
.
services, via closed circuit TV or otherwise, which is distinguished or
characterized by an emphasis on depicting or describing sexual conduct or
specified anatomical areas.
f.Adult Motion Picture Arcade Any place to which the public is permitted or
.
invited wherein coin or slug-operated or electronically, electrically, or
mechanically controlled still or motion picture machines, projectors, or other
image-producing devices are maintained to show images to five or fewer
persons per machine at one time, and where the images so displayed are
distinguished or characterized by an emphasis on depicting or describing
sexual conduct or specified anatomical areas.
g.Adult Motion Picture Theater An enclosed building with a capacity of fifty
.
(50) or more persons used for presenting material distinguished or
characterized by an emphasis on depicting or describing sexual conduct or
specified anatomical areas.
h.Massage Parlor Any place where for any form of consideration or gratuity,
.
massage, alcohol rub, administration of fomentations, electric or magnetic
treatments, or any other treatment or manipulation of the human body
occurs as part of or in connection with sexual conduct or where any person
providing such treatment, manipulation, or service related thereto exposes
specified anatomical areas.
i.Model Studio. Any place other than university or college art classes where, for
any form of consideration or gratuity, figure models who display specific
anatomical areas are provided to be observed, sketched, drawn, painted,
sculptured, photographed, or similarly depicted by persons paying such
consideration or gratuity.
j.Sexual Encounter Center.Any building or structure which contains, or is used
for commercial entertainment where the patron directly or indirectly is
charged a fee to engage in personal contact with or to allow personal
contact by, employees, devises, or equipment or by personnel provided by
the establishment which appeals to the prurient interest of the patron, to
include, but not be limited to bath houses, massage parlors, and related or
similar activities.
No person shall cause or permit the establishment of any of the sexually-
6.6.2 Prohibition.
oriented businesses as defined in this Section in an area zoned other than CG
(Commercial General). In addition, no person shall cause or permit the
establishment of any of the sexually-oriented businesses as defined in this Section
within one thousand (1000) feet of any other sexually-oriented business, or within one
thousand (1000) feet of a place of worship, day care, school (type which offers a
compulsory education curriculum), public or private park, or within one thousand
(1000) feet of areas zoned residential or within one thousand (1000) feet of a non-
arterial street which provides access to a residential district. Provided further that the
Owasso City Council may permit by a Specific Use Permit (SUP) a sexually-oriented
business as defined in this Section in an IL (Industrial Light, Research and
Development), IM (Industrial Moderate), or IH (Industrial Heavy) district, subject to the
distance limitations set forth herein.
30
All businesses that meet the definition of a sexually-oriented business shall not have
any items displayed in the windows in public view. All exterior windows and doors
shall be opaque so as to prohibit the viewing of any items from outside the store.
Persons under the age of eighteen (18) shall not be permitted in any sexually-
oriented business. Every sexually-oriented business shall display signage prohibiting
persons under the age of eighteen (18) within the business.
The establishment of a sexually-oriented business shall include the opening of such
business as a new business, the relocation of such business, the enlargement of such
business, in either scope or area, or the conversion of an existing business location of
any of the uses described in this Section.
Nothing in this Code is intended to make legal any business or activity that is expressly
declared illegal under the provision of this Code or under any City, State, or Federal
laws.
31
CHAPTER 7
INDUSTRIAL DISTRICT PROVISIONS
The industrial districts are designed to:
7.1 Purpose of Industrial Districts.
a.Achieve the objectives of the Land Use Master Plan.
b.Meet the needs for industrial service and to create regional employment for
the citizens of Owasso.
c.Preserve and promote the development of efficient industrial areas and to
minimize the adverse effects of industrial uses on other land uses and
thoroughfares by:
1.Differentiating the types and purposes of industrial activities;
2.Establishing bulk and area controls;
3.Requiring off-street loading and parking facilities;
4.Provide for landscaping and screening of more intense industrial uses;
and
5.Protecting the character of industrial districts and their particular
suitability for industrial uses.
7.2 Industrial Districts Described.
The IL (Industrial Light,
7.2.1 IL (Industrial Light, Research and Development) District.
Research and Development) district is designed to provide an environment
conducive to the development and conservation of modern industrial and scientific
research facilities and to provide areas suitable for manufacturing, wholesaling,
warehousing, and other light industrial activities.
The IM (Industrial Moderate) district is designed to
7.2.2 IM (Industrial Moderate) District.
group together a wide range of industrial uses.
The IH (Industrial Heavy) district is designed to provide
7.2.3 IH (Industrial Heavy) District.
areas for manufacturing and other industrial activities.
All uses shall be defined by the most
7.3 Principal Uses Permitted in Industrial Districts.
recent version of the North American Industry Classification System (NAICS) guide.
Principal
7.3.1 Permitted Uses in the IL (Industrial Light, Research and Development) District.
uses permitted in the IL (Industrial Light, Research and Development) district, by right or
with a Specific Use Permit (SUP), are indicated in Table 7.1 below:
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Table 7.1 – Principal Uses Permitted in the IL District
Allowed Allowed
Use
by Right with SUP
Air Transportation X
Ambulatory Health Care Service X
Amusement, Gambling, and Recreation Industries X
Apparel Manufacturing X
Broadcasting (Except Internet) X
Building Material and Garden Equipment and Supplies Dealer X
Computer and Electronic Product Manufacturing X
Construction of Buildings (General Contractor) X
Credit Intermediation and Related Activities X
Data Processing, Hosting, and Related Services X
Food and Beverage Store X
Food Service and Drinking Place X
Furniture and Related Product Manufacturing X
Gasoline Station X
Hospital X
Miscellaneous Manufacturing X
Motion Picture and Sound Recording Industries X
Motor Vehicle and Parts Dealer X
Performing Arts, Spectator Sports, and Related Industries X
Personal and Laundry Service X
Place of Worship X
Printing and Related Support Activities X
Publishing Industries (Except Internet) X
Rental and Leasing Service X
Repair and Maintenance Service X
Specialty Trade Contractor X
Sporting Goods, Hobby, Musical Instrument, and Book Stores X
Support Activities for Transportation X
Telecommunications X
Transit and Ground Passenger Transportation X
Truck Transportation X
Warehousing and Storage X
Waste Management and Remediation Service X
Wholesale Electronic Market and Agents and Brokers X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 7.1 shall not be allowed
in the IL (Industrial Light, Research and Development) district. For any proposed use (by
right or SUP) the Community Development Director or their designee shall determine the
category that the proposed use would fall within.
Uses allowed with an SUP in the IL (Industrial Light, Research and Development) district
shall follow the process outlined by the Section titled “Specific Use Permits” in the
Owasso Zoning Code and are subject to the requirements, safeguards, and conditions
that may be imposed by the Owasso City Council. Further, SUP uses shall conform to
the bulk and area requirements of the IL (Industrial Light, Research and Development)
district.
Principal uses permitted in the IM
7.3.2 Permitted Uses in the IM (Industrial Moderate) District.
(Industrial Moderate) district, by right or with a Specific Use Permit (SUP), include all the
uses allowed by right in the IL (Industrial Light, Research and Development) district plus
the uses included in Table 7.2 below:
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Table 7.2 – Additional Principal Uses Permitted in the IM District
Allowed Allowed
Use
by Right with SUP
Air Transportation X
Ambulatory Health Care Service X
Amusement, Gambling, and Recreation Industries X
Beverage and Tobacco Product Manufacturing X
Chemical Manufacturing X
Fabricated Metal Product Manufacturing X
Furniture and Related Product Manufacturing X
Hospital X
Leather and Allied Product Manufacturing X
Merchant Wholesaler, Durable Goods X
Merchant Wholesaler, Nondurable Goods X
Miscellaneous Manufacturing X
Support Activities for Transportation X
Textile and Textile Product Mill X
Truck Transportation X
Waste Management and Remediation Service X
Wood Product Manufacturing X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 7.2 shall not be allowed
in the IM (Industrial Moderate) district. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the IM (Industrial Moderate) district shall follow the process
outlined by the Section titled “Specific Use Permits” in the Owasso Zoning Code and are
subject to the requirements, safeguards, and conditions that may be imposed by the
Owasso City Council. Further, SUP uses shall conform to the bulk and area requirements
of the IM (Industrial Moderate) district.
Principal uses permitted in the IH
7.3.3 Permitted Uses in the IH (Industrial Heavy) District.
(Industrial Heavy) district, by right or with a Specific Use Permit (SUP), include all the uses
allowed by right in the IM (Industrial Moderate) district plus the uses included in Table 7.3
below:
Table 7.3 – Additional Principal Uses Permitted in the IH District
Allowed Allowed
Use
By Right with SUP
Air Transportation X
Chemical Manufacturing X
Fabricated Metal Product Manufacturing X
Food Manufacturing X
Heavy and Civil Engineering Construction X
Leather and Allied Product Manufacturing X
Machinery Manufacturing X
Nonmetallic Mineral Product Manufacturing X
Paper Manufacturing X
Petroleum and Coal Products Manufacturing X
Plastics and Rubber Products Manufacturing X
Primary Metal Manufacturing X
Support Activities for Transportation X
Textile and Textile Product Mill X
Transportation Equipment Manufacturing X
Truck Transportation X
Waste Management and Remediation Service X
Wood Product Manufacturing X
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All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 7.3 shall not be allowed
in the IH (Industrial Heavy) district. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the IH (Industrial Heavy) district shall follow the process
outlined by the Section titled “Specific Use Permits” in the Owasso Zoning Code and are
subject to the requirements, safeguards, and conditions that may be imposed by the
Owasso City Council. Further, SUP uses shall conform to the bulk and area requirements
of the IH (Industrial Heavy) district. Buildings, structures, or equipment abutting
residential use or residential district shall require a greater setback as determined
through the SUP process.
Bulk and Area Requirements in the
7.4 Bulk and Area Requirements in Industrial Districts.
industrial districts are indicated in Table 7.4 below:
Table 7.4 – Bulk and Area Requirements in Industrial Districts
RequirementsILIM IH
Frontage (Minimum) 150 feet 200 feet 200 feet
Setback from Abutting Street (Minimum)
Setbacks shall be determined by measuring from the
existing property line (where sufficient right-of-way for
future roadway expansion or widening has been
dedicated, as determined by the City Engineer).
Where right-of-way has not been dedicated, the
setbacks shall be from the future right-of-way line.
Arterial and Freeway Service Road
50 feet 50 feet 50 feet
Non-Arterial
25 feet 25 feet 25 feet
Setback from Abutting Agriculture, Residential, or Office
75 feet 75 feet 100 feet
District Boundary Lines (Minimum)
Building Height (Maximum without SUP)* 50 feet 50 feet 50 feet
*Any buildings, structures, or equipment taller than fifty (50) feet shall require a Specific Use Permit (SUP).
7.5 Accessory Uses Permitted in Industrial Districts.
Accessory uses customarily incidental to a principal use
7.5.1 Accessory Uses Permitted.
permitted in an industrial district are permitted in said district.
Accessory buildings shall meet the minimum building
7.5.2 Accessory Use Conditions.
setback lines of the applicable district.
An accessory building erected as an integral part of the principal building shall be
structurally a part thereof, shall have a common wall therewith, and shall comply with
the requirements applicable to the principal building.
Accessory storage of materials, equipment, or products within two hundred (200) feet
of an abutting residential or agriculture district shall be screened with a screening
wall or fence along the lot line or lines in common with the abutting residential or
agriculture district.
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CHAPTER 8
PUBLIC FACILITIES DISTRICT PROVISIONS
The PF (Public Facilities) district is intended to
8.1 Purpose of the Public Facilities District.
accommodate a wide range of public/institutional/quasi-public uses distributed
throughout the community and establish a zoning district for said uses. The PF (Public
Facilities) district shall only be used for municipal government, state government,
federal government, public schools, or public utilities. Such uses would include public
parks, City/Municipal buildings or yards, public safety facilities, public schools, cultural
areas, public service uses, utilities, State/Federal uses and facilities, and other public
uses. The PF (Public Facilities) district is consistent with and implements the City’s
public/institutional/quasi-public land use category shown on the adopted Land Use
Master Plan.
The characteristics of uses found within
8.2 Characteristics of the Public Facilities District.
the PF (Public Facilities) district would be facilities that provide a public benefit or
service to the entire community. The Official Zoning Map of the City of Owasso shall
denote all uses in the Public Facilities zoning district with the letters PF.
Services and
8.3 Allowed Uses and Permit Requirements in the Public Facilities District.
structures providing public services shall be allowed within the PF (Public Facilities)
district. The Community Development Director or their designee shall determine what
uses, as defined by the North American Industry Classification System (NAICS) guide,
would meet the criteria of the district.
All applicable development
8.4 Development Standards in the Public Facilities District.
regulations listed shall apply to any PF (Public Facilities) district development
proposal. Each development shall be required to plat the property and submit a Site
Plan for approval. Due to the wide variety of possible public uses and facilities,
approvals shall be made on a case by case basis, with review by the Technical
Advisory Committee. Table 8.1 below summarizes the setback requirements for
structures in the PF (Public Facilities) district:
Table 8.1 – Development Standards in the PF District
Setbacks
Front (Minimum) 20 feet
Street-Side (Minimum) 20 feet
Interior and Rear (Minimum) 10 feet
Height (Maximum) N/A
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CHAPTER 9
PLANNED UNIT DEVELOPMENTS
9.1 General Description.
A Planned Unit Development (PUD) is a special zoning
9.1.1 Introduction and Purpose.
overlay that provides alternatives to conventional land development. Upon
approval, it becomes a supplement to the existing zoning of the subject property. A
PUD is also a means of encouraging creative development of land and promotes
project design that is often unseen in conventional development. A PUD shall not be
seen as a tool to circumvent the Owasso Zoning Code and Owasso Subdivision
Regulations, but rather as a tool for intelligent, well-planned, and quality
developments that fit within Owasso’s existing neighborhoods and the context of the
surrounding area. A PUD provides flexibility to allow for development on properties
with unique physical characteristics by promoting innovative design and providing
guidelines which ensure that development is beneficial to the City of Owasso’s future
growth. While great flexibility is given to provide special restrictions which will allow
development not otherwise permitted, procedures are established herein to ensure
against misuse of the increased flexibility.
Because a Planned Unit Development (PUD) allows greater flexibly than
9.1.2 Goals.
otherwise would be allowed with the base zoning, there are specific goals that need
to be accomplished with each application. All PUDs shall be evaluated on their
ability to accomplish the following:
a.Maintain and enhance the quality of life in Owasso;
b.Provide opportunities for urban infill;
c.Maintain and promote a sense of community;
d.Encourage development that otherwise could not occur on the site;
e.Preserve and provide meaningful open space;
f.Promote connectivity and compatibility with surrounding development;
g.Inspire unique and thoughtful development;
h.Support the development of strong neighborhoods;
i.Provide amenities beyond conventional development; and
j.Preserve the physical characteristics of the land.
A Planned Unit Development (PUD) may be submitted for any parcel of
9.1.3 Applicability.
land located within any general zoning district or combination of zoning districts
within Owasso City Limits. In all cases, the PUD will be reviewed as to the proposed
location and character of the uses and the unified treatment of the development of
the tract. The regulations of the general zoning district or districts remain applicable
except as specifically modified pursuant to the provisions of this Chapter.
Approval of a conceptual development plan is required prior to development of a
PUD. The conceptual development plan shall be submitted concurrently with a
request for rezoning. Conceptual development plans are subject to
recommendation by the Owasso Planning Commission and approval by the Owasso
City Council.
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All PUD applications shall require a concurrent zoning application that
accommodates the proposed use, unless the zoning that would support the
proposed use is already in place.
This Chapter shall complement the other Sections of the Owasso Zoning Code. In
instances where the requirements are conflicting, the Community Development
Director or their designee shall determine the correct action.
9.2 Standards of Development.
By its very nature, a Planned Unit Development (PUD) is designed to develop
9.2.1 Density.
parcels of land with unique or unusual natural or man-made conditions. In order to
promote development that makes use of and preserves such unique features, it may
be necessary to cluster density within developments. If clustering of density is
proposed, then:
a.Additional amenities shall be provided;
b.The design shall promote and maintain useable open space; and
c.A layout shall be provided that complements the existing conditions of the
site.
All PUDs shall calculate density based upon the gross area of the tract, which may
include floodplains, rights of way, or easements to provide an overall gross density for
the project that shall be expressed in units per acre. The gross density calculations
shall be provided within the PUD’s design and intent statement.
a.Single-Family Residential Densities.A residential PUD shall not exceed a gross
density above five (5) dwelling units per acre for single-family residential
developments. Should a development propose a density higher than five (5)
units per acre, written justification shall be provided explaining the rationale of
the decision and additional amenities shall be provided to mitigate the
increased density.
b.Neighborhood Mixed-Use Residential Densities. Neighborhood mixed-use
densities shall be consistent with the Chapter titled “Residential District
Provisions” and shall not exceed a maximum density of twelve (12) units per
acre gross density. All neighborhood mixed-use developments shall be
accomplished through a PUD.
c.Multi-Family Residential Densities Multi-family densities shall be consistent with
.
the Chapter titled “Residential District Provisions” in the City of Owasso Zoning
Code and should not exceed a maximum of twenty-five (25) units per acre
gross density. Any proposed development that contains over twenty-five (25)
units per acre shall provide an explanation of why the higher density would
be appropriate and how the additional density would be mitigated through
additional amenities, setbacks, or other treatment. All multi-family residential
developments shall be accomplished through a PUD.
In any residential Planned Unit Development (PUD), at least
9.2.2 Land Use Percentages.
twenty (20) percent of the gross area of the tract shall be devoted to open space,
common areas, or amenities. Rights-of-way and utility easements on individual lots
shall not apply to open space calculations. If at least twenty (20) percent open
space cannot be achieved, the project may be required to provide additional
amenities in order to mitigate the reduction in open space. Because all PUD projects
are unique, the Community Development Director or their designee shall determine if
additional amenities are required in relation to the amount of open space provided.
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Planned Unit Developments (PUDs)
9.2.3 Preservation of Trees and Other Natural Features.
shall be designed to preserve and enhance the existing physical characteristics of
the land and its natural vegetation. Projects that require clear cutting or denuding of
large tracts of land for development are discouraged. Trees in excess of eight (8)
inches in caliper shall be preserved and worked into the overall design of the project,
unless the applicant can provide substantial justification to remove said trees. Tree
preservation credits shall be applied to all landscaping plans if found to meet the
requirements of this Code, and additional landscaping shall be required for projects
that remove excessive healthy vegetation.
Screening is an important part of any Planned Unit
9.2.4 Screening and Buffering.
Development (PUD) proposal, especially when incompatible uses are proposed within
the PUD or exist in adjoining developments. Screening may be employed in the form
of:
a.Fencing. Wood fencing shall have metal posts placed on the inside.
b.Walls. Stone, brick, split-faced block, or similar decorative materials shall be
used.
c.Berms. Berms may be used in combination with vegetation or fencing to
achieve the desired result.
d.Vegetation Vegetation provides a screening mechanism that can be
.
efficient and aesthetically pleasing. In many cases, leaving the natural
vegetation as a means of screening achieves the desired results. New
vegetation may be planted that also achieves the intent of this Section.
Materials and sizes of vegetation shall be provided with the required
conceptual development plan and conform to the Chapter titled
“Landscaping, Screening, and Fencing Requirements” in the Owasso Zoning
Code.
Buffer yards shall be provided at all boundaries of the PUD where higher intensity or
higher density uses adjoin existing tracts that are of a lower intensity or density. An
example of this may be 5000 square foot lots adjoining an existing single-family
development containing 20,000 square foot lots. Buffers shall vary in size depending
on the use or the density of the development, but shall be a minimum of twenty (20)
feet in width. Vegetation and screening is required in buffer yards.
All residential PUD shall contain decorative fencing along adjacent arterial roadways
and shall also contain language covering the long-term maintenance of the fencing.
If wood fencing is to be used, decorative columns of rock, brick, split face block, or
similar permanent material shall be used at regular intervals.
Great care shall be given as to the location of the more intense
9.2.5 Transition of Uses.
uses or densities within the Planned Unit Development (PUD). Transition should be
achieved when possible by placing less intense uses along the perimeter of the PUD
area with more intense uses near the center of the PUD. For example, if a PUD is
proposed in an area that abuts mostly acreage lots, the PUD should place larger lots
meeting RE or RS-1 standards along the perimeter and move towards smaller lots
within the core of the PUD area or along arterial streets. If transition cannot be
achieved, a large and well-vegetated buffer should be provided.
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Each Planned Unit Development (PUD) shall require a
9.2.6 Conceptual Landscape Plan.
conceptual Landscape Plan at the time of submittal. The conceptual Landscape
Plan shall depict general locations for landscaping, but shall not be required to go
into great detail. Trees, however, shall be shown on the Landscape Plan. More
detailed Landscape Plans may be required in the later stages of the development
process in conformance with the City of Owasso’s adopted landscape requirements.
Final landscape plans shall be reviewed and approved administratively, and shall
include any special requirements approved by the City Council.
All adopted landscape requirements
9.2.7 Adherence to City Landscape Requirements.
shall be met by any Planned Unit Development (PUD). A PUD shall provide
landscaping that exceeds the City of Owasso’s minimum requirements in order to
meet the goals, purpose, and criteria outlined in the PUD Ordinance.
9.2.8 Site Development.
All Planned Unit Development (PUD) proposals
9.2.8.1 Low-Impact Design (LID) Criteria.
are encouraged to incorporate low-impact design techniques. Utilizing low-
impact design techniques can greatly reduce infrastructure costs and can be
incorporated into common areas and open space. Some low-impact design
possibilities are:
a.Bio-retention areas (e.g. rain gardens);
b.Green roofs;
c.Permeable paving or driveways;
d.Cisterns;
e.Vegetated swales; and
f.Impervious surface education.
All PUDs are encouraged to define how low-impact design principles shall be
applied.
Planned Unit Development (PUD) sites shall not be
9.2.8.2 Grading and Site Disturbance.
denuded of all vegetation. Great care should be given to developing drainage
and grading plans that incorporate natural areas and preserve the topography
and vegetation of the PUD area. All creeks or perennial streams shall have a
minimum of a fifty (50) foot undisturbed buffer measured from the top of the
stream or creek bank and shall be included into the design of the PUD whenever
possible.
All grading and drainage
9.2.8.3 Adherence to City, State, and Federal Requirements.
plans shall meet all City, State, and Federal requirements.
The applicant shall provide plans that depict the safe and
9.2.9 Parking and Circulation.
efficient movement of vehicles throughout the Planned Unit Development (PUD). For
any PUD that proposes more than two hundred (200) residential units, a traffic study
shall be provided to the City of Owasso for review. All City, State, and Federal
regulations shall be met by the PUD proposal. All parking areas, driveways, or other
means of vehicular access shall be designed in accordance with the Chapter titled
“Off-Street Parking Requirements” in the Owasso Zoning Code.
At least twenty-five (25) percent of the provided open space shall be
9.2.10 Open Space.
developed and maintained for active or passive recreational activities. The
remaining area should be kept as marshland, wildlife areas, woodlands, creeks, etc.
At least ten (10) percent of this remaining area shall be out of the 100-year floodplain
and floodway.
40
Common areas promote social interaction and help to create a
9.2.11 Common Areas.
sense of community. Common areas shall be provided throughout the development
TABLE 9-01, REQUIRED AMENITIES
for the use and enjoyment of the residents of the surrounding area.
Any residential Planned Unit Development (PUD) shall provide at
9.2.12 Amenities Required.
least one (1) amenity from each of the categories from Table 9.1 below:
Table 9.1 – Required Amenities
Category Amenity Feature
Sports field, tennis court, basketball court, volleyball court, disc golf
Active Recreation
course, skate facility, bike path, hiking trail, or golf facility.
Stocked fishing pond, nature preserve area of at least 2 acres,
horse shoe pit, wildlife viewing area (if adjacent to preserved
Passive Recreation
habitat), camp ground, equestrian facility, meditation area,
walking path or trail, pedestrian boulevard, or open green space.
Dog park, picnic area, pavilion, outdoor amphitheater, clubhouse,
Public Gathering Areas
gazebo, BBQ area, dock area, community garden, or park area.
Tot lot, splash pad, swimming pool, or playground.
Family Recreational Areas
For any detached single-family residential development that proposes a gross density
of more than five (5) residential dwelling units per acre, one (1) additional amenity
from any category shall be required for each additional two (2) units per acre. Multi-
family developments shall provide one (1) type of amenity from each category, with
any additional amenities recommended by Staff.
The applicant may propose an amenity not shown on the list to the Community
Development Director or their designee. The Community Development Director or
their designee shall determine if the proposed amenity is appropriate for the type of
development proposed.
Amenities may be combined into one (1) or more park/recreation areas (i.e. pool
with a club house or a park area with a basketball court, playground, and walking
trails).
Park and recreation areas shall be placed within the development so they are
convenient and accessible.
Any standing water feature or pond shall be re-circulated through a fountain,
waterfall, or other aeration device. This requirement applies to any storm retention
pond that maintains a pool elevation of water.
All amenities will have long-term maintenance requirements that shall be managed
by future Homeowners’ Associations (HOAs). Appropriate language should be
included that clearly states that maintenance shall be covered by the applicant or
developer until the turnover date as described in the Section titled “Standards for
Single-Family Residential Districts” in the City of Owasso Zoning Code. The applicant
or developer shall create such legal entities as appropriate to undertake and be
responsible for the ownership, operation, construction, and maintenance of private
roads, parking areas, common usable open space, community facilities, recreation
areas, buildings, lighting, security measures, and similar common elements in a PUD.
Said responsibilities and ownership of these areas shall be clearly articulated in the
covenants and/or the deeds of dedication for the development.
Amenities approved as a part of any PUD should be installed prior to the completion
of the entire project. At least one (1) amenity shall be installed by the time twenty-
five (25) percent of the lots are developed and all amenities should be installed or
completed prior to seventy-five (75) percent of the lots being developed. No Building
Permit shall be issued if a development does not meet these amenity requirements.
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Any proposed Planned Unit Development
9.2.13 Consistency with the Land Use Master Plan.
(PUD) shall be developed in accordance with the adopted City of Owasso Land Use
Master Plan. The PUD shall meet the goals, objectives, and action strategies stated
within the Plan.
Each Planned Unit Development (PUD)
9.2.14 Compatibility with Surrounding Development.
shall be designed in a manner that is compatible with the surrounding development
in the area. If the proposed development is not in character with the surrounding
area, the PUD shall show how the development can be screened or employ
techniques that will mitigate the incompatibility.
9.3 Procedures for Obtaining Planned Unit Development Zoning.
A pre-application meeting is required prior to submitting a
9.3.1 Pre-Application Meeting.
formal application for the proposed Planned Unit Development (PUD) project. This
step offers the applicant or developer a chance to meet with City of Owasso Staff to
discuss ideas related to the development of a PUD on a piece of property. City Staff
from different departments shall be available to discuss the project, answer
questions, and provide information to the applicant or developer.
After submittal of a completed Planned Unit
9.3.2 Submittal of Development Application.
Development (PUD) application packet with all required information, the Community
Development Director or their designee shall provide a professional review of the
project and shall assist the applicant or developer in understanding the PUD process.
The Community Development Director or their designee shall require sufficient detail
in the conceptual development plan to provide an opportunity for the reviewing
bodies to make informed decisions and evaluate compliance with the applicable
approval criteria.
The Community Development Director or their designee shall provide
recommendations regarding changes or additions to the PUD that would make the
project more consistent with the goals, purpose, and standards outlined in this
Chapter. Upon completion of a successful application, the PUD shall be placed on
the next available Owasso Planning Commission Agenda.
Prior to the Owasso Planning Commission, the City of
9.3.3 Technical Advisory Committee.
Owasso’s Technical Advisory Committee shall review the Planned Unit Development
(PUD) proposal and all supporting documentation.
The Technical Advisory Committee shall provide comments to the applicant
regarding utilities, engineering, planning, and project design.
All Technical Advisory Committee comments shall be addressed by the applicant
prior to the PUD being reviewed by the Owasso Planning Commission or the Owasso
City Council.
A neighborhood meeting between the applicant and
9.3.4 Neighborhood Meeting.
adjoining property owners is strongly encouraged to introduce the project and listen
to any concerns from the citizens. If such a meeting is held, City Staff will be present
to answer procedural and City-related questions, but will otherwise observe and
report on the discussions held at the meeting.
Neighborhood meetings should be held at least fourteen (14) calendar days prior to
the project being heard by the Owasso Planning Commission. As an alternative to
the neighborhood meeting, the applicant may choose to mail adjoining property
owners a copy of the proposed concept and keep a log of all reported comments
and concerns. It is also suggested that the applicant or developer provides the
Homeowners’ Associations of surrounding neighborhoods with a copy of the
proposed development plans.
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In regards to Planned Unit Developments (PUDs), the
9.3.5 Owasso Planning Commission.
function of the Owasso Planning Commission is to listen to public concerns, afford the
applicant or their designee an opportunity to make a formal presentation regarding
the project, review the project for conformity with the requirements of this Code, and
to offer suggestions regarding the project design as it relates to impacts on adjoining
properties. It shall be the duty of the Planning Commission to review each PUD prior
to Owasso City Council consideration.
At the Owasso Planning Commission meeting, the applicant or their designee shall
be present and shall present a conceptual development plan and such other
narrative or other graphic information pertinent to the City's initial review and
evaluation of the potential of the proposed PUD. At the Planning Commission
meeting, the applicant or their designee and interested citizens will have the
opportunity to discuss the merits of the PUD proposal. The Planning Commission will
assess the proposal in light of Code guidelines and will take action after weighing the
recommendations of the Staff, the applicant's presentation, and the community's
response. The Planning Commission shall review each application using the following
process:
a.The Owasso Planning Commission shall review each PUD application for
conformity to the City of Owasso Zoning Code.
b.The Owasso Planning Commission shall study the proposed PUD application,
taking into account the recommendations of the Staff, the review criteria,
and other applicable standards in this Code. If the Planning Commission
determines that the Code is not being met in certain areas, then they may
make suggestions to the applicant and transmit the suggestions to the
Owasso City Council as part of their report. The Planning Commission shall
hear from the general public and engage the applicant or developer in
discussion of the project;
c.The Owasso Planning Commission shall discuss any potential issues that they
determine the project has and offer suggestions that may help the project
meet the goals, purpose, and criteria identified in this Chapter. This
information shall be transmitted to the Owasso City Council; and
d.The Owasso Planning Commission shall have ninety (90) days to act on a PUD
application from the time of submittal to the Community Development
Department. If after ninety (90) days the Planning Commission cannot render
a decision with all requested documents and information provided by the
applicant, the applicant may proceed to the Owasso City Council for
consideration. Delays by the applicant in providing materials or documents
to City Staff shall not be counted towards the ninety (90) days. Requests for
changes and/or additional materials by the Planning Commission shall not be
counted towards the ninety (90) days. The ninety (90) day review period shall
only consist of time when an application is complete, the item is placed on
the agenda, and all requested materials or information have been provided.
The Owasso City Council shall make the final decision on any
9.3.6 Owasso City Council.
Planned Unit Development (PUD) application. A final PUD plan shall be approved
along with an ordinance. The approved ordinance and PUD plan shall dictate any
future development on the subject property, unless the PUD is amended or expires.
The Owasso City Council shall use the information provided by City Staff, the
recommendation from the Owasso Planning Commission, input from the public, and
input from the applicant to make a decision as to approve or deny a proposed PUD.
The Owasso City Council may add conditions to the project that they determine are
necessary to meet the intent of this Chapter.
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Should the Owasso City Council require more information, the item can be tabled to
a future meeting. If any major changes are made to the plans or new information is
brought forward after review by the Owasso Planning Commission, the Owasso City
Council may ask that the project return to the Planning Commission for review.
All conditions imposed by the Owasso City Council shall become binding and shall
be met before the project may proceed.
All PUDs approved in accordance with provisions of this Code in its original form, or
by subsequent amendments thereto, shall be referenced on the Official Zoning Map
of the City of Owasso, and a list of such PUDs, together with the category of uses
permitted therein, shall be maintained in the Community Development Department.
Figure 9.1
Planned Unit Development Process
Pre-Application Meeting with Planning Staff
Submittal of Application Packet with Fees
Application Reviewed & Public Hearing Scheduled
Notification Prepared for Newspaper & Property Posted with a Sign
Technical Advisory Committee
Staff review
Owasso Planning Commission Hearing
Owasso City Council Hearing
Approval Denial
Ordinance Prepared
9.4 Timeline, Expiration, and Amendments.
A Planned Unit Development (PUD) shall be validated once any portion of
9.4.1 Validation.
the property has been platted and recorded or a Building Permit is approved.
Because a Planned Unit Development (PUD) is a zoning action
9.4.2 Zoning Ordinance.
approved by the Owasso City Council through ordinance, the City shall file the
ordinance approving the designation of a PUD on a tract of land, with the County
Clerk’s office upon platting and recording any portion of the PUD.
For any Planned Unit Development (PUD) in which there has been no
9.4.3 Expiration.
Building Permit issued nor any portion of the property platted after five (5) years since
approval by the Owasso City Council, the PUD shall be considered null and void and
shall be brought back before the Owasso Planning Commission and the Owasso City
Council for consideration prior to any development on the property. The underlining
zoning of the PUD shall not expire, only the PUD overlay shall expire.
Expired Planned Unit Developments (PUDs)
9.4.4 Conformance with Current Regulations.
shall be required to meet the most recently adopted regulations, ordinances, and
development standards.
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An extension may be granted by the Community Development Director
9.4.5 Extensions.
or their designee for Planned Unit Developments (PUDs) that are nearing the five (5)
year expiration date. PUDs may be extended one (1) time for a maximum of two (2)
additional years, provided a letter is submitted to the Community Development
Director or their designee asking for the extension no less than two (2) months prior to
the five (5) year expiration date. Said letter must indicate the following:
a.Reason for the extension;
b.That there are no changes to the original PUD approved by the Owasso City
Council; and
c.Expected date by which a portion of the PUD will be platted.
It shall be the developing party’s responsibility (or an individual who has legal
authority to sign documents on their behalf) to ask for and sign the letter of extension.
If no extension has been sought and granted, said PUD shall be considered expired.
If no portion of the property has been platted nor any Building Permit received by the
Community Development Department, within the two (2) year extension period, said
PUD shall expire and a new PUD application must be submitted.
There may be instances when a change or amendment to the
9.4.6 Amendments.
original Planned Unit Development (PUD) is necessary or desired. In these situations,
the magnitude of these amendments is considered. There are two (2) types of
amendments that can occur with a valid PUD: a Major Amendment and a Minor
Amendment. If amendments have been made, then a determination shall be made
by the Community Development Director or their designee as to whether or not said
amendments constitute a major or minor plan change.
a.Major AmendmentA Major Amendment is described as a significant
.
change that increases the density, intensifies the use, redistributes uses, or
creates inconsistencies with the character of the PUD that was initially
approved. A Major Amendment shall proceed through the entire PUD
process as outlined in this Chapter. The Community Development Director or
their designee shall determine if the changes to the PUD meet the criteria for
a Major Amendment, is an appropriate change, and will maintain the spirit of
what was approved in the original PUD. Modifications from the previously
approved PUD plan shall be deemed by the Community Development
Director or their designee to be a Major Amendment if said modifications
cause one (1) of the following to occur:
1.Increase the total number of dwelling units by more than ten (10)
percent;
2.Reduce the amount of common open space by ten (10) percent from
what was originally approved;
3.Substantially change the location of any multi-family or non-residential
areas as shown on the approved PUD;
Example: An approved 100 acre PUD shows 20 acres for office,
10 acres for commercial, and 70 acres for residential single-
family. If the amendment proposes to move the commercial
area to another location within the PUD, then it would be
deemed to be a Major Amendment.
4.Eliminate a proposed use that was approved with the original PUD
that substantially changes the character of the project;
5.Complete elimination of a recreational feature that was identified in
the approved PUD, without replacing it with an in-kind feature; or
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6.Change the location of the access points into the PUD or connections
to adjoining residential development;
Modifications in the location or design of minor streets, cul-de-
sacs, alleys, or facilities for water and for disposal of stormwater
and wastewater internal to the development shall not be
considered as a Major Amendment.
An appeal of the Community Development Director or their designee’s
decision that the changes to the PUD construe a Major Amendment shall be
made in writing by filing a notice of appeal to the Owasso Planning
Commission within ten (10) days of the Community Development Director or
their designee’s decision. Said appeal shall be heard at a regular meeting of
the Planning Commission, at which time the applicant may defend their
proposal. Appeals shall not require public notification.
b.Minor Amendment.Small changes that still meet the intent of the ordinance,
do not increase the density in excess of ten (10) percent, are consistent with
surrounding development, and do not pose a threat to the health, safety, or
welfare of the citizens of Owasso can be administratively approved as a
Minor Amendment. Minor Amendments may also include relocation of
landscape areas, parking areas, drive aisles, or other similar changes that are
minor in scope.
Minor Amendments shall be approved administratively. Depending upon the
nature of the amendment, the Community Development Director or their
designee may require the PUD to go before the Technical Advisory
Committee for review.
The required conceptual development plan shall be
9.5 Conceptual Development Plan.
a rendered plan that clearly articulates the overall concept of the Planned Unit
Development (PUD). Figure 9.2 illustrates an acceptable conceptual development
plan rendering. The conceptual development plan shall include the entire PUD area,
and it may include Site Plans of smaller areas to provide more specificity if the
development is large.
The conceptual development plan shall include, at a minimum, the following:
a.Name of the proposed development;
b.Name and address of the property owner and developer;
c.Name of the preparer of the document;
d.Graphic scale drawn no smaller than 1:100, a north arrow, date of
preparation, and a legend;
e.Vicinity map outlining the location of the development in relation to major
streets within 1000 feet, schools, and other landmarks;
f.County where the development lies shall be depicted;
g.Legal description of the property;
h.Total acreage of the tract, total acreage of the proposed area to be
improved, and acreage of open space;
i.Location and name of abutting subdivisions and City Limit lines for Owasso;
j.Wooded areas, wetlands, waterways, floodplain and floodway, ponds, and
other natural features;
k.General location of all proposed streets;
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l.Proposed density of the development depicted in gross density figures (gross
units per acre of the entire development);
m.Location and identification of all land uses in the PUD shall be depicted;
n.Identification of all amenity locations, detention areas, open space areas,
etc.;
o.General location of parking areas for non-single-family residential areas;
p.Depiction of any proposed walking trails, pathways, and buffer yards,
including fences;
q.Notation on the plan of how wide the buffer yards will be and how they will
be landscaped; and
r.Location and type of amenities provided.
Should a conceptual
9.5.1 Conceptual Development Plan as the Preliminary Plat.
development plan be provided that goes into sufficient detail necessary for submittal
of a Preliminary Plat, then the plan may be used as the Preliminary Plat for the
Planned Unit Development (PUD).
If the conceptual development plan is to be used as the Preliminary Plat, it must
contain all of the required elements for preliminary plat approval outlined in the
Owasso Subdivision Regulations.
If the PUD is approved with a conceptual development plan that is sufficient to be
used as a Preliminary Plat, the applicant may proceed to the Final Plat stage.
It is not required that the entire development be platted; only the portion the
applicant intends to develop initially. Additionally, the conceptual development
plan can be used as the actual Site Plan for the development if it has Technical
Advisory Committee comments that have been addressed.
If the conceptual development plan is unchanged, additional Technical Advisory
Committee review will not be required.
Figure 9.2
Conceptual Development Plan
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9.6 Design and Intent Statement.
The design and intent statement shall clearly articulate the vision for
9.6.1 Requirements.
the proposed development and shall identify key elements of the project that justify
using a Planned Unit Development (PUD) approach over conventional zoning.
At a minimum, the design and intent statement shall include some basic elements,
listed below:
a.Overall project statement of proposed use and intent;
b.List of the proposed land uses including residential densities;
c.List of all parties involved (applicant, owner, agent, plan preparer);
d.Thorough narrative explaining why the development is appropriate and how
it complies with the requirements of this Chapter. The applicant should
explain how the PUD is consistent with the goals, purposes, and standards
listed in this Chapter;
e.Statement regarding the compatibility of the proposed development with the
surrounding area. The statement should address buffer zones, transition,
screening, types of materials to be used, and square footage of structures;
f.Table showing how the proposed PUD will differ from current bulk standards,
with an outline of what Sections of the Owasso Zoning Code or Subdivision
Regulations that the PUD seeks relief from;
g.Outline of the covenants that will govern the property and information about
the development of a Homeowners’ Association and how they will govern
the common areas;
h.Anticipated timeline for development, which may include a phasing plan;
and
i.
PUD’s consistency with the Owasso Land Use Master Plan.
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CHAPTER 10
OVERLAY DISTRICTS
It is the purpose and intent of an overlay district to provide
10.1 General Description.
enhanced standards to protect and enhance the unique characteristics of specific
areas and/or corridors while providing for development opportunities. These
characteristics may include natural scenic beauty, manmade features, or other
features. Overlay districts may also be used to protect or facilitate a particular
design theme established through specific architectural styles or periods, or to
protect or facilitate Site Plan conventions such as setbacks that are both minimums
and maximums. The purposes of any overlay district may include:
a.Promoting the safe and efficient use of specific roadways by controlling
access and other traffic measures;
b.Encouraging the redevelopment of an area consistent with a particular
design theme;
c.Minimizing the detrimental impact on hillsides, watercourses, and other
significant natural features;
d.Giving special attention to landscaping, buffering, signage, lighting, and
building setbacks in those areas identified as needing special attention; and
e.Giving special attention to the existing architectural style or to the style that is
planned, so as to create an easily identifiable area in those areas identified
as architecturally significant.
The Owasso City Council of the City of Owasso
10.1.1 Establishment of Overlay Districts.
may adopt overlay districts as needed in order to implement specific purposes,
intents, and design standards based upon the adopted Land Use Master Plan for the
area being regulated, which shall be applied as additional standards to other
regulations required by the City. Such overlay districts shall be made a part of the
Zoning Code. Upon adoption, the boundaries of such overlay districts shall be shown
on the Owasso Zoning Map.
The development criteria for each overlay district shall be
10.1.2 Development Criteria.
those standards as set out in each overlay district. All overlay districts shall adhere to
the requirements of the Chapter titled “Outdoor Lighting” in the Owasso Zoning
Code.
Where any Section of this Chapter is found to be in conflict with other
10.1.3Applicability.
Chapters of the Zoning Code, the regulations found herein shall apply. Any overlay
district acts as an additional layer of zoning over the base zoning district. The overlay
language and regulations shall supersede the base zoning regulations where conflict
may arise.
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US-169 OVERLAY DISTRICT
The purpose of the US-169 Overlay District is to:
10.2Purpose of the US-169 Overlay District.
a.Encourage sustainable development that will become a long term asset to
Owasso;
b.Protect an area that represents a significant opportunity for business and
corporate investment, which is important to the long term economic health of
Owasso;
c.Establish uses and regulations that promote the development of this area as a
corridor that promotes an environment of business, learning, and growth;
d.Protect the area around Tulsa Technology Center from uses that may have a
detrimental impact on the facility and the City’s ability to attract quality
development;
e.Establish regulations that protect the investment of existing and new
businesses and corporations from unattractive, non-compatible uses;
f.Ensure the area is visually pleasing, sustainable, and developed in a
coordinated fashion;
g.Ensure a high quality of development that will ultimately generate an
economically-enhanced and pedestrian-friendly area for Owasso; and
h.Follow the principals of the Quality of Life Initiative.
The US -169 Overlay District covers an area
10.3 Designation of the US-169 Overlay District.
roughly one-quarter (¼) mile to one-half (½) mile on either side of US-169 from 86th St
N to 126th St N. It is depicted in Figure 10.1 and defined on the official Owasso
Zoning Map.
10.4 Uses in the US-169 Overlay District.
The base zoning districts of properties fully or partially within the
10.4.1 Permitted Uses.
designated US-169 Overlay District shall not be affected except as noted in this
Chapter. All applicable regulations for use, yard, area, lot dimensions, utility
placement, and landscaping shall be those specified for each district, including
Planned Unit Development (PUD) stipulations. Where any of the above regulations
conflict with those of the US-169 Overlay District, the more restrictive shall apply.
For property zoned AG (Agriculture) in the US-169 Overlay District,
10.4.2 Restricted Uses.
only existing agricultural uses shall be permitted and shall be subject to all applicable
standards and regulations. No Specific Use Permits (SUPs) shall be issued for any land
zoned AG (Agriculture) and no new agriculture uses or businesses shall be allowed.
In each zoning district, all uses respective to that district shall be permitted by right or
with the issuance of an SUP, except for those listed below.
Within the US-169 Overlay District, unless otherwise restricted, any use permitted by
right in a particular zoning district, or with an SUP in the underlying zoning district, shall
be permitted. All uses shall be defined by the most recent version of the North
American Industry Classification System (NAICS) book.
Upon annexation, all tracts of land shall be zoned commercial, office, or in
conformity with the existing adopted Land Use Master Plan in effect at the time of the
annexation. New residential development of any kind shall be developed as a
Planned Unit Development (PUD).
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Figure 10.1
US-169 Overlay District Boundaries
51
The following uses shall be prohibited in the US-169 Overlay District:
10.4.3 Prohibited Uses.
Table 10.1 – Prohibited Uses in the US-169 Overlay District
Animal and Poultry Raising
Any New Agricultural Use or Business
Bindery
Bottled Gas Sales
Casino/Gaming Center
Chick Hatchery
Cemetery
Cesspool Cleaning
Concrete Construction Service
Drag Strip
Fuel Oil Sales (Not Including Gas Station or Convenience Store)
Halfway House
Industrial Uses in the IH (Industrial Heavy) District
Industrial Uses in the IM (Industrial Moderate) District
Juvenile Delinquency Center
Landfill
Mini-Storage Warehouse (as a Primary Use)
Oil Well Drilling and Cleaning Establishment
Outdoor Kennel (Not Part of a Veterinary or Grooming Business)
Outdoor Storage of Any Kind as the Principal Use
Portable Building Sales
Power Plant
Pre-Release Center
Race Track (Animal or Vehicle)
Sexually-Oriented Business
Shooting Range (Outdoor)
Taxidermist
Truck Stop
The following uses shall be permitted in the
10.4.4Uses Permitted with a Specific Use Permit.
US-169 Overlay District with the issuance of a Specific Use Permit (SUP), subject to
compliance with the provisions of this Section:
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Table 10.2 – Uses Permitted in the US-169 Overlay District with an SUP
Agricultural Implement Sales
Aircraft Sales
Appliance Store and Repair
Any Retail Use with Primarily Outdoor Sales
Auctioneer
Auto Rental
Auto Sales (5 Acre Maximum Parcel Size)
Auto Wash
Boat and Recreational Vehicle Sales
Bus Station
Cabinet Maker
Camper Sales
Construction Equipment Sales
Disinfecting Service
Exterminating Service
Fence Construction Company
Go-Kart Track
Golf Driving Range
Janitorial Service
Lumber Yard
Monument Sales
Motorcycle Sales
Motor Vehicle Repair
Outdoor Recreation (Including Amusement Park)
Park and Ride Lot
Plastic Material Sales
Retail Greenhouse
Truck Rental
Vending Sales and Service
Woodworking Shop
Existing but non-conforming properties, which existed as of
10.4.5 Non-Conforming Uses.
the date these regulations became effective, shall be allowed to continue in the
same manner after the adoption of these regulations. However, such non-
conforming properties shall be subject to these regulations if feasible when:
a.A property is annexed into the City;
b.A property owner requests any zoning change;
c.The principle use on the property is discontinued for a period of six (6)
calendar months;
d.The property is destroyed or significantly altered by sixty (60) percent or
greater; or
e.Enlargements or improvements are made to the property that increases the
gross square footage by twenty-five (25) percent.
When any change as identified above occurs, the property owner must demonstrate
that the change to the property shall not significantly impair the safe and efficient
flow of traffic within the subject area. The Community Development Director or their
designee may require the property owner to provide a site specific traffic study to
determine the potential impacts of the proposed changes as part of the site
development plan.
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10.4.6Existing Uses.
The US-169 Overlay District shall not affect existing
10.4.6.1 Single-Family Residential.
single-family residential uses, neighborhoods, or platted residential developments.
Said uses may continue to exist in perpetuity until such time as they may be
redeveloped or rezoned for another use.
The US-169 Overlay District covers
10.4.6.2 Properties Outside the City Limits of Owasso.
areas that are currently outside of Owasso City Limits. Unless these properties are
annexed into Owasso City Limits, they shall not be required to comply with the
regulations of this Chapter. If annexed, these properties shall be subject to the
regulations set forth in this Chapter. If the subject property lies outside of Owasso
City Limits, the County regulations in which the property lies shall apply.
Any project or development that
10.4.6.3 Previously Approved Projects or Developments.
was approved or had plans submitted prior to the effective date of this Code
shall not be required to comply with these regulations unless they meet any of the
criteria from this Chapter. Previous approvals remain valid unless the approval
date lapses or unless changes are made to the previous approvals. This shall refer
to Site Plans, building plans, Planned Unit Developments (PUDs), or Specific Use
Permits (SUPs) submitted prior to the effective date of the US-169 Overlay District,
and they shall only be required to comply with the zoning regulations in affect at
that time. An approved plat shall not constitute approval of a project. The
Community Development Director or their designee shall determine if a project
meets these criteria.
10.5 Requirements in the US-169 Overlay District.
Development and or redevelopment in the US-169
10.5.1 Landscape Requirements.
Overlay District shall comply with the Chapter titled “Landscaping, Screening, and
Fencing Requirements” in the Owasso Zoning Code with the following additional
requirements:
a.All signage shall have shrubs and/or perennial flowers at the base; and
b.Said shrub/flower bed shall be enclosed with an edging material such as
brick, stone, steel edging, concrete, or similar material.
All development in the US-169 Overlay District shall follow City
10.5.2 General Requirements.
of Owasso procedures and requirements described in the Chapter titled “General
Provisions” in the Owasso Zoning Code, except as noted in this Chapter.
Architectural details and/or drawings shall be submitted to the Community
Development Department at the time of Site Plan submittal. Architectural plans shall
depict architectural details outlined in this Section and shall consist of:
a.Preliminary renderings or drawings of building elevations plus typical cross
sections to clearly define the character of the project and to ensure these
provisions are met; and
b.Exterior building materials inventory to indicate compliance with this Chapter.
The Community Development Director or their designee shall review the
proposed building materials for compliance.
10.6 Building and Site Design Standards in the US-169 Overlay District.
Developments in the US-169 Overlay District shall be evaluated using
10.6.1 General Design.
the following criteria:
a.CompatibilityAdjacent buildings shall relate in similarity of architectural style,
.
roof style, and configuration.
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b.Proportions.Windows, doors, columns, piers, projections, ribs, awnings,
cornices, parapets, eaves, and other building components shall be
proportional to the overall scale of the building. Windows should be greater
in height than width, unless otherwise required by a specific design feature or
architectural style.
Primary building entrances shall be clearly defined and shall be
10.6.2 Building Entrance.
recessed or framed by a sheltering element such as an awning, arcade, overhang,
or portico (in order to provide weather protection for pedestrians). Public entrances
flush with the building wall with no cover are not allowed (see Figure 10.2).
Figure 10.2
Building Entrances
For developments containing total floor area in excess of fifty
10.6.3 Boulevard Entrance.
thousand (50,000) square feet, the principal access into the site shall be a boulevard
incorporating a ten (10) foot wide landscaped center median that complies with the
Chapter titled “Landscaping, Screening, and Fencing” in the Owasso Zoning Code.
Off-street parking areas are encouraged to be located to the
10.6.4 Off-Street Parking.
side or rear of buildings or in the interior of a block whenever possible (see Figure
10.3). Loading areas shall be located behind the main building and screened in
accordance with the Chapter titled “Landscaping, Screening, and Fencing” in the
Owasso Zoning Code. All parking lots, drives, aisles, and other elements shall comply
with the Chapter titled “Off-Street Parking Requirements” in the Owasso Zoning
Code.
Figure 10.3
Encouraged Off-Street Parking Areas
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It is the intent of this Chapter to enhance and preserve the
10.6.5 Building Setback.
character of the US-169 Overlay District by promoting parking area placement to the
rear of lots or along the sides of buildings and bring visually pleasing building
architecture to the street. Therefore, front building setbacks may be reduced to ten
(10) feet.
All transit stops shall be covered to offer shade and shelter from the
10.6.6 Transit Stops.
elements.
Each site with a building larger than ten thousand (10,000) square
10.6.7 Outdoor Space.
feet shall be designed to include public pedestrian walkways internally and
throughout the development, linking all areas and buildings facilities open to the
public, and shall include one (1) or more plazas or courtyards with benches or
patios/seating areas (see the Chapter titled “Landscaping Screening and Fencing
Requirements” in the Owasso Zoning Code). For single developments containing
total floor area in excess of eighty thousand (80,000) square feet, at least one (1)
outdoor space or site amenity shall be required on the site or on adjacent land, in
addition to the required plaza or courtyard area. All features shall be accessible,
useable spaces. Outdoor space or site amenities may include, but are not limited to:
a.Window shopping walkway;
b.Water feature;
c.Clock tower;
d.Seating walls;
e.Benches;
f.Courtyards or plazas;
g.Fountains; or
h.Sculpture or public art.
The Community Development Director or their designee may approve any other
such deliberately shaped area or focal feature or amenity that, in the judgment of
the Community Development Director or their designee, adequately enhances such
community and public spaces.
All buildings, parking areas, public spaces, amenity features, and
10.6.8 Sidewalks.
adjoining developments of similar use shall be linked with sidewalks. Sidewalks shall
be provided along public streets that provide access to the development. Sidewalks
shall be constructed in accordance with the standards for sidewalks as set forth in the
City of Owasso Engineering Standards.
Exterior building materials shall include brick, split-faced concrete
10.6.9 Exterior Materials.
block, stone, stucco, synthetic stucco, cement-board, or wood siding. Metal may be
used as accent material, and cumulatively may not exceed twenty (20) percent of
the area of any individual exterior wall. All windows and doors to customer service
areas along building frontages at the ground floor level on any retail building shall be
transparent.
In order to achieve unity between all
10.6.10 Multiple Buildings in Commercial Centers.
buildings in a commercial development consisting of more than one building, all
buildings in such a development, including pad site buildings, shall employ a
consistent architectural style or theme and be constructed of similar exterior
materials. Design criteria for large and multi-phase developments shall be provided
for review.
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Flat roofs and roofs with a pitch of less than 3:12 require a parapet wall.
10.6.11 Roof Pitch.
Eaves a minimum of one (1) foot from the building face shall profile a pitched roof.
Roofing for pitched roofs greater than 6:12 shall be wood, tile, slate, architectural
asphalt shingles, or low-reflectivity metal (flat or matte finish). Applied mansard roofs
shall not be permitted.
HVAC and similar types of incidental machinery
10.6.12 Electrical and Services Equipment.
or equipment shall be screened from view in accordance with the Chapter titled
“Landscaping, Screening, and Fencing Requirements” in the Owasso Zoning Code.
Utility meters, aboveground tanks, satellite dishes, and antennas shall also be
screened from view. Wall-mounted mechanical equipment that extends six (6)
inches or less from the outer building wall shall be designed to blend in with the color
and architectural design of the subject building. Unless a waiver is authorized by the
Owasso City Council, all electrical and telephone lines and wires, including but not
limited to street lighting, shall be placed underground. Feeder and other major
transmission lines may remain overhead. All utility installation shall conform to the
City’s adopted Technical Standards and Specifications.
Façades shall have a recognizable "base" consisting of but not
10.6.13 Wall Articulation.
limited to:
a.Walls;
b.Ledges;
c.Sills;
d.Integrally textured materials, such as stone or other masonry;
e.Integrally colored and patterned materials; or
f.Planters.
Façades shall also have a recognizable “top” consisting of but not limited to:
a.Cornice treatments with integrally textured materials (other than colored
"stripes" or "bands");
b.Sloping roofs with overhangs and brackets; or
c.Stepped parapets.
All sides of a building and any accessory structure shall utilize materials and design
characteristics consistent with those of the front façade. In order to prevent large flat
expanses of featureless exterior walls, structures having single walls exceeding fifty
(50) feet in length shall incorporate one or more of the following features at least
every fifty (50) feet in length (see Figure 10.4):
57
Figure 10.4
Wall Articulation in the US-169 Overlay District
a.Changes in color, graphical patterning, changes in texture, or changes in
material;
b.Projections, recesses, and reveals expressing structural bays or other aspects
of the architecture with a minimum change of plane of twelve (12) inches;
c.Windows and fenestration;
d.Gable projections;
e.Horizontal or vertical breaks; or
f.Other similar techniques.
The Community Development Director or their designee may approve variations or
alternate treatments, so long as the intent of the Code is met.
Signs shall be permitted in the US-169 Overlay District in accordance with
10.6.14 Signage.
the Chapter titled “Signs” in the Owasso Zoning Code, with the following exceptions:
a.Pole signs of any type over twenty-five (25) feet in height are prohibited. Pole
signs shall only be allowed on parcels having frontage on US-169;
b.All signs not having frontage on US-169, shall be of monument form and
constructed of materials that complement the main building(s);
c.All signs not attached to buildings shall be set in a landscaped bed;
d.Maximum height for signage shall be twenty (20) feet for property with
frontage on all arterial roads other than US-169;
e.In all other cases, the maximum height for signage shall be ten (10) feet;
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f.Digital signs shall have an eight (8) second delay and shall only display static
images (moving video and moving graphics are prohibited within the
overlay); and
g.New multi-tenant developments are encouraged to use the Unified Sign
Permit (USP) process.
All primary buildings on lots or tracts with frontage on US-169 are
10.6.15 Building Orientation.
encouraged to be oriented towards the highway. If any such building is on a lot or
tract with a second frontage, it shall have equally detailed and prominent façades,
constructed of equally high quality materials, facing both the highway and the
secondary street. All buildings are encouraged to be oriented towards the front of
the lot, with parking lots towards the rear or alongside buildings.
Drive-through facilities associated with
10.6.16 Commercial Drive-Through Lanes.
commercial uses shall be architecturally integrated with the building.
All outdoor display or sales areas shall be shown on the
10.6.17 Outdoor Display and Sales.
Site Plan and shall encompass less than twenty (20) percent of the area of the
building footprint. Said display area shall be landscaped to provide definition of the
area. Any allowed use that requires primarily outside sales shall not be required to
meet these criteria.
Refuse collection areas in the US-
10.6.18 Screening of Refuse Collection and Loading Areas.
169 Overlay District shall be screened in accordance with the Chapter titled
“Landscaping, Screening, and Fencing Requirements” in the Owasso Zoning Code.
In order to reduce the visual and acoustic impacts of these functions on adjacent
properties and public streets, non-enclosed service, storage, and off-street loading
areas shall be screened with opaque sight-obscuring walls or fences that are made
of durable materials and are between six (6) feet and eight (8) feet in height.
Screening materials shall be the same as, or of equal quality to, the materials used for
the primary building and landscaping.
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DOWNTOWN OVERLAY DISTRICT
It is the intent of the Downtown Overlay District to provide
10.7 Downtown Overlay District.
enhanced standards to protect and enhance the unique characteristics of the Main
Street, 76 St, and Downtown Owasso area. Overlay districts may also be used to
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protect or facilitate a particular design theme established through specific
architectural styles or periods, or to protect or facilitate Site Plan conventions such as
setbacks that are both minimums and maximums.
The purpose of the Downtown Overlay
10.8 Purpose of the Downtown Overlay District.
District is to:
a.Encourage sustainable development that will become a long term asset to
Owasso;
b.Promote economic growth and redevelopment of the Downtown Owasso
area;
c.Encourage residential development as part of commercial development and
to replace blighted properties on the fringe of the Downtown Owasso area
with new and higher-density residential;
d.Encourage the development of office space through standalone and mixed-
use development. Office space is encouraged at a higher-density and multi-
story structures;
e.Giving special attention to landscaping, buffering, signage, lighting, and
building setbacks in those areas identified as needing special attention;
f.Giving special attention to the existing architectural style or to the style that is
planned, so as to create an easily identifiable area in those areas identified
as architecturally significant;
g.Promote the history of Owasso;
h.Encourage high quality, attractive, and unique architecture;
i.Implement the Downtown Development District as described in the GrOwasso
2030 Land Use Master Plan and 2001 Downtown Master Plan;
j.Create a vibrant arts and entertainment district;
k.Create an area where development can be accomplished at a higher-
density than allowed in any other commercial and residential districts of
Owasso;
l.Attract new businesses and retain small businesses in the Downtown Owasso
area;
m.Revitalize Main Street and create a true Main Street environment;
n.Establish regulations that protect the investment of existing and new
businesses from unattractive, non-compatible uses;
o.Ensure the area is visually pleasing, sustainable, and developed in a
coordinated fashion;
p.Ensure a high quality of development that will ultimately generate an
economically-enhanced and pedestrian-friendly area for Owasso;
q.Follow the principals of the Quality of Life Initiative and the GrOwasso 2030
Land Use Master Plan; and
r.Encourage locally-owned and Made In Oklahoma businesses.
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10.9 Designation of the Downtown Overlay District.
The boundaries of the Downtown Overlay District are depicted in
10.9.1 Boundary Map.
Figure 10.5. All properties within the depicted boundaries are subject to the rules and
regulations of this Chapter.
Figure 10.5
Downtown Overlay District Boundaries
No change in the boundary of the Downtown Overlay District
10.9.2 Map Amendments.
shall be authorized, except by the Owasso City Council pursuant to the procedures
outlined in this Code.
The base zoning districts of properties fully or
10.10 Uses in the Downtown Overlay District.
partially within the Downtown Overlay District shall not be affected except as noted
in this Chapter. All applicable regulations for use, yard, area, lot dimensions, utility
placement, and landscaping shall be those specified for each district, including
Planned Unit Development (PUD) stipulations.
In the AG (Agriculture) district, only existing agricultural uses shall be
10.10.1 Use Restrictions.
permitted to continue and be subject to all applicable standards and regulations.
No Specific Use Permits (SUPs) shall be issued for any land zoned AG (Agriculture) and
no new agriculture uses or businesses shall be allowed.
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In each zoning district, all uses respective to that district shall be permitted by right or
with the issuance of an SUP, except for those listed below.
Any by right use or those uses allowed with a Specific Use Permit (SUP)
10.10.2 Allowed Uses.
shall be permitted in the Downtown Overlay District, unless otherwise restricted in this
Chapter. All uses shall be defined by the most recent version of the North American
Industry Classification System (NAICS) book.
The following uses are encouraged in the Downtown Overlay
10.10.3 Encouraged Uses.
District:
Table 10.3 – Uses Encouraged in the Downtown Overlay District
Antique Store
Art Gallery
Arts & Crafts Studio
Bakery/Artisan Foods
Book Store
Boutique
Café & Sidewalk Café
Coffee Shop
Entertainment Venue
Farmers Market
Microbrewery
Mixed-Use Development (Ground Floor Retail with Offices or
Residential Above)
Office Space
Personal Services (Salon, Barber Shop, Florist, Health Store, etc.)
Pub/Bar & Grill/Wine Bar
Restaurant (Preferred Locally or Oklahoma-Owned Restaurant)
Retail Use
Small Corner Store with Basic Goods
Small Theatre or Music-Venue
Yoga/Fitness Studio
The following uses are prohibited in the Downtown Overlay District:
10.10.4 Prohibited Uses.
Table 10.4 – Prohibited Uses in the Downtown Overlay District
Agricultural Implement Sales
Aircraft Sales
Animal and Poultry Raising
Any New Agricultural Use or Business
Appliance Store and Repair
Arena
Auctioneer
Auto Rental
Auto Sales
Auto Wash
Bait Shop
Bindery
Boat and Recreational Vehicle Sales
Bottled Gas Sales
Cabinet Maker
Camper Sales
Casino/Gaming Center
Cemetery
Cesspool Cleaning
Chick Hatchery
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Concrete Construction Service
Construction Equipment Sales
Convenience Store
Disinfecting Service
Drag Strip
Drive-In Theatre
Exterminating Service
Fairgrounds
Fence Construction Company
Fuel Oil Sales
Gas Service Station
Gas Station
Go-Kart Track
Golf Driving Range
Halfway House
Industrial Uses, Except in the IH (Industrial Heavy)
and IM (Industrial Moderate) Zoning Districts
Janitorial Service
Juvenile Delinquency Center
Kennel (As Primary Use)
Landfill
Lumber Yard
Mini-Storage Warehouse (As Primary Use)
Monument Sales
Motor Vehicle Repair and Tire Shop
Motorcycle Sales
Oil Well Drilling and Cleaning Establishment
Outdoor Kennel (Not a Part of Veterinary or Grooming Business)
Outdoor Recreation (Including Amusement Park)
Outdoor Storage of Any Kind as the Principal Use
Plastic Material Sales
Portable Building Sales
Portable Storage
Power Plant
Pre-Release Center
Race Track (Animal or Vehicle)
Sexually-Oriented Business
Shooting Range (Outdoor)
Taxidermist
Truck Rental
Truck Stop
Vending Sales and Service
Woodworking Shop
Wrecker Yard
Non-conforming properties and/or uses, which existed as of
10.10.5 Non-Conforming Uses.
the date these regulations became effective, shall be allowed to continue in the
same manner after the effective date of this Chapter. However, such non-
conforming properties and/or uses shall be subject to these regulations if feasible
when:
a.A property owner requests any zoning change;
b.The principle use on the property is discontinued for a period of six (6)
consecutive calendar months;
c.The property is destroyed or significantly altered by sixty (60) percent or
greater; or
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d.Enlargements or improvements are made to the structures on the property
that increase the gross square footage by twenty-five (25) percent.
10.10.6 Existing Uses.
a.Single-Family Residential The Downtown Overlay shall not affect existing
.
single-family residential uses. Said uses may continue to exist in perpetuity
until such time as they are redeveloped or rezoned for another use.
b.Previously Approved Projects or DevelopmentAny project or development
.
that has approved development plans or had plans submitted and under
review prior to the effective date of this Code shall not be required to comply
with these regulations. Previous approvals remain valid unless the approval
date lapses or changes are made to previous approvals. This shall refer to Site
Plans, building plans, Planned Unit Developments (PUDs), or Specific Use
Permits (SUPs) submitted prior to the effective date of this Chapter. Said
project shall still be required to comply with the zoning regulations in effect at
that time. An approved plat shall not constitute approval of a project. The
Community Development Director or their designee shall determine if a
project meets these criteria.
10.11 Requirements in the Downtown Overlay District.
Whenever possible, development and redevelopment in
10.11.1 Landscape Requirements.
the Downtown Overlay District shall comply with the Chapter titled “Landscaping,
Screening, and Fencing Requirements” in the Owasso Zoning Code. Smaller and
unique developments shall provide a Landscape Plan that shall be approved by the
Community Development Director or their designee.
All development in the Downtown Overlay District shall follow
10.11.2 General Requirements.
procedures and requirements described in the Chapter titled “General Provisions” in
the Owasso Zoning Code, except as noted in this Chapter.
Architectural details and/or drawings shall be submitted to the Community
Development Department at the time of Site Plan submittal. Architectural plans shall
depict architectural details outlined in this Chapter and consist of:
a.Preliminary renderings or drawings of building elevations plus typical cross-
sections to clearly define the character of the project and to ensure these
provisions are met; and
b.Clearly described exterior building materials to indicate compliance with this
Chapter. The Community Development Director or their designee shall review
the proposed building materials for compliance.
10.12 Building and Site Design Standards in the Downtown Overlay District.
Primary building entrances in the Downtown Overlay District shall
10.12.1 Building Entrance.
be clearly defined, and shall be recessed or framed by a sheltering element such as
an awning, arcade, overhang, or portico (in order to provide weather protection for
pedestrians). Public entrances flush with the building wall with no cover are
discouraged. Awnings are encouraged. Awning standards include:
a.Awnings for a building façade shall be of compatible color, look, shape, and
height;
b.Canvas or acrylic materials are encouraged. Aluminum, wood, or plastic
awnings are prohibited;
c.The store name may be painted on the awning (subject to review and
approval by the Community Development Director or their designee);
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d.Awning hardware shall not be visible;
e.Awnings shall provide vertical clearance of no less than eight (8) feet above
sidewalks; and
f.Awnings are not allowed to hang over vehicular traffic ways.
Off street parking areas in the Downtown Overlay District are
10.12.2 Off-Street Parking.
encouraged to be located to the side or rear of buildings or in the interior of a block
whenever possible. Properties along Main Street shall be required to build along the
front property line. Loading areas shall be located behind the main building and
screened in accordance with the Chapter titled “Landscaping, Screening, and
Fencing Requirements” in the Owasso Zoning Code. All parking lots, drives, aisles,
and other elements shall comply with the Chapter titled “Off-Street Parking
Requirements” in the Owasso Zoning Code.
It is the intent of this Chapter to enhance and preserve the
10.12.3 Building Setback.
character of the Downtown Overlay District by promoting parking area placement to
the rear of lots or along the sides of buildings and bring visually pleasing building
architecture to the street. Therefore building setbacks along public street frontage
may be eliminated with a zero (0) foot setback when possible. Provisions for public
sidewalks shall always be made. Public spaces for dining and display are
encouraged between the building frontages and the public sidewalk, as long as a six
(6) foot clear path of travel is maintained at all times. Side setbacks shall not be
required, so long as buildings meet all Building Codes and fire rating standards.
Outdoor seating areas, fountains, plazas, courtyards, and other
10.12.4 Outdoor Space.
elements are encouraged to create a unique, interesting, and walkable Downtown
Owasso Area.
All buildings, parking areas, public spaces, amenity features, and
10.12.5 Sidewalks.
adjoining developments of similar use shall be linked with sidewalks. Sidewalks shall
be provided along public streets that provide access to the development. Sidewalks
shall be constructed in accordance with the standards for sidewalks set forth in City
of Owasso Engineering Standards.
Exterior building materials shall include brick, glass, split-faced
10.12.6 Exterior Materials.
concrete block, stone, stucco, synthetic stucco, cement-board, or wood siding.
Metal may be used only as accent material and cumulatively may not exceed ten
(10) percent of the area of any individual exterior wall along any public street. Pre-
fabricated or engineered metal buildings are not allowed, though metal can be
used as a construction material if covered with one of the allowed materials. These
provisions shall not apply to roofs.
Flat roofs and roofs with a pitch of less than 3:12 require a parapet wall.
10.12.7 Roof Pitch.
Roofs and screening shall comply with the regulations set forth in the Chapter titled
“Landscaping, Screening, and Fencing Requirements” in the Owasso Zoning Code.
Eaves a minimum of one (1) foot from the building face shall profile a pitched roof.
Roofing for pitched roofs greater than 6:12 shall be wood, tile, slate, architectural
asphalt shingles, or low-reflectivity metal (flat or matte finish). No roof shall cause
water to drain or flow directly onto any public way or sidewalk. Rainwater shall be
collected and piped into storm drain systems or cisterns. Bio-swales, rain gardens, or
other low-impact design (LID) techniques are highly encouraged.
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HVAC and similar types of incidental machinery or
10.12.8 Mechanical Equipment (HVAC).
equipment shall be screened from view in accordance with the Chapter titled
“Landscaping, Screening, and Fencing Requirements” in the Owasso Zoning Code.
Utility meters, aboveground tanks, satellite dishes, and antennas shall also be
screened from view. Wall-mounted mechanical equipment that extends six (6)
inches or less from the outer building wall shall be designed to blend in with the color
and architectural design of the subject building. Unless a waiver is authorized by the
Owasso City Council, all electrical and telephone lines and wires, including but not
limited to street lighting, shall be placed underground. Feeder and other major
transmission lines may remain overhead. All utility installation shall conform to the
City’s adopted Technical Standards and Specifications. All utility service lines shall be
located underground when feasible. This shall not apply to existing uses or single-
family homes.
Façades in the Downtown Overlay District shall have a
10.12.9 Wall Articulation.
recognizable "base" consisting of, but not limited to:
a.Walls;
b.Ledges;
c.Sills;
d.Integrally textured materials (such as stone or other masonry);
e.Integrally colored and patterned materials; or
f.Planters.
Façades shall also have a recognizable “top” consisting of but not limited to:
a.Cornice treatments with integrally textured materials (other than colored
"stripes" or "bands");
b.Sloping roofs (with overhangs and brackets); or
c.Stepped parapets.
All sides of a building and any accessory structure shall utilize materials and design
characteristics consistent with those of the front façade.
In order to prevent large flat expanses of featureless exterior walls, structures having
single walls exceeding twenty-five (25) feet in length shall incorporate one (1) or
more of the following features at least every twenty-five (25) feet in length (see Figure
10.6):
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Figure 10.6
Wall Articulation in the Downtown Overlay District
a.Changes in color, graphical patterning, changes in texture, or changes in
material;
b.Projections, recesses, and reveals;
c.Expressing structural bays or other aspects of the architecture with a minimum
change of plane of twelve (12) inches;
d.Windows and fenestration;
e.Gable projections;
f.Horizontal/vertical breaks; or
g.Other similar techniques.
Signs shall be permitted in accordance with the Chapter titled “Signs” in
10.12.10 Signage.
the Owasso Zoning Code, with the following exceptions:
a.Pole signs are not allowed in the Downtown Overlay District;
b.Signs are encouraged to be attached to buildings and located on the face
of buildings;
c.All signs not attached to buildings should be of monument form and
constructed of materials that complement the main building(s);
d.Maximum height for signage not attached to a building shall be six (6) feet;
e.Full video message boards and signs are prohibited within the Downtown
Overlay District;
f.Larger and multi-tenant developments shall be allowed to use the Unified Sign
Permit (USP) process and are encouraged to do so;
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g.Signage overhanging the public sidewalk shall be allowed where building
faces are adjacent to property lines. Signs shall be at least eight (8) feet
above the sidewalk and shall require a Sign Permit (see Figure 10.7); and
h.Sandwich board signs, also known as a-frame signs, are allowed only on the
sidewalk in front of the business in the Downtown Overlay District during
business hours and do not require a Permit. They are allowed on public
sidewalks and right-of-way, but must allow for a clear path of travel at all
times, shall not interrupt pedestrian activity, and shall meet all ADA
requirements.
Figure 10.7
Overhanging Signs
All primary buildings on lots or tracts with frontage on streets in
10.12.11 Building Orientation.
the Downtown Overlay District, especially Main Street and E 76 St N are
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encouraged to be oriented towards the street. If any such building is on a lot or tract
with a second frontage, it shall have equally detailed and prominent façades,
constructed of equally high quality materials, facing both the primary street and the
secondary street. All buildings are encouraged to be oriented towards the front of
the lot, with parking lots towards the rear or alongside buildings.
Drive-thru facilities are discouraged in the
10.12.12 Commercial Drive-Through Lanes.
Downtown Overlay District. If drive-thru facilities are constructed as a part of the
principal use, they shall be architecturally integrated with the main building.
Refuse collection areas in the
10.12.13 Screening of Refuse Collection and Loading Areas.
Downtown Overlay District shall be screened in accordance with the Chapter titled
“Landscaping, Screening, and Fencing Requirements” in the Owasso Zoning Code.
In order to reduce the visual and acoustic impacts of these functions on adjacent
properties and public streets, non-enclosed service, storage, and off-street loading
areas shall be screened with opaque sight-obscuring walls and/or fences that are
made of durable materials and are between six (6) feet and eight (8) feet in height.
Screening materials shall be the same as or of equal quality to the materials used for
the primary building and landscaping.
Buildings in the Downtown Overlay District are
10.12.14 Mixed-Use Developments.
encouraged to contain ground floor retail or restaurant spaces. Multi-story buildings
with a mix of uses like office, retail/commercial, and residential are encouraged.
Residential uses above commercial spaces are encouraged and shall be allowed by
right in this district, subject to meeting adopted Fire Code and Building Code
requirements.
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Sidewalk cafes and room for sidewalk retail sales outside of
10.12.15 Sidewalk Utilization.
businesses is encouraged in the Downtown Overlay District. A minimum of six (6) feet
of public travel path shall be maintained at all times, and sidewalk business shall not
impede this travel area at any time. Businesses shall be required to carry insurance
for sidewalk space that holds the City of Owasso harmless and submit Site Plans for
outside activity to the City for approval.
Parking in the Downtown Overlay District shall be designed in accordance
10.12.16 Parking.
with the Owasso Zoning Code.
The Community Development Director or their designee may waive or alter parking
requirements on unique lots on a case-by-case basis.
Multi-family developments shall provide at least one (1) parking space per unit and
are encouraged to meet current parking standards. The Community Development
Director or their designee shall determine parking requirements for multi-family
developments.
Public parking is encouraged with any new developments and can be counted
towards parking requirements (except residential parking minimums). Developers
shall work with the City to review and design public parking arrangements.
If on-street parking is present or permitted on adjacent streets, said parking spaces
may be considered to meet or augment parking requirements. An inventory of such
spaces shall be made and reviewed against the parking needs of other businesses
in the vicinity.
Individual multi-family developments in excess of six (6)
10.12.17 Multi-Family Development.
units shall proceed through the rezoning and Planned Unit Development (PUD)
process in accordance with the Owasso Zoning Code. For developments of six (6)
units or less, the project shall only be required to rezone to the appropriate district
(unless already zoned commercial) and proceed through an administrative Site Plan
review. All additional standards shall be met.
Residential redevelopment is encouraged, including
10.12.18 Residential Development.
mixed-use, multi-family, townhome, triplex, and duplex development. One (1) and
two (2) family residential developments shall be allowed on any lot zoned for
residential use. Development of up to six (6) dwelling units shall be allowed by right
on any commercially zoned lot.
Stormwater detention shall only be required on new
10.12.19 Stormwater Detention.
development that increases the impervious area. All detention requirements shall be
determined by the Owasso Public Works Department. These requirements shall not
be applicable to residential dwellings up to six (6) units.
There shall be no Floor Area Ratio (FAR) requirements in the
10.12.20 Floor Area Ratio (FAR).
Downtown Overlay District.
Any commercial, multi-family, or mixed use building in the DM
10.12.21 Building Height.
(Downtown Mixed) district must be at least two (2) stories in height unless site
conditions do not allow or approval from the Community Development Director or
their designee is obtained.
Smaller multi-family developments shall not be required to meet the
10.12.22 Amenities.
amenity requirements established in the Chapter titled “Planned Unit Developments”
in the Owasso Zoning Code. Amenities should be placed internally when possible in
larger multi-family developments (workout room, rec room, pool area, etc.) unless
said amenities are made available to the public.
Commercial developments are encouraged to provide public amenities whenever
possible (benches, fountains, play areas, plaza areas, etc.)
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When development occurs along public rights-of-way
10.12.23 Excess Right-of-Way (ROW).
that have excess right-of-way (example: non-arterials with 70’ right-of-way width),
closing of the public right-of-way shall be encouraged where possible. An alternative
is to provide public parking stalls in these areas. Closing of right-of-way shall be
subject to approval of the Owasso Public Works Department.
Unless cited within this Chapter or another Section of the
10.12.24 Administrative Review.
Owasso Zoning Code, review of these guidelines shall be performed at the
administrative level. The Community Development Director or their designee may
approve variations to the regulations set forth in this Chapter or alternate treatments,
so long as the intent of the Code is met.
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CHAPTER 11
SITE DESIGN STANDARDS
The purpose of this Chapter is to provide standards that will ensure
11.1 Purpose.
properties are developed in safe, attractive, and orderly fashion subject to the
following:
a.Provide and maintain an orderly system of property development;
b.Provide attractive sites that maintain high property values to themselves and
surrounding properties;
c.Ensure that development protects the health, safety, and welfare of Owasso
citizens and visitors;
d.Provide for ‘green’ design opportunities; and
e.Ensure access is provided to developments in a safe and efficient manner.
It is recognized that certain requirements of
11.1.1 Exclusions for Developed Industrial Parks.
this Code may be too onerous for building in developed industrial parks.
Consequently, the Community Development Director or their designee may approve
modifications or variances to this Code to accommodate applicants building in a
developed industrial park.
All proposed developments shall occur on platted property and/or
11.2 Platting Required.
a legal Lot of Record. Platting of property shall follow the procedures outlined in the
most recently adopted Owasso Subdivision Regulations. No Building Permit shall be
issued in the City of Owasso, unless the subject development is on an approved Final
Plat and/or legal lot of record, or if a Plat Waiver is approved by the Owasso City
Council (see the Section titled “Subdivision Plat Requirement and Waiver” in the
Owasso Subdivision Regulations).
A Site Plan shall be submitted for all developments in all zoning
11.3 Site Plan Required.
districts except those within a non-Planned Unit Development single-family residential
development. Site Plans may be required for remodels or expansions of existing sites,
as determined by the Community Development Director or their designee. All Site
Plans shall be prepared in conformity with and show the following:
a.A binding margin of two (2) inches at the left side of the Site Plan and a
margin of not less than one (1) inch at the right side;
b.If more than two (2) sheets are required, an index sheet of the same
dimensions shall be filed showing the entire development;
c.All drawings shall be drawn to scale(minimum scale 1”=100’, 1”=20’
preferred);
d.Date of preparation of the Site Plan, north arrow, and bar scale (written and
graphic presentation);
e.Location of all floodplain boundaries and notation of FEMA Flood Insurance
Rate Map (FIRM) with which the site is associated;
f.Location and size of existing water, sanitary sewer, stormwater systems,
natural gas, telephone, cable, electric, and any other utility adjacent to or
proposed to serve the site;
g.Location and dimensions of required building setbacks, landscape setbacks,
and/or easements;
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h.Zoning (include Planned Unit Development (PUD) if applicable) and land uses
of the subject property and adjacent properties;
i.Location and size of all existing and proposed parking areas including driving,
maneuvering lanes, and loading areas or berths;
j.Location and dimension of all existing and proposed curb lines, driveways,
and neighboring street intersections within one hundred and fifty (150) feet of
project;
k.Proposed stormwater detention facilities and structures;
l.Outdoor Lighting Plan (included on the Site Plan or on as a separate sheet, if
necessary) with the following:
1.Locate all illuminating devices and include a description of each
device, fixture, lamp, support, reflector, pole, foundation/footing, and
other devices, including but not limited to manufacturers or electric
utility catalog specification sheets. There should also be a table
included on the plan that indicates the fixture classification (i.e. cutoff
fixture, wall pack, flood light, etc.); and
2.For projects that adjoin a residential district or that will impact nearby
residential developments, a Photometric Plan (a point-by-point foot-
candle array in a printout format indicating the location and aiming of
illuminating devices) is required.
The Community Development Director or their designee shall determine if a
Photometric Plan or lighting plan be required for any development;
m.Existing and proposed right-of-way and easements;
n.Parcel/lot dimensions (tie to street monument);
o.Existing and proposed rights-of-way improvements (curb/gutter/sidewalk/
driveways);
p.Existing and proposed driveway locations and widths;
q.Raised islands, existing and proposed traffic signals, and other traffic control
devices;
r.For projects abutting US-169, show the location of the white vinyl fencing if
there is none along that section of frontage. White vinyl fencing is required in
areas where none exists. The Owasso Public Works Department has a
standard fence detail that shall be utilized for all required fencing.
s.Pedestrian walkways or sidewalks (including ADA ramps) where required;
t.Location and length of queuing areas for drive-through service areas;
u.Location of proposed retaining walls (include detail and cross-section);
v.Show and label screening/buffering from adjacent residential uses (see the
Chapter titled “Landscaping, Screening, and Fencing Requirements” in the
Owasso Zoning Code);
w.Location, height, and material of fences;
x.Location of any outdoor display areas for seasonal merchandise (if
applicable);
y.Location of any outdoor storage areas;
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z.Show all sight triangles in accordance with the Section titled “Sight Triangles”
in this Chapter;
aa.Location, height, and material of fences (see the Chapter titled
“Landscaping, Screening, and Fencing Requirements” in the Owasso Zoning
Code);
bb.Location, height, size, and type of any proposed ground sign (signs are
approved by separate Permit);
cc.Show all phases of development for each lot/Site Plan (if applicable);
dd.Building architectural elevations that indicate materials;
ee.Locations of any proposed outdoor speakers;
ff.Location, design, and architectural detail of dumpster enclosure (with
materials that match or complement the main structure); and
gg.A narrative statement explaining the character of the development (i.e.
eating place, convenience goods, intensive outdoor recreation, etc.)
Site Plans must show the following information
11.3.1 Existing and Proposed Buildings.
regarding all existing and proposed buildings and structures:
a.Location;
b.Dimension and square footage;
c.Building height;
d.Proposed building finished floor elevation (FFE);
e.Dimension building(s) to property lines and distances between buildings;
f.Label each building with the proposed use; and
g.Address of the building(s) (if new construction, the City will provide the
address).
Site Plans must show the following information regarding existing
11.3.2 Existing Streets.
streets adjacent to the development site:
a.Right-of-way (according to the Owasso Major Street and Highway Plan) and
pavement widths;
b.Existing, proposed, and anticipated street names and classifications;
c.Existing and/or proposed access points;
d.Acceleration and deceleration lanes (required on arterial streets);
e.Traffic Island and other traffic control devices; and
f.Proposed curb cuts, service drives, and drainage survey indicating that
stormwater flow will not be adversely affected.
Site Plans must show a data table that shall include the
11.3.3 General Information.
following information:
a.Site area (gross and net);
b.Current and proposed zoning (note the Planned Unit Development (PUD) if
applicable);
c.Gross building area;
d.Square foot and percent of impervious area (show calculation); and
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e.Parking required and provided (including ADA accessible).
Site Plans must show a Landscape Plan (submitted as a separate
11.3.4 Landscape Plan.
sheet) that shall include:
a.Location of all plant material, special paving areas, or other features;
b.Plant schedule keyed to the Landscape Plan showing quantities, common
and scientific names, size of the plant material (i.e. container size or trunk
caliper for trees), and any special notes;
c.Planting details and details for any special site features (i.e. arbors, patios,
columns, etc.); and
d.A note indicating that the owner is responsible for the survival of all plant
material and will replace any dead plant material.
11.4 Screening Required.
Dumpster and recycle bin areas shall be
11.4.1 Dumpsters and Recycled Material Bins.
screened in accordance with the Chapter titled “Landscaping, Screening, and
Fencing Requirements” in the Owasso Zoning Code. Additionally the following
standards shall apply:
a.A concrete approach loading pad shall be constructed in front of all refuse
enclosures. Such pad shall be at least twelve (12) feet wide by twelve (12)
feet long, and a minimum of six (6) inches thickness of concrete; and
b.An unobstructed approach path of not less than fifty (50) feet in length shall
be required to allow a thirty-five (35) foot long collection truck to access the
refuse structure, unless the Community Development Director or their
designee determines that the property is constrained by unique size or
location. A turn-around area of sufficient length shall be provided to allow
the collection truck to exit without backing out onto public right-of-way (see
Figure 11.1).
Figure 11.1
Dumpsters and Recycled Material Bins
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Mechanical equipment shall be screened in accordance
11.4.2 Mechanical Equipment.
with the Chapter titled “Landscaping, Screening, and Fencing Requirements” in the
Owasso Zoning Code. All rooftop mechanical equipment shall be screened from all
sides.
When permissible outdoor storage is utilized, such storage
11.4.3 Outdoor Storage Areas.
shall be visually screened from properties zoned office or residential, public streets,
and alleys by an opaque fence not less than six (6) feet in height or by a building
structure. Outside storage areas shall be placed on an all-weather surface. An
aggregate base course (ABC) may be used so long as separator fabric is placed
beneath the ABC to reduce weeds and grass. The required screening fence may be
part of the Landscape Plan requirement outlined in the Chapter titled “Landscaping,
Screening, and Fencing Requirements” in the Owasso Zoning Code.
In all districts where the outside display of merchandise for
11.4.4 Outdoor Display Areas.
sale is permitted, such display shall be allowed only as an accessory use to the
primary use on the same lot or tract of land.
In all districts where the outside display of goods is permitted, such display of goods
for sale incidental to a retail use shall not be required to be screened in accordance
with the provisions in this Chapter.
In all districts where the outside display of goods is permitted, such display shall
conform to all of the following requirements:
a.Where outside display is located adjacent to a building, an unoccupied area
of not less than four (4) feet in width shall be provided for pedestrian access
between any outside display and vehicle overhang areas of any adjacent
parking lot;
b.In no instance shall outside display of merchandise be located within, nor
encroach upon, a fire lane, maneuvering aisle, unimproved surface, or
landscaped area;
c.Outside display shall be situated so as not to create a visibility obstruction to
moving vehicles within a parking lot;
d.The area devoted to outside display shall not exceed five (5) percent of the
total floor area of the building occupied by the use to which such outside
display is accessory;
e.Outside display shall not block or impede access to a fire connection;
f.Outside display shall be prohibited in any right-of-way except where allowed
by a license agreement with the City; and
g.Any parking stalls covered by outdoor display areas shall not be included in
the parking calculations for the proposed use.
The purpose and intent of this Section is to
11.5 Site Access and Circulation Requirements.
provide an orderly and consistent means of establishing vehicular and pedestrian
access and circulation throughout the City. It is recognized that each developing
property is unique and as such access controls may vary. Factors such as lot width,
shape, or nature of the use will dictate appropriate access control measures.
No use shall be permitted to take direct access to a public right-of-
11.5.1 Street Access.
way except as permitted in this Section. Access shall only be allowed where plats
show access being allowed. In some cases, full access shall not be allowed. In these
cases, a right-in/right-out arrangement may be more appropriate. The Community
Development Director and/or Public Works Director or their designee shall determine
if full access to any street shall be allowed or more limited access shall be designed.
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5.2 All residential uses other than multi-family may take direct access to
11.Local Streets.
local streets. Non-residential uses and multi-family developments shall take direct
access to an arterial or, in some cases, a collector street. Lesser street classification
access by non-residential uses is only appropriate for meeting minimum health,
safety, and welfare requirements or when there is no additional opportunity for
accessibility. The Community Development Director and/or Public Works Director or
their designee shall determine if access to any street shall be allowed or alternative
access shall be provided.
When a multi-family use or non-single-family residential use takes
11.5.3 Arterial Streets.
access to an arterial street, the point of access shall be directly across from an
existing point of access, or spaced at least one hundred fifty (150) feet from any
intersecting street or other point of access to the arterial, or spaced as determined
by the Community Development Director and/or Public Works Director or their
designee (See Figure 11.2).
Figure 11.2
Driveway Spacing
Driveway connections to
11.5.4 Driveway Connections to Adjacent Development.
adjacent non-residential development shall be provided and clearly identified on
any submitted Site Plan. Mutual-access easements may be required by separate
instrument if not platted. All driveway connections shown on a Site Plan shall be
constructed and stubbed if development has not yet occurred on adjacent lots or
previous development does not provide mutual access. Future development of
adjacent property shall complete a connection to any existing stub street.
Residential subdivisions shall meet all Manual Uniform Traffic Control Devices (MUTCD)
requirements.
The Community Development Director or their designee may waive the requirement
for a driveway connection in those cases where unusual topography or site
conditions would render such an easement of no useable benefit to adjoining
properties or unsafe conditions are present.
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The Community Development Director or their designee may approve the closure of
driveway access in those cases where adjoining parcels are subsequently developed
with a residential use or in a manner inappropriate to the connection.
For developing commercial and industrial lots that have a
11.5.5 Mutual Access Driveways.
common boundary, a mutual access driveway shall be established between the
properties for the purposes of consolidating driveways and avoiding multiple curb
cuts on arterial streets. The Community Development Director or their designee may
waive the requirement for said cases where unusual topography or site conditions
would render such an easement of no useable benefit to adjoining properties or
create a safety concern (see Figure 11.3).
Figure 11.3
Mutual Access Driveways
The width of access driveways or drive approaches shall be
11.5.6 Width of Access.
determined by the authority having jurisdiction over the roadway from which access
is being taken. However, in no case shall an individual driveway or drive approach
width be greater than thirty-five (35) feet. Driveways with center medians shall have
a fifteen (15) foot ingress and a twenty-two (22) foot maximum egress width.
Medians shall not extend into the right-of-way (see Figure 11.4).
Figure 11.4
Width of Access
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All points of access shall be separated from public right-
11.5.7 Spacing from Intersections.
of-way and private access intersections according to Table 11.1 below unless site
dimensions prohibit such spacing.
Table 11.1 – Spacing from Intersections
Street Classification Minimum Distance from Corner
Local 150 Feet*
Collector 150 Feet*
Arterial 300 Feet*
*The Community Development Director or Public Works
Director or their designees shall determine if site conditions
warrant additional separation of drives from intersections or
if a reduction in distance is warranted.
Driveway/drive approach spacing shall be measured from back of curb or edge of
pavement to the center line of the proposed driveway/drive approach. Figure 11.5
illustrates the measurement for driveway placement.
Figure 11.5
Spacing of Intersections and Points of Access
Emergency access drives shall be designed to meet the
11.5.8 Emergency Access Drives.
most recently adopted International Fire Code. Emergency access shall be on an
all-weather surface and provided as per the most recently adopted International Fire
Code.
Where a site is to be occupied by a multi-family or non-
11.5.9 Street Improvements.
residential use, the developer shall improve any abutting public right-of-way up to
the center-line of the road according to City standards.
11.5.10 Sight Triangles.
No obstruction greater than two (2) feet above the
11.5.10.1 Arterial Street Intersections.
street surface shall be located within a sight triangle. A sight triangle is formed at
the intersection of two (2) streets by two (2) curb lines or edges of the streets and
extending for a distance of twenty-five (25) feet each way and then a distance
of ten (10) feet by seventy (70) feet each way from the point of intersection of the
curb lines or the edge of the street (see Figure 11.5).
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No obstruction greater than two (2) feet
11.5.10.2 Collector or Local Street Intersections.
above the street surface shall be located within a sight triangle that is formed at
the intersection of two (2) streets by two (2) curb lines or edges of the streets and
extending for a distance of twenty-five (25) feet each way from point of
intersection of the curb lines or edge of the street (see Figure 11.6).
Figure 11.6
Sight Triangles
Objects within sight triangles must be restricted to
11.5.10.3 Objects within Sight Triangles.
give the users of the street or driveway an unobstructed view of oncoming
vehicles and pedestrians. No structures, berms, vegetation, or other visual
obstruction with a height equal to or greater than two (2) feet above the street
surface elevation is allowed within a sight triangle, except for the following:
a.Public utility poles;
b.Official warning signs or signals; or
c.Other signs that conform to this Code, are mounted at a height equal to
or greater than ten (10) feet above the street surface, and have supports
that do not obscure the view of oncoming vehicles and pedestrians.
Sidewalks shall be provided along all public right-of-way in
11.5.11 Sidewalk Improvements.
accordance with City of Owasso design standards and specifications.
All Site Plans shall show the location of proposed or existing sidewalks. No Certificate
of Occupancy (C/O) shall be approved until all sidewalks have been installed.
The Community Development Director or Public Works Director or their designees
may permit exceptions from the sidewalk construction requirement under the
following circumstances:
a.Sidewalk construction may be delayed on those portions of large commercial
developments that are not being built upon, until such time as a Building
Permit is issued for the site;
b.Where extraordinary topographical or physical conditions exist that would
result in exceptional practical difficulties or undue hardships upon the owner,
an exception from or modification to the sidewalk requirements may be
granted;
c.Within an industrial district where there is no established sidewalk pattern,
sidewalks shall not be required. However, sidewalks shall be constructed
adjacent to a section line road; and
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d.Sidewalks may be escrowed in certain situations where road widening
projects have been approved for funding. Escrowed sidewalks are approved
on a case by case basis, and the price per linear foot shall be determined by
the Owasso Public Works Department.
This Section is intended to promote high
11.6 Building Architecture Design Standards.
standards in architectural design and creative, innovative, aesthetically pleasing
structures. Building design determines much of the image and attractiveness of the
streetscapes and character of the community. Massive, duplicative, or generic
projects that do not contribute to, or integrate with, the community in a positive
manner can be detrimental to a community's image and sense of place. The City’s
goal is to create and maintain a positive ambiance and community image and
identity by providing for building design treatments that shall enhance the visual
appearance of applicable development, improve the quality of life in the City, and
maintain high property values.
The provisions of this Section shall apply to all development, renovation, or
redevelopment of all multi-family and non-residential structures.
The following metal building requirements may be modified with
11.6.1 Metal Buildings.
approval from the Community Development Director or their designee if alternative
architectural treatments are appropriate.
Any side of a building facing a public right-of-way shall be
11.6.1.1 Front Façade.
considered a front façade. The front façade of buildings within a commercial or
office district or those within a residential district approved with a Specific Use
Permit (SUP) may only contain a maximum area of ten (10) percent metal. For
buildings in industrial districts metal may comprise a maximum of one-third (1/3) of
the total front façade.
For buildings within commercial or office districts or those within a
11.6.1.2 Sides.
residential district approved with a Specific Use Permit (SUP), the sides of the
building shall be at least half (1/2) brick, glass, rock, wood, or material other than
metal. In computing the area for each wall, the portion of the wall containing
windows, window frames, doors, and signs shall not be considered a non-metal
material. For industrial buildings, metal may comprise three-quarters (3/4) of the
total side façade, unless said side faces a public or private street or residential
use (future or current). Then, only one-third (1/3) of that side may be metal (see
Figure 11.7).
Figure 11.7
Façade Coverage
The rear façade of a building in a commercial or office district may be
11.6.1.3 Rear.
completely comprised of metal. However, if said side faces a residential use
(future or current), then it shall be at least half (1/2) brick, glass, rock, wood, or
material other than metal.
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Structures having single walls exceeding fifty (50) feet in
11.6.1.4 Large Building Façade.
length shall incorporate one or more of the following features at least every fifty
(50) feet in length:
a.Changes in color, graphical patterning, texture, or material;
b.Projections, recesses, and reveals expressing structural bays or other
aspects of the architecture with a minimum change of plane of twelve
(12) inches;
c.Windows and fenestration;
d.Gable projections;
e.Horizontal or vertical breaks; or
f.Other similar techniques.
11.6.2 Architectural Standards.
Roof tops shall contribute to the unified appearance of each
11.6.2.1 Roofs.
development and shall be designed considering the perspective from higher
areas, ground level, other buildings, and roadways. In the event that any portion
of any roof is visible to an observer standing on ground level at any place along
the property lines of the subject property, no roofs of metal construction shall be
permitted unless the roof is of a standing seam type of construction or a
functional and architectural equivalent thereof. In the case where a structure is
proposed adjacent to previously-existing pitched roofed structures, any new
construction incorporating flat roof shall meet these standards to achieve
compatibility with the surrounding area.
. Each applicable establishment shall have clearly defined and highly
11.6.2.2 Entryways
visible customer entrances featuring one (1) of the following:
a.Canopies or porticos;
b.Overhangs;
c.Recesses or projections;
d.Arcades;
e.Raised corniced parapets over the door;
f.Peaked roof forms;
g.Arches;
h.Outdoor patios;
i.Display windows;
j.Architectural details such as tile work and moldings which are integrated
into the building structure and design; or
k.Integral planters or wing walls that incorporate landscaped areas and/or
places for sitting.
Where additional stores are located in the applicable establishment, each such
store shall have at least one exterior customer entrance that shall conform to the
above entryway requirements.
The site design shall provide direct pedestrian and vehicular
11.6.3 Connectivity.
connections and safe street crossings to all adjacent uses.
11.6.4 Conversion from Residential to Non-Residential Use.
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The standards in this Subsection shall apply when a residential use is
11.6.4.1 Applicability.
converted to a non-residential use, even in those cases where no additions,
alterations, or modifications are made to the structure.
No structure designed for, intended for, or
11.6.4.2 Miscellaneous Requirements.
previously or presently used for residential purposes shall be used for or occupied
by any non-residential use unless it is harmonious with the existing neighborhood
and complies with the following:
a.The site design requirements found in this Chapter;
b.International Building Code;
c.International Fire Code;
d.National Electrical Code; and
e.All other currently adopted and enforced City Codes.
No commercial occupancy shall be permitted until Site Plan approval has been
received.
All driveways and drive approaches shall be constructed to non-
11.6.4.3 Driveways.
residential standards. When a Site Plan is submitted to convert a dwelling to a
non-residential use, the applicant shall locate the driveway/drive approach for
use by one or more of the adjoining sites. Where this can be met, an
interconnecting driveway easement shall be submitted by the applicant.
Special attention shall be given to any use that would or could
11.7 Sound Abatement.
create excessive noise, such as movie theatres, vet clinics, places of worship, auto
repair shops, animal boarding, concert hall, and entertainment venues. Excessive
noise can come in several forms, including animal noise, music, machinery, or
mechanical sounds.
Any use that produces amplified music or excessive noise shall be required to provide
sound attenuation measures. Construction materials that achieve sound baffling or
sound absorption shall be required for any project creating excessive noise. The
proposed engineered materials shall be approved by the Community Development
Director or their designee. Any outdoor speakers shall be subject to approval by the
Community Development Director or their designee.
11.8 Accessory Uses and Structures.
The purpose of this Section is to regulate the placement and maintenance
11.8.1 Purpose.
of structures and uses that are accessory to the principal use on the property upon
which they are located.
a.Unless otherwise stated, accessory uses and structures are subject to the same
regulations as the principal use, as well as the regulations in the district where
the principal use is located;
b.The accessory use shall be subordinate to and serve the principal use or
principal structure;
c.An accessory building shall comply with the requirements applicable to the
principal building;
d.The accessory use shall contribute to the comfort, convenience, or necessity
of occupants of the principal use served;
e.When applicable, the accessory use or structure shall meet the standards of
this Section;
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f.All accessory uses shall be contained within the principal structure unless
clearly defined on an approved Site Plan; and
g.All outdoor sales/storage areas shall be shown on the approved Site Plan (not
to include seasonal items such as pumpkin sales, Christmas trees, etc.) and
screened accordingly. Businesses that are non-compliant prior to the passing
of this Code shall not be subject to these regulations.
Accessory structures not part of an approved Site Plan
11.8.2 Specific Use Permit Required.
for the principal structure on the property that are greater than one-hundred (100)
square feet in size shall be approved with a Specific Use Permit (SUP) and evaluated
against the criteria outlined in this Section.
No accessory structure shall be
11.8.3 General Dimensional and Placement Standards.
constructed, placed, or maintained on any public utility, drainage, or roadway
easement. Mobile, moveable, or non-permanent accessory structures may be
placed within a rear or side yard utility easement, but shall maintain a distance of five
(5) feet from the property line.
Accessory
11.8.4 Commercial Accessory Structures Standards and Review Criteria.
structures placed in parking lots shall meet the following requirements:
a.A Site Plan shall be submitted indicating the location, size, and height of the
structure. The Community Development Director or their designee shall have
the responsibility of approving the use or structure;
b.Architectural drawings shall be submitted for review;
c.For structures in excess of one hundred (100) square feet, materials and color
shall complement the main structure(s) on the property;
d.All exposed cooling units, compressors, machinery, etc. (including rooftop
units) shall be screened on all four (4) sides;
e.Structures shall be placed behind the front setback;
f.Any water discharged from the operation of condensing or similar units shall
not drain into parking areas or sidewalks. Said discharge must drain into a
grass or landscaped area or in a storm drain;
g.No petroleum waste or by-products shall be disposed of or discharged as part
of the operation of the use. If said waste is discovered it shall be cleaned up,
removed immediately, and disposed of properly. Repeated violations may
result in the termination of the use on the property;
h.Structures shall not block drive aisles, take up required parking, or create
visibility issues for motorists or pedestrians;
i.Structures which are solid and have four (4) or more walls/sides shall be
screened on any side facing a public street. This can be accomplished with
fencing, landscaping, or a combination of both;
j.All signage in conjunction with the proposed use must meet requirements set
out in the Chapter titled “Signs” in the Owasso Zoning Code;
k.All required Permits (e.g. Plumbing, Electrical) shall be obtained for the
operation of the structure; and
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l.Recycle bins and donation bins (for clothing, toys, or other merchandise) shall
be located within fifteen (15) feet of the principal structure and are prohibited
in the front setback, and shall not take up any parking spaces. These uses
should be placed in the utility or refuse area behind the principal structures.
Donation bins shall not be placed without the express permission of the
property owner.
The Community Development Director or their designee shall approve all accessory
structures and uses not requiring Specific Use Permit (SUP). The approval shall come
in the form of a letter and indicate any conditions as part of the approval.
11.9 Temporary Uses and Structures.
This Section allows for the establishment of certain temporary uses of limited
11.9.1 Purpose.
duration, provided that the temporary use complies with the standards of this Section
and that a Temporary Use Permit (TUP), if required, is properly obtained. (Refer also
to the definition of temporary use in the Chapter titled “Definitions” in the Owasso
Zoning Code.) A TUP shall be valid for one (1) calendar year from the date of Permit
approval. The following temporary uses are permitted with approval of a TUP and
subject to the following provisions and any additional conditions as set out herein.
The following temporary uses are allowed in non-residential
11.9.2 Temporary Uses Allowed.
districts, provided that they comply with the general standards of this Chapter:
a.Retail sales of products (including but not limited to Christmas tree sales,
nursery products, sno-cone stands, beverage stands, Mobile Food Vendors
parked for more than 72 hours at the same location, agricultural produce,
etc.) in any non-residential district for a period not to exceed the number of
days specified in the Temporary Use Permit (TUP). Display of products need
not comply with the yard and setback requirements of this Code. Approvals
for retail temporary uses and structures shall follow the procedure outlined in
the Chapter titled “Specific Use and Temporary Use Permits” in the Owasso
Zoning Code.
b.Temporary office space and equipment storage when accessory to an
approved construction project shall not require a TUP, but shall adhere to the
following restrictions.
1.Such uses shall be located on the site no more than thirty (30) days
prior to the start of construction and removed no more than thirty (30)
days after completion of such project;
2.Shall meet any applicable Fire or Building Codes and shall submit
permits for any electrical, mechanical, and plumbing work; and
3.A Site Plan depicting the location of the structure shall be submitted
for review to the Community Development Department.
c.Sales offices on residential development sites are permitted in any zoning
district until all lots or houses are sold or leased. Said structures shall not
require a TUP. However, the use of the sales office for sites outside of the
project is prohibited.
d.Tent sales shall not require a TUP and are allowed under the following
circumstances:
1.All businesses wanting to have a tent sale must submit a Site Plan to
the Community Development Director or their designee;
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2.All submitted Site Plans for tent sales must be accompanied by a
permission letter from the owner of the property where the tent sale
will be located. All tent sales must be directly affiliated with the
permanent principle use on the site.
3.A business within the City of Owasso will be permitted to have a
maximum of two (2) tent sales per calendar year;
4.No single tent sale may last longer than four (4) days;
5.Any signage associated with a tent sale must comply with the City’s
Sign Ordinance;
6.No amplified sound is permitted in association with a tent sale;
7.Tent sales are only permitted for the products and/or services normally
sold by the business;
8.Under no circumstances may a tent sale be located within nor
encroach upon a fire lane, public sidewalk, public street, or placed in
any location that creates a hazard to traffic or public safety;
9.Any lighting associated with a tent sale must comply with the
Ordinance regulating the City’s lighting;
10.Any tent in excess of four hundred (400) square feet must comply with
the International Fire Code adopted by the City of Owasso; and
11.Tent sales are only permitted in non-residentially zoned districts.
e.Expansion or replacement facilities consisting of transportable buildings that
are pre-constructed and arrive at the site ready for occupancy and are
readily removed and installed at other sites shall not require a TUP. Such
facilities shall include but are not limited to the following:
1.Expansion of existing religious assembly facilities, health care facilities,
and government offices following the approval of filed plans and
applications for the permanent alteration/expansion of these facilities;
2.Temporary classroom space for existing schools;
3.Temporary office space for construction and security personnel during
the construction of an approved development for which a Grading or
Building Permit has been issued;
4.Temporary space for recreational uses provided in connection with an
approved residential development under construction;
5.Temporary space for a non-residential use following the destruction of
a building by fire or other catastrophic event;
6.Temporary office space (one (1) per site) for hiring, membership
solicitation, apartment office/leasing, and general office use following
the issuance of a Building Permit for the construction; and
7.Temporary buildings are allowed for periods not to exceed one (1)
year. However, the Community Development Director or their
designee may grant additional one (1) year extensions up to a
maximum of three (3) extensions.
Said buildings shall also adhere to the following requirements:
1.Meet any applicable fire or building codes and submit permits for any
electrical, mechanical, and plumbing work; and
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2.Submit a site plan depicting the location of the structure for review to
the Community Development Department.
Pop-up and off-premise tent sales are prohibited within
11.9.3 Temporary Uses Not Allowed.
Owasso City Limits. Tents associated with communitywide events such as carnivals,
the Harvest Festival, and the Gathering on Main are exempt.
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CHAPTER 12
OFF-STREET PARKING REQUIREMENTS
The purpose of this Chapter is to provide standards that will protect the
12.1 Purpose.
health, safety, and general welfare of the public and achieve the following:
a.Provide and maintain an orderly system of parking lots that provide safe and
adequate access to drivers and vehicles;
b.Create a network of public and private streets, driveways, aisles, and parking
lots that provide a safe means of travel within Owasso;
c.Provide for ‘green’ design opportunities; and
d.Augment existing regulations.
The standards and diagrams provided within this Chapter are
12.1.1 Parking Standards.
designed to create an ingress and egress system that provides Owasso citizens and
visitors with a safe environment on public roads and in private parking areas. Any
deviation from these requirements must be approved by the Community
Development Director and the Public Works Director or their designees, or through a
Variance or an appeal to the Owasso Board of Adjustment (BOA).
Provided parking calculations found within this Chapter are designed to provide a
minimum number of parking stalls that will meet customer demand for certain types
of businesses as well as provide adequate parking for employees and other persons
integral to operating those specific businesses.
All off-street parking lots for any use shall be designed based upon the criteria listed in
this Chapter. Any parking lots that are expanded or altered (excluding routine or
regular maintenance) shall meet the requirements of this Chapter. Any expansion of
any current business by more than twenty five (25) percent shall trigger a requirement
to meet the requirements set forth in this Chapter.
All parking within the City of Owasso shall be on hard-surface. No parking on grass or
yard areas shall be allowed within any residential, office, industrial, or commercially-
zoned district.
All required parking for any use shall be provided on the same lot as the use. Off-site
parking arrangements shall not be allowed unless the parking lot is contiguous to the
subject property and evidence of a shared parking agreement shall be provided to
the City of Owasso.
The regulations found within this Chapter are designed to be in accordance with and
supplement the other Chapters of the Owasso Zoning Code. Wherever these
regulations may be in conflict with other Chapters of the Owasso Zoning Code, the
more restrictive shall apply.
Failure to maintain parking lots, parking spaces, driveways, or any vehicle drives,
loading areas, storage areas, or parking areas as outlined in this Chapter shall
constitute a Zoning Code violation and shall be subject to enforcement.
No person shall park or place an automobile, trailer, vessel, or any other type of
vehicle upon a public or private street, parking lot, or any public or private property
for the purpose of displaying such automobile, trailer, vessel, or any other type of
vehicle for sale, hire, rental, or other advertising purposes, unless said property is
zoned by the City for such purpose and the vendor is duly licensed to transact such
business at that location. This prohibition shall not apply to the sale of a vehicle on
private residential property belonging to the owner of any such vehicle.
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Table 12.1 - Parking Requirements by Type of Use
Use Parking Bicycle**
AGRICULTURAL
Agricultural Implement Sales 1 space per 500 square feet of sales area N/A
ANIMAL RELATED
Kennel 1 space per 750 square feet, plus 1 space per employee N/A
Veterinarian 1 space per 250 square feet of gross area N/A
EDUCATIONAL/CHILD CARE
Child Care/Day Care 1 space per 400 square feet Required
College/University/Junior College 1 space per 6 students Required
Elementary School 2 spaces per classroom Required
Extra School Stadium 1 space per 4 seats Required
Fraternity or Sorority 1 space per bed within the building Required
High School 5 spaces per classroom Required
Library 1 space per 500 square feet Required
Middle School 2 spaces per classroom Required
Trade School 1 space per 2 students, plus 1 space per employee Required
FINANCIAL
Automatic Teller Machines Not required for drive-thru; 2 spaces required for walk-up N/A
Banks and Financial Institutions 1 space per 400 square feet N/A
FOOD/BEVERAGE
Coffee Shop 1 space per 100 square feet of customer service area Required
Ice Cream/Yogurt Shop 1 space per 100 square feet of customer service area Required
Restaurant 1 space per 100 square feet, including outdoor areas Required
Restaurant (Drive-In) 1 space per 100 square feet of dining area (indoor/outdoor) Required
Restaurant (w/Drive-Thru) 1 space per 100 square feet, including outdoor areas Required
Restaurant (Take-Out Only) 1 space per 100 square feet of customer service area Required
Tavern/Bar/Nightclub 1 space per 100 gross square feet Required
INDUSTRIAL
Equipment Rental 1 space per 300 gross square feet N/A
Manufacturing 1 space per 750 square feet N/A
LODGING
Bed and Breakfast 1 space per guestroom, plus 2 spaces for primary residence N/A
Boarding or Rooming Houses 1 space per bedroom, plus 2 spaces Required
1 space per 1.5 guest rooms,
Hotel/Motel plus 1 space per 300 square feet of meeting/restaurant area, N/A
plus 1 space per employee of largest shift
MEDICAL/CARE
Assisted Living Facility 1 space per 3 beds, plus 1 space per employee of largest shift N/A
Funeral Home 1 space per 4 seats of assembly area N/A
Halfway Houses/Sober Living 1 space per 2 beds, plus 2 spaces Required
1.25 spaces per 2 beds,
Hospital N/A
plus 1 space for each employee of largest shift
Medical Office 1 space per 200 gross square feet N/A
Social Assistance 1 space per 250 square feet Required
OFFICE
Professional Office 1 space per 250 gross square feet N/A
Radio/TV Studio 1 space per 250 gross square feet N/A
Research and Development 1 space per 500 square feet N/A
OTHER
Airport 1 space per 100 square feet of waiting area N/A
RECREATION/ENTERTAINMENT
Amusement 1 space per 600 square feet of site area Required
Arcade/Game Room 1 space per 300 square feet Required
1 space per 3 persons at max capacity,
Athletic/Recreation Facility (Indoor) Required
plus 1 space per employee of largest shift
Athletic/Recreation Facility (Outdoor) 1 space per 5 seats Required
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Auditorium/Arena 1 space per 5 seats Required
Billiard Parlor 2 spaces per billiard table Required
Bowling Alley 2 space per lane, plus 1 space per employee of largest shift Required
Campground 1 space per campsite N/A
Community Center 1 space per 250 square feet Required
Dance Hall 1 space per 100 gross square feet Required
Day Use Area Minimum of 5 spaces Required
Golf Course 40 spaces per 9 holes, plus 1 space per 300 square feet of clubhouse Required
Golf Driving Range 1 space per tee, plus 1 space per 300 square feet of shop Required
Mini Golf Course 2 spaces per hole Required
Museum/Gallery 1 space per 400 square feet Required
Skating Rink 1 space per 500 square feet Required
Swimming Pool 1 space per 200 square feet of facility Required
Theater 1 space per 3.5 seats Required
RESIDENTIAL
Mobile/Manufactured Home 2 off-street spaces (can include garage) N/A
Residential Duplex/Triplex 2 off-street spaces per unit (can include garage) N/A
Residential Single-Family 2 off-street spaces (can include garage) N/A
Residential Multifamily
2-Bedroom Unit 2 spaces per unit Required
3-Bedroom Unit 2.5 spaces per unit Required
4-Bedroom Unit and Above 0.75 spaces per bedroom Required
Studio or 1-Bedroom Unit 1 space per unit Required
RETAIL & PERSONAL SERVICES
1 space per 200 square feet,
Convenience Stores Required
plus 1 space adjacent to each gas pump
Drug Store 1 space per 300 square feet Required
Furniture Store 1 space per 500 square feet N/A
General Retail 1 space per 300 gross square feet Required
Grocery Store 1 space per 250 gross square feet Required
Gym/Workout Facility/Health Club 1 space per 200 square feet Required
Hardware/Home Improvement Store 1 space per 250 gross square feet N/A
Liquor Store 1 space per 300 square feet Required
Nursery/Greenhouse 1 space per 500 square feet N/A
Outdoor/Uncovered Retail 1 space per 500 square feet of sales area N/A
Personal Services 1 space per 200 square feet of gross area N/A
Wholesale Retail 1 space per 500 square feet of gross area N/A
UTILITY
1 space per 200 square feet of customer area,
Utility Office N/A
plus 1 space per employee of largest shift
VEHICLE
Car/Vehicle Wash 2 spaces plus bays for each wash unit and 1 bay per vacuum N/A
Vehicle Rental 1 space per 300 square feet of office area, plus 1 space per rental car N/A
Vehicle Sales 1 space per 400 square feet gross area N/A
Vehicle Service/Repair 1 space per 300 square feet (repair bays shall not be counted) N/A
WAREHOUSE/PARCEL/FREIGHT
Self-Storage/Mini-Storage 1 space per 300 square feet of office area N/A
1 space per 1500 square feet, plus 1 space per employee of largest
Warehouse N/A
shift
WORSHIP
1 space per 4 seat in assembly area,
Place of Worship - Multi Use Required
plus 1 space per 150 square feet in other areas
Place of Worship - Single Use 1 space per 4 seats in assembly area Required
*The Community Development Director or their designee may modify parking
requirements if site conditions warrant.
**If bicycle parking is required, then at least one (1) bike rack must be provided.
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The duty to provide and maintain
12.1.2 Duty to Provide and Maintain Off-Street Parking.
the paved off-street parking spaces herein required shall be the responsibility of the
operator and owner of the use or business on a site and/or the owner of the land on
which the use or uses exists. Each standard parking space shall have adequate
space for ingress and egress. No land shall be used or occupied, no structure shall
be built, altered, used, or occupied, and no use shall be operated unless the off-
street parking spaces required herein are provided in at least the amount specified
and maintained in the manner herein set forth.
All parking stalls shall be constructed of concrete or asphalt. ‘Green’
12.1.3 Surfacing.
design alternatives to concrete or asphalt such as permeable paving systems shall
also be allowed upon approval by the Community Development Director or their
designee. Documentation of how permeable paving systems would be installed shall
be provided for review and approval. Permeable paving systems include but are not
limited to systems such as pavers, ‘grasscrete’, permeable asphalt, and other
approved applications.
All private parking lot surfaces shall be maintained in such a way as to ensure a safe
and flat travel surface. Potholes, large cracks, and pieces of paving that are missing
shall be replaced and/or repaired. Curbing shall be repaired or replaced whenever
it becomes broken. Failure to maintain parking lots in a safe manner shall constitute
a Zoning Code violation and shall be subject to enforcement.
Vehicles, trailers, RVs, and equipment shall only be parked upon a hard surface
(concrete, asphalt, pavers) unless an alternate treatment has been approved by the
Community Development Director or their designee.
All parking spaces shall meet ADA requirements. Drive lanes, no-parking
12.1.4 Striping.
areas, and all other required components shall be clearly striped or delineated. All
striping shall be clearly maintained and visible. If striping is faded or becomes
removed, it shall be replaced in the exact layout as approved.
Failure to meet these criteria shall be handled as a Zoning Code violation and shall
be subject to enforcement.
All required striping shall be yellow or white surface markings at least four (4) inches in
width. One-way or two-way drives and required turning areas shall be identified with
directional arrows.
12.2 Off-Street Parking Requirements.
If not otherwise specified within this Chapter, all parking
12.2.1 General Provisions.
calculations shall be based on gross square footage of the building or the use. Off-
street parking spaces for motor vehicles shall be provided in at least the amount
shown in Table 12.1 above. A minimum of four (4) parking spaces shall be provided
for any business. If a classification is not specified within this Chapter, the Community
Development Director or their designee shall calculate parking requirements for that
use based upon national and regional parking standards.
All existing parking situations shall not be required to comply with these standards.
However, any additions or new development that increase the square footage of
the building by twenty-five (25) percent or increase the number of parking spaces by
twenty-five (25) percent shall be required to comply with these standards.
If a lot has multiple uses, each use shall provide the minimum number of parking
spaces as outlined in this Chapter.
Bicycle parking shall be provided as shown in Table 12.1 above. Bicycle parking shall
be provided in a bike rack or other structure affixed to the ground that holds a
bicycle vertical and allows a lock or chain to be connected from the bike to the
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rack. A minimum of two (2) bicycle spaces shall be provided for any business
requiring bicycle parking.
12.3 Design of Commercial Parking Stalls and Lots.
Plans must adhere to the following requirements:
12.3.1 General Provisions.
a.Any applicant submitting a Site Plan for approval must submit plans showing
the off-street parking areas required by this Code;
b.These plans must show location, arrangement, and dimensions of the off-
street parking, turning spaces, drives, aisles, and ingress and egress in a
manner satisfactory for the safety and convenience of pedestrian and
vehicular traffic;
c.A title block will accompany the Site Plan showing scale, date, north arrow,
name and address of the property owner, and name and address of the
company preparing the Site Plan;
d.Parking lot lighting shall comply with Outdoor Lighting requirements as
described in the Owasso Zoning Code;
e.Parking lots shall comply with Landscaping, Screening, and Fencing
requirements as described in the Owasso Zoning Code;
f.Parking lots shall be designed to meet all applicable ADA guidelines; and
g.Parking lots and parking stalls shall be fully installed and striped prior to
issuance of any Certificate of Occupancy (C/O).
Parking lots and parking stalls are encouraged to be designed to incorporate low-
impact design (LID) principles, and ‘green’ building materials and techniques are
encouraged to be used as well.
All parking is required to be placed on paved surfaces. No parking in grass or yards
shall be allowed. Alternative parking treatments may be proposed on Site Plans, and
approval of said alternative parking treatments shall be based on site conditions and
whether adequate paved parking has already been provided. Overflow parking
areas on gravel may be considered.
Parking areas are encouraged to be built at the rear of lots or beside buildings with
buildings brought to the front of lots, especially when abutting an arterial, a frontage
road, or a highway.
For all approvals not requiring Owasso City Council or Owasso Planning Commission
approval, the Community Development Director or their designee shall be the
approving authority for parking design. The Owasso Fire Marshall shall have
approving authority for any and all plans dealing with fire safety. Any appeals of a
City Official’s decision shall be taken to the Owasso Board of Adjustment (BOA).
All parking lots in the City of Owasso shall be designed
12.3.2 Standard Parking Stall Design.
according to the criteria contained within this Chapter. All parking stalls and parking
lot aisles shall meet the minimum standards contained in Table 12.2 below.
Table 12.2 – Parking Space Design Criteria
AngleWidthAisle Width One-WayAisle Width Two-Way
90°9 feet24 feet24 feet
60° 9 feet 18 feet 23 feet
45° 9 feet 13 feet 22 feet
30° 9 feet 11 feet 22 feet
0° (Parallel) 8.5 feet 12 feet 24 feet
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Each standard parking space shall be at least nine (9) feet wide and twenty (20) feet
long. A parking space may be reduced to eighteen (18) feet long if a minimum two
(2) foot overhang is provided. The overhang area shall not encroach into any
required sidewalk area and shall not interfere with any required landscaping. See
Table 12.1 for all parking space design criteria.
Wheel or bumper guards shall be located so that no part of any vehicle extends
beyond the parking area, intrudes on pedestrian ways, or comes in contact with
walls, fences, or planting areas.
Compact parking is an option for new
12.3.3 Compact Parking Space Design.
development but is not required. For any parking lot, up to ten (10) percent of the
parking stalls may be constructed as compact parking spaces. Compact parking
spaces shall be designed according to the following standards:
a.Compact parking spaces shall be a minimum of eight and a half (8.5) feet
wide and a minimum of seventeen (17) feet long;
b.All compact parking areas shall provide a landscape strip or raised area with
stamped concrete at least eight and a half (8.5) feet wide and three (3) feet
deep at the front of each space; and
c.Signage shall be provided for each compact space stating that only
compact cars shall use said spaces. The rear of the compact parking spaces
shall align with all other parking spaces in the row (see Figure 12.1).
Figure 12.1
Compact Parking Spaces
Motorcycle parking is encouraged to be provided for all
12.3.4 Motorcycle Parking.
businesses. Parking spaces designed to be used only as motorcycle spaces shall be
designed according to following standards:
a.Signage and appropriate striping shall be provided for all motorcycle parking
areas;
b.Any business that provides a motorcycle parking space may reduce the
number of required automobile parking space by one (1) up to a maximum
of ten (10) spaces;
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c.Motorcycle parking spaces shall be provided in vehicular parking lots and no
sidewalks shall be used for the parking or storage of motorcycles.
Motorcycles shall not be parked in bicycle parking areas;
d.A motorcycle parking space shall be designed at a minimum of four (4) feet
in width and nine (9) feet in length; and
e.Motorcycle parking spaces should be clustered together and shall be
designed so that the rears of the stalls are in line with standard parking stalls in
the aisle.
Any use which requires heavy traffic of oversized vehicles
12.3.5 Oversized Vehicle Parking.
such as recreational vehicles or tractor trailers shall provide pull-thru parking areas for
these vehicles. Aisles of sufficient size and means of ingress and egress shall be
designed to accommodate these vehicles.
Said parking areas shall be provided with signage and properly delineated. Each
oversize parking space should be designed to be a minimum of ten (10) feet in width
and a minimum of seventy (70) feet in length.
Trucks (over two (2) tons), trailers (over eighteen (18) feet in length), tractor trailers,
and heavy equipment shall not be parked in parking stalls designed for standard
vehicles. These types of oversized vehicles shall only be parked in designated areas
designed specifically for them, or within designated loading areas behind the
building. Active loading and unloading shall not be applicable.
Adequate access drives shall be provided for all parking spaces
12.3.6 Parking Lot Design.
not abutting a public street or alley. Ingress and egress driveways shall be designed
to meet City of Owasso Public Works Design Standards. Parking lots may encroach
into required setbacks provided that no vehicle is placed within a sight triangle or
other area that may cause a public safety concern.
All parking lots shall comply with the standards outlined in Table 12.1 above and
designed in accordance with Figures 12.2 and 12.3 below. All drive aisles shall meet
the standards set forth in Table 12.2 above.
Figure 12.2
Parallel Parking
24’
24’
9’
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Figure 12.3
Angled Parking
20’
20’ 20’
18’
18’ 18’
18’
18’
21’ 13’
21’ 13’ 21’
11’
11’
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For all food and/or beverage service uses, a minimum of five
12.3.7 Queuing Requirements.
(5) queuing spaces shall be required from the point of service. The point of service
shall mean the location where a driver comes face to face with an employee of the
business and remits payment and/or is provided with goods purchased.
All other non-food or beverage related commercial services with a drive-thru shall
maintain a queue of two (2) spaces per lane.
Each queuing space shall be at least eight (8) feet in width and at least twenty (20)
feet in length. A proper turning radius shall be provided at all corners and turns in a
queuing line.
Queuing lines or spaces shall not be used for thru-traffic and shall not be calculated
into any required driveways or aisles for any parking lot. These lanes shall be
designed to not impact traffic-flow in a parking lot. All queuing lanes shall be clearly
striped or shall be surrounded by curbing.
All new parking lots and parking
12.4 Americans with Disabilities Act (ADA) Compliance.
stalls shall be designed in accordance with ADA requirements. ADA requirements
shall be set by the State of Oklahoma in adopted Building Codes. The required
number of accessible parking spaces shall be provided and the spaces provided
shall meet the accessible standards.
All required ADA parking stalls shall be striped and shall be provided with signage in
accordance with State Building Codes. Said parking stalls shall be maintained to
meet these standards at all times.
The number of required parking spaces shall be consistent with adopted State
Building Code standards.
12.5 Residential Off-Street Parking Spaces (RS and RE Districts).
In a residential district, no part of a front yard, side yard, or rear
12.5.1 General Provisions.
yard shall be used as a parking space for a motor vehicle, boat, trailer, or other
vehicle except upon a hard-surfaced driveway or parking pad, except for trailers six
(6) feet or less in length in rear or side yards.
No parking in yards or in grass shall be allowed. All driveways and parking areas shall
be fully paved, have driveway ribbons, or use permeable material as defined in this
Chapter.
Curbs cuts for all residential driveways shall meet City of Owasso standards.
Driveways shall be a minimum of ten (10) feet and a maximum of thirty-five (35) feet
in width. All driveways or other improvements that require cutting or modifying a City
sidewalk, curb, gutter, storm water conveyance system, or street shall require
approval from the Public Works Director or their designee. All curb cuts or association
modifications shall follow City of Owasso Design Standards.
One (1) additional parking pad may be constructed on lots that have
12.5.2Parking Pads.
the required two (2) off-street parking spaces. The parking pad shall be designed to
cover the entire undercarriage of the vehicle placed upon it. Parking pads shall not
be accessed by driving over existing curbs. The maximum size of any parking pad is
twelve (12) feet by thirty (30) feet. The additional parking pad may be constructed
with any concrete, asphalt, permeable paving system, or with clean washed gravel
upon approval by the Community Development Director or their designee. In any
application that uses gravel, the area shall be constructed on a stable base, shall
have an underlayment or filter fabric beneath all gravel, and shall have edging that
keeps all gravel in the parking area. These areas shall be properly maintained with
sufficient gravel and shall be kept free of weeds and other vegetation. Grass shall
not be allowed to grow in the gravel area because it will appear that the vehicle is
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parking in the yard. All gravel shall be kept off sidewalks and out of public rights-of-
way.
Driveways can be
12.5.3 Driveways (Including Ribbon Driveways or Paving Strips).
constructed with concrete or hard-surfaced paving strips placed for vehicle wheel
travel. These ribbons can be constructed of concrete, asphalt, pavers, or other
materials approved by the Community Development Director or their designee. The
areas outside the ribbons can be filled with landscaping, grass, mulch, gravel, or
other approved materials. All areas containing grass or vegetation shall be
maintained according to City Code. Areas containing mulch, gravel, or other
material shall contain proper edges or barriers to keep the material in the specified
area and shall be maintained free of grass and weeds (see Figure 12.8).
Figure 12.4
Driveway Ribbons
Access to the driveway shall be limited to properly approved curb cuts or other
approved access points.
All portions of the driveway, sidewalk, and driveway apron located within the right-of-
way shall be constructed of contiguous concrete or asphalt and shall meet all City
standards.
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CHAPTER 13
NON-CONFORMITIES
Within the districts established by this Code or amendments
13.1 General Description.
that may later be adopted, there may exist uses, structures, and lots which were
lawful before this Code was adopted or amended but which would be prohibited
under the terms of this Code or future amendment to this Code. These uses,
structures, and lots, herein referred to as "non-conformities," may continue as
regulated by this Chapter. A use lawfully existing prior to the effective date of this
Code, or amendment thereto, which does not comply with parking, screening, or
bulk and area requirements, but which is otherwise lawful, shall not constitute a non-
conforming use with the meaning of the following two Sections.
When at the effective date of this Code
13.2 Non-Conforming Uses of Unimproved Land.
or amendment thereto a lawful use of land exists, which would not be permitted by
the terms of this Code or amendment thereto, such use shall be deemed a non-
conforming use of unimproved land. The non-conforming use of land may be
continued provided:
a.No such non-conforming use shall be changed to another non-conforming
use, nor enlarged or increased, nor extended to occupy a greater area of
land than was occupied at the effective date of this Code or amendment
thereof;
b.No such non-conforming use shall be moved in whole or in part to any portion
of the lot or parcel other than that occupied by such use at the effective
date of this Code or amendment thereof;
c.No additional structure (other than fences) shall be erected in connection
with such non-conforming use of land; and
d.If any such non-conforming use of land ceases for any reason for a period of
more than ninety (90) days (except when government action impedes
access to or use of the premises), any subsequent use of such land shall
conform in all respects to the regulations of the district in which located.
. When at the
13.3 Non-Conforming Buildings or Buildings and Land in Combination
effective date of this Code or amendment thereto, there exists a lawful use of a
building, or use of a principal building and land, or use of land and accessory
structures, such structures covering more than ten (10) percent of the lot area, and
such use would not be permitted by the terms of this Code or amendment thereto,
such use shall be deemed non-conforming and may continue subject to the
following provisions:
a.No building devoted to a non-conforming use shall be enlarged or extended,
except in changing the use of the building to a use permitted in the district in
which it is located;
b.A non-conforming use of a portion of a building may be extended to the
remaining portions of the building if such portions were manifestly arranged
and designed for such use but such use shall not be extended to occupy any
land outside the building;
c.A non-conforming use of a building or building and land in combination, if
superseded by a permitted use, shall not thereafter be resumed;
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d.A non-conforming use of a building or building and land in combination, if
discontinued for twelve (12) consecutive months or for twelve (12) months
during any eighteen (18) month period (except when governmental action
impedes access to or the use of the premises), shall not thereafter be
resumed;
e.Where non-conforming use status applies to a building and land in
combination, termination of the use of the building within the meaning of
item (d) above shall eliminate the non-conforming status of the use of the
land;
f.A non-conforming use of a building or of a building and land in combination
when located within a residential district shall not be changed unless
changed to a use permitted in the district in which located. A non-
conforming use of a building or of a building and land in combination, when
located within a district other than a residential district, may as a Special
Exception, be changed upon approval of the Board of Adjustment (BOA)
after finding that the proposed use will not result in any increase of
incompatibility with the present and future use of proximate properties. The
change of a use to another use contained within the same use unit shall not
constitute a "change of use" within the meaning of this Section; and
g.Should the structure containing a non-conforming use be damaged or
partially destroyed to the extent of more than fifty (50) percent but less than
seventy-five (75) percent of its current replacement cost at the time of
damage, the restoration of the structure shall be subject to the BOA’s findings,
after adherence to the procedural requirements for a Special Exception, that
the contemplated restoration is necessary for the continuance of the non-
conforming use, and will not result in any increase of incompatibility with the
present and future use of proximate properties. Should the structure
containing a non-conforming use be damaged or destroyed to the extent of
more than seventy-five (75) percent of its replacement cost at the time of
damage, the non-conforming use shall not thereafter continue or be
resumed.
13.4 Non-Conforming Lots.
In any district in which single-family dwellings are permitted,
13.4.1 Single Lots.
notwithstanding limitations imposed by other provisions of this Code, a single-family
dwelling and customary accessory buildings may be erected on any single lot of
record at the effective date of adoption or amendment of this Code. Such lot must
be in separate ownership and not of continuous frontage with other lots in the same
ownership.
This provision shall apply even though such lot fails to meet the requirements for area
or width (or both) that are generally applicable in the district, provided that yard
dimensions and other requirements not involving area or width (or both) of the lot
shall conform to the regulations for the district in which such lot is located.
If two (2) or more adjoining lots with continuous frontage are in a
13.4.2 Adjoining Lots.
single ownership at any time after the adoption or amendment of this Code and
such lots individually are too small to meet the yard, width, or area requirements of
the district in which they are located, such groups of lots shall be considered as a
single lot or several lots of minimum permitted size and the lots in one ownership shall
be subject to the requirements of this Code.
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In districts other than residential districts, any use
13.4.3 Lots in Non-Residential Districts.
permitted by right may be located on any lot of official record as of the effective
date of this Code, irrespective of its area or width, provided the other requirements of
the use district are complied with.
A structure, lawfully existing at the effective date of the
13.5 Structural Non-Conformities.
adoption or amendment of this Code, but which would be prohibited by the terms of
this Code by reason of restrictions on floor area, density, intensity, height, yards, its
location on the lot, or other requirements concerning the structure, shall be deemed
non-conforming and may continue, subject to the following provisions:
a.No such non-conforming structure may be enlarged or altered in any manner
which increases its non-conformity, but any structure may be altered to
decrease its non-conformity, provided that the addition of a mezzanine or
similar alteration which does not increase the cubic content of the structure
shall not constitute an "increase in non-conformity”;
b.Should such structure be damaged or partially destroyed by any means to
the extent of more than fifty (50) percent of its current replacement cost at a
time of damage, the restoration as a non-conforming structure shall be
subject to the findings of the Owasso Board of Adjustment (BOA), after
adherence to the procedural requirements for a Special Exception, that its
restoration to a conforming structure cannot reasonably be made in view of
the nature and extent of the non-conformity and the nature and extent of the
damages; and
c.Should such structure be moved for any distance whatever, it shall thereafter
conform to the provisions of the district in which located.
On any building containing a non-conforming use or any non-conforming
13.6 Repairs.
structure, ordinary repairs and maintenance may be made provided that the cubic
content of the building is not increased and structural non-conformity is not
increased.
If a non-conforming structure or a structure containing a non-conforming use
becomes physically unsafe or unlawful due to lack of repairs and maintenance, and
a final order of vacation or demolition is entered by any duly authorized official by
reason of physical condition, it shall not thereafter be used, restored, repaired, or
rebuilt except in conformity with the provisions of the district in which located.
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CHAPTER 14
ENFORCEMENT
It shall be the duty of
14.1 Duty of Community Development Director and Other Officials.
the Community Development Director or their designee to enforce this Code. If the
Community Development Director or their designee shall find that any of the
provisions of this Code are being violated, they shall notify in writing the persons
responsible for such violations, indicating the nature of the violation and ordering the
action necessary to correct it, and they shall take such other action to ensure
compliance with or to prevent violation of its provisions as is authorized.
All departments, officials, and employees of the City of Owasso, Oklahoma vested
with the duty or authority to issue Permits or Licenses shall comply with the provisions
of this Code and shall issue no Permit or License for any use, purpose, excavation,
construction, structure, building, or sign in conflict with the provisions of this Zoning
Code or the Owasso Municipal Code.
Any person, firm, or corporation violating any provisions of this
14.2 Penalties for Violation.
Code or failing to comply with any of its requirements, including violations of
conditions and safeguards established in connection with grants of Variances or
Special Exceptions, shall be deemed guilty of an offense shall be fined in accordance
with the City of Owasso Code of Ordinances. Each day's violation thereof shall
constitute a separate offense.
Nothing herein contained shall prevent the City of Owasso, Oklahoma or its
authorized officials from taking other legal action, as authorized by law, to remedy
violations.
Permits,
14.3 Construction and Use Provided in Applications, Plans, and Permits.
Variances, or Special Exceptions issued on the basis of approved plans and
applications authorize only the uses, arrangement, and construction set forth in such
approved plans and applications. Deviation from such approvals shall be deemed a
violation of this Code and punishable as authorized by City Code.
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CHAPTER 15
ZONING CODE AND ZONING MAP AMENDMENTS
The regulations, restrictions, prohibitions, and limitations
15.1 General Description.
imposed and the districts created by the Owasso Zoning Code may from time to time
be amended, supplemented, changed, modified, or repealed by ordinance, but no
change shall be made until the Owasso Planning Commission, after notice and
public hearing, makes a recommendation to the Owasso City Council, after which
the City Council takes final action to approve and an ordinance is recorded.
It shall be the policy of the City of Owasso,
15.2 Policy on Zoning Map Amendments.
Oklahoma that, in consideration of proposed amendments to this Code,
amendments will be adopted to recognize changes in the Land Use Master Plan, to
correct error, or to recognize changed or changing conditions in a particular area or
in the jurisdictional area generally. Zoning map amendments must be in compliance
with the Owasso Land Use Master Plan and should employ sound planning and land
use practices.
The Official Zoning Map for the City of Owasso shall be kept by the City Clerk.
The Owasso Planning Commission, upon its own motion,
15.3 Zoning Text Amendments.
may, or at the direction of the Owasso City Council shall, hold a public hearing,
giving notice thereof of a proposed text amendment. After holding the public
hearing, the Planning Commission shall make a recommendation to the Owasso City
Council.
15.4 Zoning Map Amendments.
An amendment to the Zoning Map shall be initiated by the filing of an
15.4.1 Application.
application with the Community Development Department, and shall be
accompanied by an application fee.
Costs of notice and ordinance publishing shall be billed to the applicant.
After the application is received, the item shall be set for public hearing with the
Owasso Planning Commission and the Owasso City Council.
The Owasso Planning Commission shall give twenty (20) days’
15.4.2 Notice Required.
notice of a public hearing on a proposed map amendment by publication in a
newspaper of general circulation and shall include a map of the area to be affected
which indicates street names or numbers, streams, or other significant landmarks in
said area.
Twenty (20) days’ notice of public hearing shall be given by mailing notice to all
property owners within a three hundred (300) foot radius of the exterior boundary of
the subject property, or as determined by Oklahoma State Statute.
In addition, twenty (20) days’ notice of public hearing shall be given by posting a sign
on the property sought to be zoned. The notice shall contain:
a.Date, time, and place of the public hearing;
b.Legal description of the property and the street address or approximate
location of the property;
c.By whom the public hearing will be conducted;
d.Proposed use of the property; and
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e.Present zoning district classification of the property and the proposed zoning
district classification.
After notice and
15.4.3 Owasso Planning Commission Action on Zoning Map Amendments.
public hearing, the Owasso Planning Commission shall vote to either:
a.Recommend to the Owasso City Council that the application be approved
as submitted or as amended, or be approved subject to modification. An
application recommended for approval or approval subject to modification,
shall be transmitted, with the report and recommendations of the Owasso
Planning Commission, to the Owasso City Council within fifteen (15) days of
the date of Planning Commission action;
b.Recommend to the Owasso City Council that the application be denied. An
application recommended for denial shall be transmitted, with the report and
recommendations of the Owasso Planning Commission, to the Owasso City
Council within fifteen (15) days of the date of Planning Commission action; or
c.In the event that the Owasso Planning Commission arrives at a tie vote it shall
be transmitted, with a report and notation of the tie vote, to the Owasso City
Council within fifteen (15) days from the date of Planning Commission action.
The Owasso City Council
15.4.4 Owasso City Council Action on Zoning Map Amendments.
shall hold a hearing on each application transmitted, and after the public hearing
shall approve an ordinance approving the application as submitted or as amended,
or shall deny the application.
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CHAPTER 16
SPECIFIC USE AND TEMPORARY USE PERMITS
16.1 Specific Use Permits.
This Section provides a discretionary approval process for Specific Use
16.1.1 Purpose.
Permits (SUPs), which are required for uses that have unique or widely varying
operating characteristics or unusual site development features. The uses classified as
specific uses tend to more intensely dominate the area in which they are located
than do other permitted uses in the district. Care should be taken to integrate
specific land uses with other uses in the area and to prevent adverse impacts on the
community at-large. The procedure encourages public review and evaluation of a
use’s operating characteristics and site development features. This review process is
intended to provide assurance to the community that such uses will be compatible
with their locations and surrounding land uses and will further the purposes of this
Code.
A conceptual Site Plan shall be submitted
16.1.2 Relationship to Site Plan Requirements.
with a Specific Use Permit (SUP) application. The formal Site Plan that is submitted
later shall be in substantial compliance with the conceptual Site Plan approved by
the City Council.
The following review procedure shall be followed for Specific Use Permits
16.1.3 Procedure.
(SUPs):
a.A pre-application conference shall be held with the Community
Development Department prior to submitting an application;
b.Application submittal;
c.The Community Development Department Staff shall make a determination
of application completeness;
d.Notice published twenty (20) days prior to public hearing;
e.Staff report;
f.Public hearing at the Owasso Planning Commission;
g.Recommendation is made by the Planning Commission to the City Council;
h.Public hearing at the Owasso City Council; and
i.Decision, findings, and final action.
With the exception of the following modifications, the standard development review
procedures for amendments to the Official Zoning Map shall apply.
The Owasso Planning
16.1.4 Owasso Planning Commission Review and Recommendation.
Commission shall hold a public hearing on the proposed application and:
a.Recommend approval;
b.Recommend approval with modifications and/or conditions; or
c.Recommend denial.
The Planning Commission may recommend conditions on the use as part of the
approval to assure adequate mitigation measures are associated with the use. The
conditions shall become a part of the Specific Use Permit (SUP) approval and shall be
included as part of the Site Plan. The recommendation shall be referred to the
Owasso City Council for final action.
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Upon receipt of the Owasso Planning
16.1.5 Owasso City Council Review and Action.
Commission's recommendation, the Owasso City Council shall:
a.Approve;
b.Approve with modifications and/or conditions;
c.Deny the application; or
d.Request that the application be further reviewed by the Owasso Planning
Commission.
A zoning change is not required for
16.1.6 Indication on the Official Zoning Map Required.
Specific Use Permits (SUPs); however, the location of each approved SUP shall be
indicated on the Official Zoning Map as follows: “SUP XX-XX” (the number of the
request for an SUP).
A Specific Use Permit (SUP) may be approved only if the Owasso
16.1.7 Approval Criteria.
City Council finds that all of the following criteria have been met:
a.The proposed use is consistent with the most recent version of the Land Use
Master Plan and all applicable provisions of this Code and applicable State
and Federal regulations;
b.The proposed use is consistent with the purpose and intent of the zoning
district in which it is located;
c.The proposed use is consistent with any applicable SUP standards;
d.The proposed use is compatible with adjacent uses in terms of scale, site
design, and operating characteristics (hours of operation, traffic generation,
lighting, noise, odor, dust, and other external impacts);
e.Any significant adverse impacts anticipated to result from the use will be
mitigated or offset to the maximum extent practicable;
f.Facilities and services (including sewage and waste disposal, water, gas,
electricity, police and fire protection, and roads and transportation, as
applicable) will be available to serve the subject property while maintaining
adequate levels of service for existing development; and
g.Adequate assurances of continuing maintenance have been provided.
Staff shall recommend conditions for the Specific Use Permit
16.1.8 Conditions of Approval.
(SUP) if the use is expected to have adverse effects on surrounding land uses or
residents. Potential conditions may include screening, landscaping, height, setback,
site layout, or other conditions as determined by Staff.
Following approval, a Site Plan meeting the conditions specified in the SUP shall be
required of the applicant and shall be submitted and processed. Any of the
conditions imposed by the SUP shall be considered as conditions precedent to the
granting of a Building Permit for the specific use allowed.
The SUP is valid only for the use for which it was approved. Any changes or
alterations of the use, other than what the SUP allows, shall constitute a violation of
the Owasso Zoning Code and be subject to penalties as described in the Chapter
titled “Enforcement” in the Owasso Zoning Code.
No approved Specific Use Permit (SUP) may be modified, physically
16.1.9 Amendments.
expanded, hours of operation extended, or otherwise altered unless amended in
accordance with the procedures applicable to initial approval of a SUP as set out in
the Owasso Zoning Code.
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Approval of a Specific Use Permit (SUP) shall become invalid under the
16.1.10 Lapse.
following circumstances:
a.The conditions of approval are not met;
b.The applicant does not obtain a Building Permit or Certificate of Occupancy
(C/O) (if required) within one (1) year;
c.No development or construction of the approved SUP is begun within one (1)
year;
d.The approved use is not in operation for more than one (1) year; or
e.Any changes that were not a part of the approved SUP are made to the use
or structure.
An applicant may file an application to renew theSUP. Such renewal shall occur in
the same manner as for original approval as provided in this Section.
SUPs are only valid for the use for which they are approved. No change, alteration,
or variation from the approved Permit shall be permitted, unless the applicant
obtains a new SUP.
Any extension requests or modifications to the approved plans for SUPs shall be
submitted to the Community Development Director. The Director or their designee
shall approve or deny the extension or modification request.
16.2 Temporary Use Permits.
This Section provides a discretionary approval process for Temporary Use
16.2.1 Purpose.
Permits (TUPs), which are required for uses that are temporary in nature and are
usually found in a commercial parking lot. The uses classified as temporary uses tend
to more intensely dominate the area in which they are located than do other
permitted uses in the district. Care should be taken to integrate specific land uses
with other uses in the area and to prevent adverse impacts on the community at-
large. The procedure encourages careful administrative review and evaluation of a
use’s operating characteristics and site development features. This review process is
intended to provide assurance to the community that such uses will be compatible
with their locations and surrounding land uses and will further the purposes of this
Code.
All temporary uses and structures shall obtain a Temporary Use
16.2.2 Permit Required.
Permit (TUP) pursuant to the procedures set forth in this Section. A TUP shall be
reviewed, approved, or revoked only in accordance with the regulations of this
Section. TUPs shall be valid for a time period no longer than one (1) calendar year
from the date of Permit approval. Thereafter a new TUP must be acquired to be in
compliance with the requirements of this Code.
Notwithstanding the “Purpose” subheading above in this Section,
16.2.3 Permit Exemptions.
the following temporary uses are deemed approved in any district and do not have
to obtain a Temporary Use Permit (TUP), provided that the proposed temporary use
complies with the general requirements below:
a.Any event utilizing City property, public streets, or public rights-of-way that is
determined to not require a Special Events Permit, provided that the
applicant shall coordinate the event with the City of Owasso and comply
with any conditions required;
b.Garage/yard/estate/moving sales or auctions that comply with City of
Owasso requirements; and
c.Temporary uses that occur wholly within an enclosed permanent building.
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All temporary
16.2.4 General Requirements for All Allowed Temporary Uses and Structures.
uses or structures shall meet the following general requirements, unless otherwise
specified in this Code:
a.Permanent alterations to the site are prohibited;
b.Unless otherwise stated in this Code or in the terms of the Temporary Use
Permit (TUP), the temporary use shall expire as indicated on the Permit. The
maximum duration for any one Permit is one (1) calendar year after approval
of the TUP;
c.The temporary use or structure shall not violate any applicable conditions of
approval that apply to a principal use on the site;
d.The temporary use standards of this Section do not exempt the applicant or
operator from any other required Permits, such as Health Department Permits;
e.A letter from the record property owner giving permission for the temporary
use;
f.If the property is undeveloped, it shall contain sufficient land area to allow the
temporary use or structure to occur, as well as any paved parking and traffic
movement that may be associated with the temporary use;
g.If the property is developed, the temporary use shall be located in an area
that is not actively used by an existing approved principal use which would
support the proposed temporary use without encroaching or creating a
negative impact on existing buffers, open space, landscaping, traffic
movements, pedestrian circulation, or parking space availability;
h.Temporary structures shall be located not to interfere with the normal
operations of any permanent use located on the property;
i.Adequate sanitary facilities, utility, drainage, refuse management,
emergency services and access, and similar necessary facilities and services
shall be available to serve employees, patrons, or participants as determined
by Community Development, Public Works, and Health Department Officials;
j.A Site Plan shall be submitted to the Community Development Department
indicating placement of structures;
k.All City of Owasso requirements for Mobile Food Vendors shall be met; and
l.Unless otherwise approved by the Community Development Director or their
designee, only one (1) temporary use shall be allowed per lot of record.
All such temporary uses shall obtain a Temporary Use Permit (TUP) and shall comply
with the following additional standards:
a.The design and installation of all practicable temporary traffic control devices
including signage will be used to minimize traffic congestion;
b.Where a tent or similar structure is to be used, the applicant shall comply with
the requirements of the Fire Marshal and demonstrate that the tent is flame
resistant by providing a certificate of flame resistance or other assurance that
the structure has been properly treated with flame retarder and has been
maintained as such;
c.Signage and lighting for the temporary use shall comply with the Chapters on
“Signs” and “Outdoor Lighting" in the Owasso Zoning Code.
d.Signage shall be placed on the structure itself and not within the public right-
of-way or on the principal user’s property;
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e.Sign shall not be spray painted; and
f.All other applicable requirements in the Chapter titled “Signs” in the Owasso
Zoning Code shall apply.
Fees for Temporary Use Permits (TUPs) are established
16.2.5 Permit and Application Fees.
on the City of Owasso’s official Fee Schedule and shall be paid upon application.
Upon finding that the proposed temporary use satisfies the above
16.2.6 Permit Issued.
requirements, a Temporary Use Permit (TUP) shall be issued and will contain the
following:
a.The start and end date of the use;
b.Signature from the Fire Marshall’s Office;
c.Signature from the Community Development Director or their designee;
d.Proof of a valid and current Health Department License for Mobile Food
Vendors; and
e.Any required Permits or other documentation from the City Clerk’s Office.
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CHAPTER 17
TELECOMMUNICATION TOWERS AND WIND ENERGY SYSTEMS
17.1 Telecommunication Towers.
A Specific Use Permit (SUP) shall be required for all
17.1.1 Specific Use Permit Required.
telecommunication towers or telecommunication facilities or equipment. All SUP
requests for telecommunication towers shall be reviewed by the Owasso Planning
Commission and forwarded to the Owasso City Council for consideration and action,
subject to the following additional requirements:
a.Aesthetic Protection Telecommunication facilities shall be so located to
.
ensure that historically significant landscapes are protected. The views of
vistas from architecturally and/or historically significant structures should not
be impaired or diminished by the placement of telecommunication facilities.
b.Setback from Residential Property Setback shall be equal to the tower
.
height, plus fifty (50) feet.
c.Array Height The antenna array shall not exceed the tower height by more
.
than ten (10) feet.
d.Guy Wires All guy wires and guy anchors shall be set back a minimum of
.
twenty (20) feet from any property line.
e.Tower Type The tower is of monopole design, or one of equal or lesser
.
impact, if located within three hundred and fifty (350) feet of any RS (Single-
Family Residential) district.
f.Co-Location A telecommunication tower must be designed and built so as
.
to be capable of use by at least three wireless communication providers such
as cellular or PCS providers using antenna arrays of nine (9) to twelve (12)
antennas each within fifteen (15) vertical feet of each other with no more
than three (3) degrees twist and sway at the top elevation.
The owner of the tower and the property on which the tower is located must
certify to the City that the antenna is available for use by at least two (2)
other wireless telecommunication providers on a reasonable and non-
discriminatory basis and at a cost not exceeding the market value for the use
of the facilities.
If the property on which the tower is proposed to be located is to be leased,
the portions of the actual or proposed lease that demonstrate compliance
with the requirements of this paragraph shall be submitted with the Building
Permit application.
g.Security FencingThe base of the tower shall be enclosed by opaque security
.
fencing with a minimum height of eight (8) feet.
h.Compliance with Applicable Regulations The tower is constructed and
.
operated in compliance with the current Federal Communications
Commission (FCC) standards and other applicable Federal and State
standards.
i.Distance from Other Towers New telecommunication towers must be a
.
minimum distance of five thousand (5000) feet from any other
telecommunication tower, unless in a by right district.
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j.Removal of Tower Upon the discontinuance of use of any such tower for a
.
period of thirty (30) days, said tower is to be removed by the
applicant/owner.
Telecommunication towers erected to replace
17.1.2 Replacement of Existing Poles.
existing poles are permitted in all zoning districts, provided that:
a.The pole replaced is a functioning utility pole or light standard within an
established utility easement or public right-of-way, recreational facility light
pole, or telecommunication tower;
b.The pole replaced does not obstruct a public sidewalk, public alley, or other
public right-of-way;
c.Pole appearance and function, except for antenna, are not significantly
altered; and
d.Replacement tower height, including antenna array, does not exceed:
1.The height of the original utility, light standard, or recreational facility
light pole by more than ten (10) feet; and
2.The height of the original telecommunication tower and antenna array.
Placement on existing poles is permitted in all zoning
17.1.3 Placement on Existing Poles.
districts provided that:
a.Telecommunication antennas are permitted on existing utility, lighting,
telecommunication towers, and sign structures at or exceeding fifty (50) feet
in height;
b.The antenna does not exceed the height of the structure by more than ten
(10) feet if a non-whip type or fifteen (15) feet if a whip type;
c.Telecommunication antennas located on existing structures are not subject to
the five thousand (5000) feet separation requirement; and
d.If any additions, changes, or modifications are to be made to the monopole,
the Community Development Director or their designee shall have the
authority to require proof, through the submission of engineering and
structural data, that the addition, change, or modification conforms to
structural wind load and all other requirements of the current Building Code
adopted by the City of Owasso.
. Roof-mounted telecommunication
17.1.4 Roof Mounted Telecommunication Antennas
antennas are allowed on non-residential buildings in all districts provided that:
a.Non-whip antennas do not exceed the height of the building by more than
ten (10) feet and is screened from view from any adjacent public roadway;
b.Whip antennas do not exceed the height of the building by more than fifteen
(15) feet and are located no closer than fifteen (15) feet to the perimeter of
the building;
c.Prior to the installation of a roof mounted antenna, the Community
Development Department shall be provided with an engineer’s certification
that the roof will support the proposed antenna and associated roof-
mounted antennas and equipment; and
d.Roof mounted antennas and associated equipment may either be screened
with enclosures or façades having an appearance that blends with the
building on which they are located or by locating them so they are not visible
from an adjacent public roadway.
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Building Mounted
17.1.5 Mounted Telecommunication Antennas (Non-Whip).
Telecommunication Antennas of the non-whip type are allowed on non-residential
buildings in all zoning districts provided that:
a.The antenna is mounted flush with the exterior of the building so that it
projects no more than thirty (30) inches from the surface of the building to
which it is attached;
b.The antenna’s appearance is such as to blend with the surrounding surface of
the building;
c.Associated equipment shall be placed either within same building or in a
separate building that matches the existing building in character and
materials or blends with landscaping and other surrounding material adjacent
to the separate building housing the equipment. Associated equipment for
roof mounted antennas may be located on the roof of the building if it is
screened from view from any adjacent public roadway; and
d.When an application is made for a Building Permit to locate a
telecommunication antenna on an existing building or other structure, the
Community Development Department shall be provided with color photo
simulations showing the site of the existing structure with a photo-realistic
representation of the proposed antenna and the existing structure as it would
appear viewed from the closest residential property. The applicant shall also
submit photographs of the same views showing current appearance of the
site without the proposed antenna.
Distances in this Section shall be measured along a single
17.1.6 Distance Measurement.
straight line between the center of the tower base and the nearest point on any
property line of identified historic property or single-family residential or a more
restrictive zoning district or use. For the purposes of applying restrictions set forth in
this Section, “single-family residential or more restrictive zoning district or use”
excludes property that is:
a.Used as public or secondary educational facility;
b.Used as a public college or university educational facility;
c.Owned by the U.S., the State of Oklahoma, Tulsa County, Rogers County, or
the City of Owasso, and not used for RS-3 (Residential Single-Family High
Density) or more restrictive residential uses;
d.Used as a cemetery; or
e.Occupied by non-residential, non-conforming uses.
A telecommunication tower that fails to meet the
17.1.7 Exceptions and Exemptions.
requirements of this Section may be authorized by obtaining a Specific Use Permit
(SUP) through the Owasso City Council.
Towers erected by a public agency for Police, Fire, EMS, 911, or other similar public
emergency communication shall be exempt from the requirements of this Section.
17.2 Wind Energy Systems.
The purpose of this Section is to provide standards that will protect the
17.2.1 Purpose.
health, safety, and general welfare of the public and achieve the following:
a.Provide design criteria that establish minimum requirements for wind energy
systems and commercial wind energy systems as defined herein to ensure the
safe installation of wind towers in the City of Owasso; and
b.Promote energy savings and the use of green infrastructure.
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The requirements of this Code shall apply to all small wind energy
17.2.2 Applicability.
systems and commercial wind energy systems proposed after the effective date of
this Code.
Wind energy systems for which a required Permit has been properly issued prior to the
effective date of this Code shall not be required to meet the requirements of this
Code; provided, however, that any such system shall be installed and functioning
within twenty-four (24) months of the date of the Permit.
Any system that has been installed, but not used for two (2) consecutive years may
not be subsequently used without meeting the requirements of this Code.
No pre-existing system shall be altered in any manner that would increase the degree
of non-conformity with the requirements of this Code and no alterations shall be
made to a non-conforming pre-existing system during its life which exceeds fifty (50)
percent of its fair market value. If such system is destroyed or damaged to the extent
of more than fifty (50) percent of its fair market value at the time of destruction or
damage, it shall not be reconstructed except in conformity with this Code.
The not-to-exceed height of wind energy system
17.2.3 Wind Energy System Requirements.
structures shall vary with the size of the lot:
a.For property sizes less than one (1) acre in size the total height shall not
exceed fifteen (15) feet;
b.For property sizes between one (1) acre and two (2) acres, the total height
shall not exceed sixty (60) feet;
c.For property sizes between two (2) and five (5) acres, the total height shall not
exceed eighty (80) feet; and
d.For property sizes greater than five (5) acres, the total height shall not exceed
one hundred (100) feet.
Figure 17.1
Wind Energy System Total Height
111
No wind energy system shall be located in any front or side yard.
17.2.3.1 Location.
The following setbacks will be adhered to:
17.2.3.2 Setbacks.
a.Property lines A wind energy system shall be set back from the nearest
.
property line, public road right-of-way, and communication and electrical
line not less than one and a half (1.5) times the total height of the wind
turbine.
b.Inhabited Structures A wind energy system shall be set back from the
.
nearest inhabited structure not less than one and a half (1.5) times the
total height of the wind turbine.
The following design standards will be adhered to:
17.2.3.3 Design Standards.
a.Monopole or FreestandingDesign. The design of the wind energy system
shall have no guide wires or attachment appurtenances other than the
main pole structure.
b.Minimum Blade Height For towers in excess of thirty (30) feet in height, the
.
minimum height of the lowest extent of a turbine blade shall be thirty (30)
feet above finished grade (see Figure 17.2) and shall be separated from
any structure (i.e. house, shed, barn, recreational element) not less than
1.5 times the blade height from said structure (see Figure 17.3).
Figure 17.2
Wind Energy System Minimum Blade Height
Figure 17.3
Wind Energy System Setbacks
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c.Access. No tower shall have a climbing apparatus within twelve (12) feet
of the ground. All access doors or access ways to towers and electrical
equipment shall be lockable.
d.Noise. No wind energy system shall exceed sixty (60) dBA as measured at
the nearest property line or fifty (50) dBA as measured at the nearest
neighboring inhabitable building.
Should a wind tower produce an undulating pattern of noise or vibrations,
which cause distress to nearby residents, said tower may be deemed a
nuisance and worked as a code violation.
e.Visual Appearance Wind energy systems shall be finished in a rust-
.
resistant, non-obtrusive finish and color that is non-reflective.
No wind energy system shall be lighted unless required by the FAA.
No advertising signs of any kind or nature whatsoever shall be permitted
on any wind energy system.
No transmission equipment shall be installed on the tower.
All equipment shall be screened with either a six (6) foot opaque fence or
with evergreen vegetation not less than six (6) feet in height.
f.Electrical InterconnectionsAll electrical interconnection or distribution
.
lines shall be underground and comply with all applicable codes and
public utility requirements.
g.Signal Interference Efforts shall be made to site wind energy systems to
.
reduce the likelihood of blocking or reflecting television and other
communication signals.
If signal interference occurs, both the wind energy system owner and the
individual receiving interference shall make reasonable efforts to resolve
the problem.
No wind energy system shall cause permanent and material interference
with television or other communication signals.
h.Over-speed Controls Every wind energy system shall be equipped with
.
both manual and automatic over-speed controls.
i.Federal Aviation Administration (FAAAll wind towers shall meet Federal
).
Aviation Administration (FAA) regulations. Documentation shall be
provided that indicates the proposed wind tower meets FAA regulations.
Applications for wind energy systems shall be approved
17.2.3.4 Permit Requirements.
with a Specific Use Permit through the Owasso City Council following the
procedures outlined in the Section titled “Specific Use Permits” in the Chapter
titled “Specific Use Permits and Temporary Use Permits” in the Owasso Zoning
Code. However, wind energy systems that are fifteen (15) feet or less in height,
an Administrative Permit may be approved by the Community Development
Director or their designee. All applications shall include the following information
upon request:
a.Site Plan A Site Plan shall be drawn to scale based off a survey showing
.
the location of the proposed wind energy system and the locations of all
existing buildings, structures, and property lines along with distances.
b.Elevations Elevations shall be provided of the site drawn to scale showing
.
the height, design, and configuration of the wind energy system and the
113
height and distance to all existing structures, buildings, electrical lines, and
property lines.
c.Engineering Specifications Standard drawings and an engineering
.
analysis of the systems tower including weight capacity shall be provided.
d.Foundations and Geotechnical A standard foundation and anchor
.
design along with existing soil conditions and specifications for the soil
conditions at the site.
e.Tower Specifications Specific information on the type, size, rotor material,
.
rated power output, performance, safety, and noise characteristics of the
system including the name and address of the manufacturer, model, and
serial number.
f.Safety Measures Emergency and normal shutdown procedures shall be
.
provided as part of the application for a wind energy system.
g.Electrical Connection A line drawing of the electrical components of the
.
system in sufficient detail to establish that the installation conforms to all
applicable electrical codes shall be provided along with evidence that
the provider of electrical service of the property has been notified of the
intent to install an interconnected electricity generator (unless the system
will not be connected to the electricity grid.)
Any wind energy system which complies with the terms of this Code which
17.2.4 Non-Use.
is not used for two (2) years, excluding repairs, shall be removed within the following
six (6) months. Failure to remove the system shall be deemed a violation of this Code.
Any small wind energy system or commercial wind energy system which is non-
conforming and which is not used for one (1) year, excluding repairs, shall be
removed within the following six (6) months. Failure to remove the system shall be
deemed a violation of this Code.
Private covenants or deed restrictions may prohibit the
17.2.5 Private Covenants.
installation of wind energy systems. The City of Owasso does not enforce private
covenants and this Code shall not preempt private covenants.
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CHAPTER 18
SIGNS
The purpose and general intent of this Chapter is as follows:
18.1 Purpose.
a.To establish standards and guidelines for the design, erection, construction,
and installation of signs and other visual communication devices so that the
City of Owasso may appear orderly and to prevent the needless clutter in
appearance within the City by signs unreasonable in number, location, area,
and illumination;
b.To provide for the appropriate use and location of signs in a manner that will
not adversely affect or impact property values, compatibility of land use,
community appearance and identity, and to otherwise promote the general
welfare, public safety, convenience, and order of the City of Owasso;
c.To provide for the issuance, revocation, inspection, and identification of signs
within the City; and
d.To provide for the removal of any sign that is in violation of or non-conforming
with the intent and purpose of this Code.
The area of a sign shall be computed to include the
18.2 Calculating the Area of a Sign.
entire area within a sign, whether such sign is a parallelogram, triangle, circle, or semi-
circle, including all of the display area of one side and any part of the surface of any
cornice, hood, awning, wall, or similar ornamental or structural feature that blends
with the sign in such a manner as to appear to be the background of the sign, and
including all of the elements of the matter displayed, regardless of the angle at
which such sign is placed in relationship to the building frontage; provided, however,
that the area of a wall sign shall be computed to include only the area in which
characters, letters, illustrations, insignia, or logos are depicted.
A Permit shall not be required for the following types of
18.3 Signs Not Requiring Permits.
signs, provided that said signs shall be subject to all other provisions of this Code.
Signs in connection with a non-profit, community or neighborhood
18.3.1 Non-Profit Signs.
center, public facility, place of worship, or educational institution are exempt from
the Sign Permit fee but shall adhere to the following restrictions:
a.Signs are limited to a period not exceeding thirty (30) days and must be
removed after this period expires. There is no limit as to the number of thirty
(30) day increments in any one calendar year, however the sign must be
removed within three (3) days after the event is over;
b.Applicants shall provide evidence of their tax exempt status;
c.Signs must be approved by the Community Development Director or their
designee and contain a Site Plan indicating the location(s) of said sign(s) and
the time duration of the sign shall be provided;
d.Only two (2) signs shall be allowed per lot of record except as approved by
the Community Development Director or their designee;
e.All other restrictions of this Section shall still apply;
f.Signs may be placed in the ground, attached to a pylon or ground sign, or
affixed to the building;
g.Signs may not be placed within sight triangles as described in the Chapter
titled “Site Design Standards” in the Owasso Zoning Code;
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h.Signs shall not be placed in the public right-of-way under any circumstance;
i.Banners are attached to buildings and do not exceed forty (40) square feet in
area; and
j.All signage for special events (carnivals, trail days, Gathering on Main, etc.)
are exempt.
Grand opening signs are allowed as follows:
18.3.2 Grand Opening Signs.
a.The sign or signs shall not be displayed more than fourteen (14) days;
b.There shall be only one (1) grand opening sign allowed per business, and this
grand opening must occur within thirty (30) days from the time the business
first opens to the public at a particular location;
c.Signs otherwise prohibited may be allowed as temporary signs as long as they
do not endanger the public health, safety, or welfare, upon approval of the
Community Development Director or their designee.
Temporary signs at City or school sports fields do not require a
18.3.3 Sports Field Signs.
Permit and will not be required to follow the provisions of this Code.
Sign Permits are not required for sport user groups that are
18.3.4 Sport User Group Signs.
under contract with the City of Owasso to operate youth sports leagues on City-
owned property.
One (1) real estate sign not exceeding eight (8) square feet in area
18.3.5 Real Estate Signs.
for residentially zoned areas or thirty-two (32) square feet for commercial or industrial
zoned areas which is “double-faced” and advertises only the sale, rental, or lease of
the premises upon which such signs are located does not require a Permit.
One (1) directional or open house sign not exceeding two (2)
18.3.6 Open House Signs.
square feet in area located on the private property of the premises upon which the
sale is located does not require a Permit. Additionally, one (1) open house sign may
be placed at the entrance to the subdivision in which the house for sale is located,
provided that the sign announces the address of the house and the time and date
that the open house is being conducted.
One (1) non-illuminated, non-activated nameplate or occupational
18.3.7 Business Signs.
sign not exceeding two (2) square feet in area and attached flat against a building,
providing only the name, address, and occupation of the building tenant or owner
does not require a Permit.
An official flag of the United States, the State of Oklahoma, or Native
18.3.8 Flags.
American Tribe that is made of cloth or a cloth-like material and is designed to be
flown from a pole does not require a Permit. This shall not include banners, signs,
streamers, balloons, or feather flags that are colored in such a way as to look like the
official flag of the United States, the flag of the State of Oklahoma, or Native
American Tribe flags.
Non-illuminated, non-reflective memorial signs or signs bearing the
18.3.9 Historical Markers.
name of the building and date of erection do not require a Permit, provided that
said signs do not exceed twelve (12) square feet in area and are either carved into,
embossed on, or permanently embedded in masonry, bronze, or other non-
combustible materials, in such a way that they are an architectural detail of a
building.
Legal notices and identification, informational, or directional signs
18.3.10 Legal Notices.
constructed by government agencies or in compliance with their regulations do not
require a Permit.
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Political signs, not exceeding sixteen (16) square feet in area, which
18.3.11 Political Signs.
make known the name of and information concerning a political campaign of any
nature do not require a Permit, provided that:
a.That no political sign shall be placed in or on the public right-of-way; and
b.That no political sign shall be placed or erected in or on any private property
without the express permission of the owner or occupant of such property.
Garage sale signs do not require a Permit. A maximum of two (2)
18.3.12 Garage Sale Sign.
signs not to exceed four (4) square feet each shall be permitted to advertise a
garage sale. Any such sign shall not be placed or located farther than the nearest
major arterial roadway from the site of the sale and shall be removed immediately at
the conclusion of the garage sale each day.
Signs that are attached to gasoline pumps or other similar
18.3.13 Service Station Signs.
dispensing or servicing devices are allowed, as well as signs and required regulatory
information that are an integral part of the service station operation. In no way does
this Section allow snipe signs and pennants at service stations. Signs that display gas
prices up to twenty (20) square feet are permitted.
Non-illuminated vinyl or plastic lettering affixed to any
18.3.14 Awning or Canopy Lettering.
awning or canopy, and conforming to the provisions of the Section related to
awnings/canopy type signs do not require a Permit.
Contractor signs not exceeding sixteen (16) square feet in area in
18.3.15 Contractor Signs.
residential districts and signs not exceeding thirty-two (32) square feet in all other
districts placed within the area or lot to be constructed do not require a Permit.
Contractor signs are limited to one (1) sign per lot of record. Such signs shall not be
constructed or located that it will obstruct the view of
Figure 18.1
traffic or within the public right-of-way. Contractor signs
Light Pole Banners and
shall be removed from the site within seven (7) days after
Bracket Signs
construction is complete.
Signs that are posted on windows and not
18.3.16 Window Signs.
designed to be read from a point off the property do not
require a Permit. Flashing signs are not permitted.
Banners which are
18.3.17 Light Pole Banners and Bracket Signs.
attached to light poles which do not accommodate a
traffic signal or electrical distribution do not require a
Permit. The light poles must be private poles located on
private property. Utility poles in the public right-of-way shall
not have any signage posted at any time. Said signs shall
be in a metal type bracket and the sign shall be no greater
than eight (8) square feet (2 foot wide by 4 foot long). A
maximum of two such signs may be placed on a light pole
and only fifty (50) percent of the total light poles on the
property may have said signs (see Figure 18.1).
Any other sign that the Community Development Director
18.3.18 Community Interest Signs.
or their designee deems of a public or community wide interest does not require a
Permit.
Banners or signs displaying information from the City of
18.3.19City Banners or Signage.
Owasso (including character banners, event banners, or parade banners) do not
require a Permit.
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Sandwich board signs, also known as a-frame
18.3.20Sandwich Board Signs (A-Frame Signs).
signs, are allowed only on the sidewalk in front of the business in Commercial Districts
during business hours and do not require a Permit. They must allow for a clear path of
travel at all times, are not allowed on a public sidewalk or right-of-way, and shall not
interrupt pedestrian activity.
Signs that are shrink-wrapped on personal vehicles do not
18.3.21Vehicle Wrap Signs.
require a Permit.
The following signs classified by location, type, and content are
18.4 Prohibited Signs.
prohibited.
No sign shall be permitted to extend into, above, or be placed in or on any
18.4.1 Location.
portion of a public street, avenue, or alley. No sign shall be painted, pasted, posted,
printed, or nailed to or on any curb, sidewalk, tree, light pole in a public right-of-way,
utility pole, hydrant, or bridge or in any manner displayed within the public property
or public right-of-way lines of any street, avenue, or alley except legal notices,
identification, informational, or directional signs erected by a government agency
and in compliance with their regulations. The exceptions to this are areas covered
by an overlay district, identified on the Official Zoning Map of the City of Owasso.
No sign shall be constructed so as to obstruct any fire escape, fire department
connection, required exit, window, or door openingintended as a means of ingress
or egress, nor shall any sign be placed in such a manner as to interfere with any
opening required for ventilation.
No sign shall be constructed in a manner that interferes with any surface or
underground utility structure. Furthermore, placement shall not interfere with natural
or artificial drainage or surface or underground water.
No sign shall be constructed or displayed that is deemed to be hazardous, a danger,
a traffic hazard, causes the potential impediment to rescue personnel in the event of
an emergency, or which constitutes a public nuisance.
Any sign not specifically permitted in a zoning district, including temporary
18.4.2 Type.
signs, shall be prohibited within such zoning district.
Portable, snipe, mobile,
18.4.2.1 Portable, Snipe, Mobile, Vehicular, or Banner Signs.
vehicular, or freestanding banners (unless approved elsewhere in this Code) shall
not be allowed within Owasso City Limits (see Figures 18.2 and 18.3).
Figure 18.2 Figure 18.3
Portable Sign Snipe Signs
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Signs painted on any vehicle or trailer which is regularly parked on any street or
private property, when one of the purposes of so locating such vehicle is to
display, demonstrate, and advertise or attract the attention of the public, are not
allowed within the City. It is not a violation of this Chapter merely to have a
common logo of a business sign painted on a company vehicle regularly
engaged in the business of the owner.
When it is determined by appropriate authorities that a vehicle is being regularly
parked in a manner that violates this Chapter, the City of Owasso will issue a
single notice of warning to the owner of the vehicle, who will be provided an
opportunity for an informal hearing by the Community Development Director or
their designee.
Billboards are not permitted within Owasso City Limits.
18.4.2.2 Billboards.
Gooseneck reflectors and
18.4.2.3 Gooseneck Reflectors.
Figure 18.4
lights (see Figure 18.4) shall be permitted only on
Gooseneck Reflectors
ground signs, roof signs, wall signs, and works of art,
provided that the reflectors shall be equipped with
proper glass lenses concentrating the illumination
upon the area of the sign or work of art so as to
prevent glare upon the street or adjacent property.
Gooseneck Reflectors are not allowed on pole signs.
Lights designed to shine up into the sky to draw
18.4.2.4 Spotlights and Searchlights.
attention to a place or business are prohibited within Owasso City Limits unless
approved by the Community Development Director or their designee.
Digital signs not meeting the requirements
18.4.2.5 Digital Signs and Message Boards.
listed herein shall not be allowed. No such signs shall be permitted in any
residential district. Such signs must have an eight (8) second delay between any
screen change or image, must not display full video at any time, and shall not be
directed toward any adjacent residential district within five hundred (500) feet.
No moving or flashing signs shall be permitted in any
18.4.2.6 Moving and Flashing Signs.
district.
No sign shall be permitted that emits audible sound, vapor, smoke,
18.4.2.7 Nuisances.
odor particles, or gaseous matter.
No placards, leaflets, handbills, or similar signs
18.4.2.8 Placards, Leaflets, and Handbills.
shall be placed on the exterior wall or window of any building, attached to utility
poles, public property, or placed on vehicles in any district.
No corporate or commercial flags shall be
18.4.2.9 Corporate or Commercial Flags.
permitted in any zoning district that exceeds thirty-five (35) feet in height and/or
fifteen (15) square feet in area, including those corporate or commercial flags
containing logos. Additionally, corporate or commercial flags shall be limited to
one (1) flag per business entity.
All works of art are subject to approval from the Community
18.4.2.10 Works of Art.
Development Director or their designee.
It shall be unlawful for any person to construct,
18.4.2.11 Advertising Signs (Off-Premises).
erect, or maintain any off-premises advertising sign in any zoning district in the
City.
It shall be unlawful for any person to construct, erect, or maintain any
18.4.2.12 Roof Signs.
roof sign in any zoning district in the City, except as allowed in the Downtown
Overlay District. All roof signs must adhere to City of Owasso Building Code
standards and regulations.
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Street banners, pennants, ribbons, balloons,
18.4.2.13 Balloons and Inflatable Signs.
inflatables, streamers, strings of light bulbs, spinners, or other similar materials and
devices, illuminated or non-illuminated, that are used to attract the attention of
clients, potential customers and/or the general public are prohibited, except
when allowed for a special event by the Community Development Director or
their designee.
It shall be unlawful for any person to construct,
18.4.2.14 Feather Flag or Banner Flag.
erect, or maintain any feather flag or banner flag in any zoning district in the City.
18.4.3 Content.
No person shall display upon any sign or other advertising
18.4.3.1 Obscene Matter.
structure an obscene, indecent, or immoral matter as determined by the
Community Development Director or their designee.
No sign shall be erected or constructed in any district within the
18.4.3.2 Traffic Safety.
City that states “stop”, “go”, “slow”, “danger”, or any other similar term which
could reasonably be confused with traffic signs.
No sign shall be erected or constructed in any district which would, by its color or
nature, tend to be confused with or obstruct sight of traffic signs or traffic signals
by motorists or pedestrians, or which would otherwise constitute a hazard to the
safe and efficient operation of vehicles, or would create a condition which might
endanger the safety of any person.
Tables 18.1, 18.2, 18.3, 18.4, 18.5, and 18.6 below identify permitted
18.5 Permitted Signs.
signs for each zoning district and the restrictions for each sign type. Examples of
each type of sign can be seen in Figures 18.5, 18.6, 18.7, 18.8, 18.9, 18.10, 18.11, 18.12,
18.13, and 18.14. Additional requirements as outlined in the Chapter titled “Overlay
Districts” in the Owasso Zoning Code may be applicable.
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Table 18.1 - Sign Requirements for the AG, RE, RS-1, RS-2, and RS-3 Districts
Type Requirements
Maximum cumulative sign area per property of one hundred (100) square feet.
Must be setback at least fifteen (15) feet from ROW.
Area Marker Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years from the date of initial construction,
whichever comes first.
Maximum area of twelve (12) square feet.
Maximum of one (1) sign.
Must be setback at least ten (10) feet from the property line.
Bulletin Such signs shall be permitted only in connection with a non-profit, community or neighborhood center, public building, church building, or
educational institution.
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum area of twelve (12) square feet.
Maximum of one (1) sign.
Such signs shall be permitted only in connection with a non-profit, community or neighborhood center, public building, church building, or
Wall
educational institution.
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall not project higher than ten (10) feet above ground level when affixed to a building.
Table 18.2 - Sign Requirements for the RD, RNX, RM, and RMH Districts
Type Requirements
Maximum cumulative sign area per property of one hundred (100) square feet.
Must be setback at least fifteen (15) feet from ROW.
Area Marker Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years from the date of initial construction,
whichever comes first.
Maximum area of twelve (12) square feet.
Maximum of one (1) sign.
Must be setback at least ten (10) feet from the property line.
Bulletin Such signs shall be permitted only in connection with a non-profit, community or neighborhood center, public building, church building, or educational
institution.
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum area of twelve (12) square feet.
Maximum of one (1) sign.
Wall
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall be attached to a wall that fronts or faces upon a street right-of-way.
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Table 18.3 - Sign Requirements for the O District
Type Requirements
Maximum cumulative sign area per property of one hundred (100) square feet.
Must be setback at least fifteen (15) feet from ROW.
Area
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Marker
Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years from the date of initial construction,
whichever comes first.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the public
Awning/
sidewalk and fifteen (15) feet above a public drive or alley.
Canopy
All such structures must be suspended from the building and not resting upon the sidewalk.
Maximum area of twelve (12) square feet.
Maximum of one (1) sign.
Bulletin Must be setback at least ten (10) feet from the property line.
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum area of two (2) square feet.
Maximum of one (1) sign.
Business
Such signs shall be unilluminated.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Such signs shall be limited to twenty (20) feet in height and sixty (60) square feet in area.
Shopping centers that are located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or surface
Pylon/
mounted with a maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground sign.
Pole
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the public
sidewalk and fifteen (15) feet above a public drive or alley.
If the lot or tract has a front footage in excess of one hundred (100) feet, additional area may be allowed on each side of the sign equal to thirty (30)
percent of the front footage in excess of the first one hundred (100) feet of said tract or lot up to a maximum of one hundred and fifty (150) square
feet.
No portion of such signs shall extend beyond the property line.
Structural components of such signs, including the pole(s) or structure(s) to which said sign is attached, may not exceed twenty-five (25) percent of the
width of the sign cabinet.
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Table 18.3 - Sign Requirements for the O District (Continued)
TypeRequirements
Maximum of one (1) sign.
Maximum height of eight (8) feet.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Ground/
Such signs shall be limited to one hundred (100) square feet in area.
Monument
Shopping centers that are located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or surface
mounted with a maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground sign.
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
If the lot or tract has a front footage in excess of one hundred (100) feet, additional area may be allowed on each side of the sign equal to thirty (30)
percent of the front footage in excess of the first one hundred (100) feet of said tract or lot up to a maximum of one hundred and fifty (150) square
feet.
No such sign shall be located in the sight triangle.
No portion of such signs shall extend beyond the property line.
Maximum of one (1) sign.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the public
sidewalk and fifteen (15) feet above a public drive or alley.
Marquee
Such structures must be suspended from the building and not resting upon the sidewalk.
No marquee shall display any advertising matter, except those goods and services offered for sale upon the premises or public service messages of a
community wide interest.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Wall Such signs shall be attached to a wall that fronts or faces a street right-of-way.
Wall signs may be permitted on the exterior of any wall facing other commercial or industrial districts. Wall signs may not be placed on the side or rear
wall if said wall abuts to a residential district.
Such signs shall be limited to ten (10) percent of the wall to which it is attached or one hundred and fifty (150) square feet, whichever is less. For each
one hundred (100) foot increment the structure is set back from the public right-of-way, the maximum area may be increased by fifty (50) percent,
provided that no sign shall exceed four hundred and fifty (450) square feet.
Each leasable space in a building or multi-unit complex is allowed one (1) wall sign for each leasable space up to a maximum of ten (10) percent of
store front space.
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Table 18.4 - Sign Requirements for the CS and IL Districts
Type Requirements
Maximum area of one hundred (100) square feet.
Maximum of one (1) sign.
Area Must be setback at least twenty-five (25) feet from ROW.
Marker Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years from the date of initial construction,
whichever comes first.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the public
Awnings/
sidewalk and fifteen (15) feet above a public drive or alley.
Canopy
Such structures must be suspended from the building and not resting upon the sidewalk.
Maximum area of twelve (12) square feet.
Must be setback at least ten (10) feet from the property line.
Bulletin Maximum of one (1) sign.
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum area of two (2) square feet.
Maximum of one (1) sign.
Business
Such signs shall be unilluminated.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Such signs shall be limited to twenty (20) feet in height and one hundred (100) square feet in area. If the lot or tract has a front footage in excess of one
hundred (100) feet, additional area may be allowed on each side of the sign equal to thirty (30) percent of the front footage in excess of the first one
hundred (100) feet of said tract or lot up to a maximum of one hundred and fifty (150) square feet.
Pylon/
Shopping centers located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or surface
Pole
mounted with a maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground sign.
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the public
sidewalk and fifteen (15) feet above a public drive or alley.
If more than one (1) establishment is located on a tract or lot, one (1) ground sign, pole, or surface mounted sign may be installed to display names of
stores, occupations, or businesses located on the tract or lot. The size of the sign shall not exceed one hundred (100) square feet in area.
No portion of such signs shall extend beyond the property line.
Structural components of such signs, including the pole(s) or structure(s) to which said sign is attached, may not exceed twenty-five (25) percent of the
width of the sign cabinet.
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Table 18.4 - Sign Requirements for the CS and IL Districts (Continued)
Type Requirements
Maximum of one (1) sign.
Maximum height of eight (8) feet.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
If the lot or tract has a front footage in excess of one hundred (100) feet, additional area may be allowed on each side of the sign equal to thirty (30)
Ground/
percent of the front footage in excess of the first one hundred (100) feet of said tract or lot up to a maximum of one hundred and fifty (150) square feet.
Monument
Shopping centers located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or surface
mounted with a maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground sign.
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
If more than one (1) establishment is located on a tract or lot, one (1) ground, pole, or surface mounted sign may be installed to display names of
stores, occupations, or businesses located on the tract or lot. The size of the sign shall not exceed one hundred (100) square feet in area.
No such sign shall be located in the sight triangle or shall be permitted to exceed a height of more than thirty-six (36) inches above the road level of any
street, avenue or alley.
No portion of such signs shall extend beyond the property line.
Maximum of one (1) sign.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the public
sidewalk and fifteen (15) feet above a public drive or alley.
Marquee
Such structures must be suspended from the building and not resting upon the sidewalk.
No marquee shall display any advertising matter, except those goods and services offered for sale upon the premises or public service messages of a
community wide interest.
Maximum area of three (3) square feet.
Maximum of one (1) sign.
Projecting signs shall be permitted beneath a canopy or marquee and erected over a public sidewalk and shall be hung at a right angle from the
Projecting building.
A sign erected beneath a canopy or marquee shall not extend beyond a point within two (2) feet of the front edge of the canopy or marquee and
shall maintain a minimum clearance of eight (8) feet between the bottom of the sign and the public sidewalk.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Such signs shall be attached to a wall that fronts or faces upon a street right-of-way.
Wall Wall signs may be permitted on the exterior of any wall facing other commercial or industrial districts. Wall signs may not be placed on the side or rear
wall if said wall abuts to a residential district.
Such signs shall be limited to ten (10) percent of the wall to which it is attached or one hundred and fifty (150) square feet, whichever is less. For each
one hundred (100) foot increment the structure is set back from the public right-of-way, the maximum area may be increased by fifty (50) percent,
provided that no sign shall exceed four hundred and fifty (450) square feet.
Each leasable space in a building or multi-unit complex is allowed one (1) wall sign for each leasable space up to a maximum of ten (10) percent of
store front space.
125
Table 18.5 - Sign Requirements for the CG and IM Districts
Type Requirements
Maximum area of one hundred (100) square feet.
Maximum of one (1) sign.
Must be setback at least twenty-five (25) feet from ROW.
Area Marker
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years from the date of initial construction,
whichever comes first.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the
Awnings/
public sidewalk and fifteen (15) feet above a public drive or alley.
Canopy
Such structures must be suspended from the building and not resting upon the sidewalk.
Maximum area of twelve (12) square feet.
Must be setback at least ten (10) feet from the property line.
Bulletin Maximum of one (1) sign.
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum area of two (2) square feet.
Maximum of one (1) sign.
Business
Such signs shall be unilluminated.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Such signs shall be limited to twenty (20) feet in height and one hundred (100) square feet in area. If the lot or tract has a front footage in excess of
one hundred (100) feet, additional area may be allowed on each side of the sign equal to thirty (30) percent of the front footage in excess of the first
one hundred (100) feet of said tract or lot up to a maximum of one hundred and fifty (150) square feet.
Pylon/
Shopping centers that are located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or
Pole
surface mounted with a maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground
sign.
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
If more than one (1) establishment is located on a tract or lot, one (1) ground sign, pole, or surface mounted sign may be installed to display names
of stores, occupations, or businesses located on the tract or lot. The size of the sign shall not exceed one hundred (100) square feet in area.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the
public sidewalk and fifteen (15) feet above a public drive or alley.
No portion of such signs shall extend beyond the property line.
Structural components of such signs, including the pole(s) or structure(s) to which said sign is attached, may not exceed twenty-five (25) percent of
the width of the sign cabinet.
126
Table 18.5 - Sign Requirements for the CG and IM Districts (Continued)
Type Requirements
Maximum of one (1) sign.
Maximum height of eight (8) feet.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Ground/
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Monument
Shopping centers that are located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or surface mounted with a
maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground sign.
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
If more than one (1) establishment is located on a tract or lot, one (1) ground, pole, or surface mounted sign may be installed to display names of
stores, occupations, or businesses located on the tract or lot. The size of the sign shall not exceed one hundred (100) square feet in area.
No such sign shall be located in the sight triangle or shall be permitted to exceed a height of more than thirty-six (36) inches above the road level of
any street, avenue or alley.
No portion of such signs shall extend beyond the property line.
Maximum of one (1) sign.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the
public sidewalk and fifteen (15) feet above a public drive or alley.
Marquee
Such structures must be suspended from the building and not resting upon the sidewalk.
No marquee shall display any advertising matter, except those goods and services offered for sale upon the premises or public service messages of
a community wide interest.
Maximum area of three (3) square feet.
Maximum of one (1) sign.
Projecting signs shall be permitted beneath a canopy or marquee and erected over a public sidewalk and shall be hung at a right angle from the
Projecting building
A sign erected beneath a canopy or marquee shall not extend beyond a point within two (2) feet of the front edge of the canopy or marquee and
shall maintain a minimum clearance of eight (8) feet between the bottom of the sign and the public sidewalk.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Such signs shall be attached to a wall that fronts or faces upon a street right-of-way.
Wall
Wall signs may be permitted on the exterior of any wall facing other commercial or industrial districts. Wall signs may not be placed on the side or
rear wall if said wall abuts to a residential district.
Such signs shall be limited to ten (10) percent of the wall to which it is attached or one hundred and fifty (150) square feet, whichever is less. For
each one hundred (100) foot increment the structure is set back from the public right-of-way, the maximum area may be increased by fifty (50)
percent, provided that no sign shall exceed four hundred and fifty (450) square feet.
Each leasable space in a building or multi-unit complex is allowed one (1) wall sign for each leasable space up to a maximum of ten (10) percent of
store front space.
127
Table 18.6 - Sign Requirements for the IH District
Type Requirements
Maximum area of one hundred (100) square feet.
Maximum of one (1) sign.
Must be setback at least twenty-five (25) feet from ROW.
Area Marker
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years from the date of initial construction,
whichever comes first.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the
Awnings/
public sidewalk and fifteen (15) feet above a public drive or alley.
Canopy
Such structures must be suspended from the building and not resting upon the sidewalk.
Maximum area of twelve (12) square feet.
Must be setback at least ten (10) feet from the property line.
Bulletin Maximum of one (1) sign.
If illuminated, illumination shall be constant and indirect lighting directed away from any adjoining residential use.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum area of two (2) square feet.
Maximum of one (1) sign.
Business
Such signs shall be unilluminated.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Such signs shall be limited to twenty (20) feet in height and one hundred (100) square feet in area. If the lot or tract has a front footage in excess of
one hundred (100) feet, additional area may be allowed on each side of the sign equal to thirty (30) percent of the front footage in excess of the first
one hundred (100) feet of said tract or lot up to a maximum of one hundred and fifty (150) square feet.
Shopping centers that are located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or
Pylon/
surface mounted with a maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground
Pole
sign.
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the
public sidewalk and fifteen (15) feet above a public drive or alley.
If more than one (1) establishment is located on a tract or lot, one (1) ground sign, pole, or surface mounted sign may be installed to display names
of stores, occupations, or businesses located on the tract or lot. The size of the sign shall not exceed one hundred (100) square feet in area.
No such sign shall be located in the sight triangle or shall be permitted to exceed a height of more than thirty-six (36) inches above the road level of
any street, avenue or alley.
No portion of such signs shall extend beyond the property line.
Structural components of such signs, including the pole(s) or structure(s) to which said sign is attached, may not exceed twenty-five (25) percent of
the width of the sign cabinet.
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Table 18.6 - Sign Requirements for the IH District (Continued)
Type Requirements
Maximum of one (1) sign.
Maximum height of eight (8) feet.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Ground/
Shopping centers that are located on a tract or lot bound by two (2) or more public streets are allowed one (1) additional ground sign, pole, or
Monument
surface mounted with a maximum square footage of fifty (50) feet at a secondary entrance facing a different public street than the original ground
sign.
If illuminated, such signs in direct view of traffic signals shall not be red, green, or amber in color.
If more than one (1) establishment is located on a tract or lot, one (1) ground, pole, or surface mounted sign may be installed to display names of
stores, occupations, or businesses located on the tract or lot. The size of the sign shall not exceed one hundred (100) square feet in area.
No such sign shall be located in the sight triangle or shall be permitted to exceed a height of more than thirty-six (36) inches above the road level of
any street, avenue or alley.
No portion of such signs shall extend beyond the property line.
Maximum of one (1) sign.
All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feet above the level of the
public sidewalk and fifteen (15) feet above a public drive or alley.
Marquee
Such structures must be suspended from the building and not resting upon the sidewalk.
No marquee shall display any advertising matter, except those goods and services offered for sale upon the premises or public service messages of a
community wide interest.
Maximum area of three (3) square feet.
Maximum of one (1) sign.
Projecting signs shall be permitted beneath a canopy or marquee and erected over a public sidewalk and shall be hung at a right angle from the building
Projecting
A sign erected beneath a canopy or marquee shall not extend beyond a point within two (2) feet of the front edge of the canopy or marquee and
shall maintain a minimum clearance of eight (8) feet between the bottom of the sign and the public sidewalk.
Such signs shall not be constructed or located that it will obstruct the view of traffic or within the public right-of-way.
Maximum of one (1) sign.
If illuminated, illumination shall be constant and shall be directed away from any adjoining residential use within two hundred (200) feet.
Digital, LED, full message boards, or similar signs must have an eight (8) second delay before any screen change, must not display full video at any
time.
Digital, LED, full message boards, or similar signs shall not be directed toward any adjacent residential district within five hundred (500) feet.
Such signs shall only include the professional/occupational nameplate and company logo of the occupant.
Such signs shall be attached to a wall that fronts or faces upon a street right-of-way.
Wall
Wall signs may be permitted on the exterior of any wall facing other commercial or industrial districts. Wall signs may not be placed on the side or
rear wall if said wall abuts to a residential district.
Such signs shall be limited to ten (10) percent of the wall to which it is attached or one hundred and fifty (150) square feet, whichever is less. For
each one hundred (100) foot increment the structure is set back from the public right-of-way, the maximum area may be increased by fifty (50)
percent, provided that no sign shall exceed four hundred and fifty (450) square feet.
Each leasable space in a building or multi-unit complex is allowed one (1) wall sign for each leasable space up to a maximum of ten (10) percent of
store front space.
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Figure 19.5
Area Marker Sign
Figure 18.5 Figure 18.6
Area Marker Sign Awning Sign
Figure 18.8
Figure 18.7
Business Sign
Bulletin Sign
Figure 18.9
Canopy Sign
130
Figure 18.11
Figure 18.10
Monument Sign
Pole Sign
Figure 18.12
Marquee Sign
Figure 18.13
Projecting Sign
Figure 18.14
Wall Sign
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This Subsection shall reference all LED, digital, video, electronic or
18.5.1 Digital Signage.
similar type signage. The following conditions shall apply to all digital signage:
a.All digital signage shall be counted towards the allowable signage area;
b.Only static images shall be allowed;
c.No video or motion shall be allowed;
d.A minimum of eight (8) second delay between static images shall be
required;
e.Brightness shall be turned down during non-daylight hours; and
f.No digital signage facing any residential district shall be allowed within five
hundred (500) feet.
Any nuisance caused by digital signage shall be subject to Code Enforcement.
.For a sign which is framed, outlined,
18.5.2 Determining Sign Measurement and Area
painted, or otherwise prepared and intended to provide a background for a sign
display, the area and dimensions shall include the entire portion within such
background or frame and shall be based upon the outer dimensions of the frame or
cabinet (see Figure 18.15).
For a sign comprised of individual letters, figures, or elements on a wall or similar
surface of the building or structure, the area and dimensions of the sign shall
encompass a regular geometric shape (rectangle, circle, trapezoid, triangle, etc.), or
a combination of regular geometric shapes, which form, or approximate, the
perimeter of all elements in the display, the frame, and any applied background that
is not part of the architecture of the building. When separate elements are
organized to form a single sign, but are separated by open space, the sign area and
dimensions shall be calculated by determining the geometric form, or combination
of forms, which comprises all of the display areas, including the space between
different elements (see Figure 18.15).
Figure 18.15
Sign Area and Dimensions
132
Minor appendages to a particular regular shape, such as an apostrophe, as
determined by the Community Development Director or their designee, shall not be
included in the total area of a sign.
For a freestanding sign, the sign area shall include the frame,
18.5.2.1 Freestanding Signs.
if any, but shall not include:
a.A pole or other structural support unless such pole or structural support is
internally illuminated or otherwise so designed to constitute a display
device, or a part of a display device.
b.Architectural features which contain no lettering or logos, that are either
part of the building or part of a freestanding structure, and are not an
integral part of the sign, and which may consist of landscaping, building,
or structural forms complementing the site in general (see Figure 18.16).
Figure 18.16
Calculating Sign Area for Freestanding Signs
Open Space (Part of Sign Area)
Sign Area
Minor Protrusion
(Not Included in Sign Area)
Sign Area #1
Sign Area #1
Sign Area #2
Air under Sign Not
Base under Sign Not
Counted in Sign Area
Counted as Sign Area
The sign area for a sign with more than one face shall be
18.5.2.2 Multi-Faced Signs.
determined by adding together the area of all sign faces visible from any one
point. When two (2) identical sign faces are placed back-to-back or at an angle
of forty-five (45) degrees or less, and when such sign faces are part of the same
sign structure, the sign area shall be determined by the measurement of one of
the faces. Where the two (2) sides of a multi-faced sign are not of equal size, the
larger of the two (2) sides is used to determine sign area (see Figure 18.17).
133
Figure 18.17
Multi-Faced Signs
The height of a freestanding sign shall be measured from
18.5.3 Determining Sign Height.
the base of the sign or supportive structure at its point of attachment to the ground,
to the highest point of the sign, except as provided in the following paragraph. A
freestanding sign on a man-made base, including a
Figure 18.18
graded earth mound, shall be measured from the
Sign Height
grade of the nearest pavement or top of any
pavement curb.
Where a freestanding sign or sign structure is mounted
along a roadway that has a higher grade level as
compared to the grade level directly below the
freestanding sign or sign structure, then the freestanding
sign or structure’s height will be measured from the
roadway grade level to the highest point of the
freestanding sign or sign structure (see Figure 18.18).
Clearance for freestanding and projecting signs shall be
measured as the smallest vertical distance between
finished grade and the lowest point of the sign,
including any framework or other embellishments.
A Unified Sign Plan (USP) is an application requesting approval of a
18.6 Unified Sign Plan.
comprehensive Sign Permit establishing the size, location, and design of signage on
property being developed as a unit. The purpose of a Unified Sign Plan is to provide
for the establishment of signage criteria that is tailored to a specific development or
location and which may vary from the provisions of this Code. The intent of this
Section is to provide for some flexibility in the sign criteria of this Code that promotes
superior design through architectural integration of the site, buildings, and signs.
National or international franchises shall be given reasonable consideration with
respect to company standard logos and lettering styles that are an integral part of
the franchise image and identity. The consideration shall not be without restriction
and shall be within the boundaries of sound zoning practice and planning and in
harmony with the general purpose and intent of the Unified Sign Plan.
All Unified Sign Plans are subject to the following restrictions:
a.All Unified Sign Plans shall include the location, size, height, construction
material, color, type of illumination, and orientation of all proposed signs;
134
b.All Unified Sign Plans shall be reviewed by the Owasso Planning Commission
and shall conform to all conditions imposed by said Commission prior to the
issuance of a Sign Permit;
c.Unified Sign Plans shall include all signage to be located within the perimeters
of the subject site whether in excess of the provisions of the current sign code
or not;
d.Unified Sign Plans may not propose a total sign square footage exceeding
three (3) square feet of signage per every one (1) linear foot of street
frontage of the subject property; and
e.Unified Sign Plans may not include any prohibited sign.
Except where otherwise provided, the administrative
18.7 Administrative Provisions.
provisions herein described shall govern all signs located within the City of Owasso.
No person shall construct, structurally alter, rebuild, enlarge,
18.8 Permits Required.
extend, relocate, attach to or support by a building or structure any sign unless a
Permit for such sign has been issued by the City of Owasso, or unless such sign is
specifically exempted from Permit requirements.
It shall be unlawful to change, modify, alter, or otherwise deviate from the terms or
conditions of a Sign Permit.
After a sign has been constructed, the applicant shall notify the Community
Development Director or their designee, who shall inspect such sign and approve the
same if it is in compliance with the provisions of this Code. The Community
Development Director or their designee may, from time to time as they deem
necessary, inspect all signs or other advertising structures regulated by this Code, for
the purpose of ascertaining whether it is secure or whether it is in need of removal or
repair.
All rights and privileges acquired under the provisions of this
18.9 Permit Revocable.
Section or any amendment thereto are mere licenses revocable by the Community
Development Director or their designee for violation of the provisions of this Code.
Provisions related to
18.10 Construction, Inspection, and Maintenance Standards.
construction requirements shall be as follows.
18.10.1 Materials.
a.AwningsAwnings may be constructed of cloth or metal. All frames and
.
supports shall be constructed of metal.
b.CanopyCanopies must be constructed of fireproof material.
.
c.Pylon Sign/Pole MountedAll ground signs/pole mounted, shall have a
.
surface or facing of non-combustible materials or material approved by the
Community Development Director or their designee, provided that
combustible structural trim may be used thereon.
d.Ground Sign/Surface MountedAll ground signs/surface mounted, shall be
.
constructed of materials approved by the Community Development Director
or their designee.
e.MarqueesAll marquees, including the anchors, bolts, supports, rods, and
.
braces thereof, shall be constructed of non-combustible materials and
approved by the Building Inspector.
135
f.Wall SignsAll wall signs shall have a surface or facing of non-combustible
.
materials. Provided that combustible structural trim may be used thereon.
However, the surface or facing and structural trim of a wall sign which is
attached to a stone, brick, or masonry wall may be of exterior grade plywood
having a thickness of not less than one half (1/2) inch. No plywood sign shall
be illuminated or in any manner be operated or serviced by electricity.
18.10.2 Letters, Bracing, Anchorage, and Supports.
a.Awnings.Every awning shall be securely attached to and supported by the
building.
b.Ground Sign/Pole MountedAll letters, figures, character, or representation in
.
cut out or irregular form, maintained in conjunction with, attached to, or
superimposed upon any ground sign/pole mounted shall be safely and
securely built or attached to the sign structure. This does not exclude the use
of standardized, changeable lettering securely mounted on sign forms. All
ground signs/pole mounted shall be securely built, constructed, and erected
upon foundations, posts, standards, or supports designed to adequately
support the sign.
c.Ground Sign/Surface MountedAll letters, figures, characters, or
.
representation in cut out or irregular form, maintained in conjunction with,
attached to or superimposed upon any ground sign/surface mounted shall
be safely and securely built or attached to the sign structure. All ground
signs/surface mounted shall be securely built, constructed and erected upon
foundations, posts, standards, or supports designed to adequately support the
sign.
d.Marquees.Marquees shall be supported solely by the building to which they
are attached, and no columns or posts shall be permitted as support.
e.Wall SignsAll wall signs shall be safely and securely attached to the building
.
wall.
All signs affixed or attached to the ground or surface and the
18.10.3 Maintenance.
premises surrounding the same shall be maintained by the owner or occupant
thereof in a clean, sanitary, and inoffensive condition, free and clear of all obnoxious
substances, rubbish, and weeds. Furthermore, all signs or other advertising structures
governed by this Code, upon inspection by the Community Development Director or
their designee and upon a finding that a sign is damaged or in need of repair, the
Community Development Director or their designee may order the repair or removal
of said sign.
All signs governed under this Code shall be designed and
18.10.4 Other Requirements.
constructed according to the City Building Code.
Before being granted a Permit, every applicant hereunder shall pay to
18.11 Permit Fees.
the Community Development Director or their designee the following Permit Fee for
each sign regulated under this Code. Furthermore, a Permit shall not be issued until a
certificate of public liability insurance in the amount of one hundred thousand dollars
($100,000) and a certificate of employer’s liability and worker’s compensation
insurance in an amount that is in conformity with the statutory requirements of the
laws of the State of Oklahoma. A double Permit Fee shall be charged for failure to
make application for a Sign Permit as required.
136
All fees are exclusive of required Electrical and Building Permit Fees. Fees for all signs
are included in the Community Development Fee Schedule as adopted by the
Owasso City Council.
Any application requesting a Permit to install a sign with internal or external lighting
will be required to purchase an Electric Permit in addition to the above referenced
Fee Schedule.
If a Permit is requested for signs in different categories as outlined above, whether for
one or more businesses, the full cost for the Permit in each category shall be charged
unless a Unified Sign Plan (USP) is submitted.
A sign lawfully existing at the effective date of the adoption
18.12 Non-Conforming Signs.
or amendment of this Code but which would be prohibited under the terms of this
Code or amendment thereto shall be deemed non-conforming. Said signs shall
remain non-conforming and may continue subject to the following provisions:
a.Temporary signs shall be removed within ninety (90) days of the passage of
this Code. Temporary signs include but are not limited to banners, portable,
snipe, and mobile signs;
b.Permanent, non-conforming signs may not be moved, altered, or enlarged in
any way without conforming to the provisions of this Code; and
c.Permanent, non-conforming signs that are damaged or partially destroyed by
any means to the extent of more than fifty (50) percent of its current
replacement costs at the time of damage shall not be replaced or
reconstructed without conforming to the provisions of this Code.
If any Section, Subsection, sentence, clause, phrase, or portion of this Code
18.13 Validity.
is for any reason held invalid or unconstitutional by any court of competent
jurisdiction, such portion shall be deemed a separate, distinct, and independent
provision and such holding shall not affect the validity of the remaining portions
thereof.
All signs permanent, temporary, or otherwise shall be maintained
18.14 Sign Maintenance.
in good working order at all times. Torn or tattered temporary signs shall be replaced
or removed immediately. Lighted signs shall have all bulbs and fixtures in working
order.
137
CHAPTER 19
LANDSCAPING, SCREENING, AND FENCING REQUIREMENTS
The purpose of this Chapter is to provide standards that will protect the
19.1 Purpose.
health, safety, and general welfare of the public, enhance property values, improve
the appearance of the community, and preserve natural resources, trees, and native
plants. Planting yard regulations are established herein to minimize potential conflicts
between abutting developments, enhance the appearance of buildings and
parking lots, and create a unified and attractive streetscape. These requirements will
be applied to all new development, redevelopment, and building expansion
projects including streetscaping of rights-of-ways. These minimum requirements will:
a.Maintain and increase property values;
b.Further enhance the quality of life for Owasso residents and visitors;
c.Reduce soil erosion and increase infiltration in permeable land areas essential
to storm water management and aquifer recharge;
d.Mitigate air, dust, noise, heat, and chemical pollution;
e.Reduce the “heat island” effect of impervious surfaces (such as parking lots)
by cooling and shading the surface area and breaking up large expanses of
pavement;
f.Establish landscape theme throughout the City that promotes the overall
character and identity of the community;
g.Promote innovative and cost-conscious approaches to the design,
installation, and maintenance of landscaping while encouraging water and
energy conservation;
h.Promote planting techniques that ensure the long term health of plant
materials;
i.Screen unsightly equipment, material, or uses from public view and adjoining
properties; and
j.Buffer uncomplimentary land uses.
Landscape requirements are based on the illustration shown
19.1.1 Concept Illustration.
below, which depicts the different yard areas referenced in the subsequent Sections
of this Chapter. Figure 19.1 is meant to provide a visual reference for each of the
required planting yards.
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Figure 19.1
Typical Planting Yards
19.1.2 General Provisions.
a.Retention of Existing VegetationExisting healthy trees, shrubs, and ground
.
cover shall be retained and incorporated into the Landscape Plan to the
maximum extent possible.
b.Design and Installation Landscape materials shall be installed in
.
conformance with an approved Landscape Plan prepared in accordance
with this Chapter.
c.Irrigation. Irrigation is required to be installed in all landscape areas.
d.New Development This Section shall apply to all new development unless
.
specifically exempted by the Subsection titled “Exemptions” below.
e.Change of Use or Enlargement of Existing Development This Section shall
.
apply to all applications for Building Permits for projects that involve one or
more of the following:
1.An increase in the number of stories in an existing building on the lot;
2.An increase in the impervious area by more than two thousand (2,000)
square feet;
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3.An increase of thirty (30) percent or more in the square footage of
building area or parking lot;
4.Where an existing parking area is altered or expanded to increase the
number of spaces to a total of more than twenty (20), interior
landscaping shall be provided on the new portion of the lot in
accordance with this Chapter; and
5.A change in the use of a property that has no landscaping beyond
sod or turf grass shall be required to install landscaping as per this
Section if the building or parking lot is expanded by more than twenty-
five (25) percent. The Community Development Director or their
designee shall be allowed some degree of flexibility with regards to
these requirements should there be unusual circumstances, but the
spirit of the regulations shall be maintained.
f.Requirements for Downtown DevelopmentDue to the unique nature of
.
downtown development, landscaping shall be reviewed and approved on a
case-by-case basis as determined by the Community Development Director
or their designee.
g.Community Development Review All requirements from this Chapter shall be
.
met prior to issuance of any Certificate of Occupancy (C/O). Any deviation
from the approved Landscape Plan, Site Plan, or from the requirements set
forth in this Chapter shall require approval from the Community Development
Director or their designee. Alternative designs, materials, or methods may be
brought to the Community Development Director or their designee for
consideration, but the intent of the regulations shall be met with each project.
Any decision made by the Community Development Director or their
designee may be appealed to the Owasso Board of Adjustment (BOA).
h.Exemptions.The following development types are exempted from the
requirements of this Chapter:
1.Individual single-family and two-family dwellings on separate lots,
where such residential use is the primary use on the lot;
2.New single-family detached and two-family subdivisions with four (4)
or fewer lots and four (4) or fewer dwellings; and
3.Temporary uses approved pursuant to this Chapter.
Where necessary to interpret the precise
19.1.3 Interpretation of Landscaping Terms.
meaning of technical landscaping terms used in this Section, reference shall be
made to American Nursery and Landscape Association. The definitions in the
Chapter titled “Definitions” in the Owasso Zoning Code shall apply to the regulation
and control of landscaping within this Section. Figure 19.2 illustrates common tree
descriptions and shall be used to interpret any issues relating to the planting, care,
and maintenance of trees. Figure 19.3 and the Subsection titled “Size Standards”
below shall be used to interpret plant sizes as part of the requirements of this Chapter.
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Figure 19.2
Tree Descriptive Terms
Figure 19.3
Typical Sizes of Landscaping Plants
19.2 Landscape Plan.
These following standards shall apply to all areas where
19.2.1 General Requirements.
landscaping is required:
a.Required landscaping shall not include artificial plants or trees or other
artificial vegetation;
b.Landscape areas shall be kept free of trash, litter, and weeds;
c.Materials other than plants may be proposed to meet some of the landscape
requirements. Hardscaping, xeriscaping, and water features may be
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proposed as a part of any Landscape Plan, so long as the plan meets the
intent of the Chapter;
d.No Site Plan submitted to the Community Development Department prior to
the effective date of these landscape regulations shall be required to
conform to the landscape regulations herein, except those that meet the
requirements of the Subsection titled “Change of Use or Enlargement of
Existing Development” above; and
e.All Landscape Plans shall be reviewed by the Community Development
Department as part of the Site Plan review process. Upon completion of the
review, the Community Development Director or their designee shall:
1.Approve the Landscape Plan as complying with the requirements of
this Chapter and rules and regulations;
2.Approve the Landscape Plan with conditions that bring it into
compliance with the requirements of this Chapter and rules and
regulations; or
3.Reject the Landscape Plan as failing to comply with the requirements
of this Chapter.
Landscape Plans shall accompany any application for Site Plan
19.2.2 Plan Requirements.
approval and be submitted in conformance with the requirements listed below.
Landscape Plans shall inlcude:
a.The date, scale, north arrow, project name, and the name of the owner and
designer;
b.The location of property lines and dimensions of the tract;
c.The approximate center line of existing water courses, the approximate
location of significant drainage features, the location and size of existing and
proposed streets and alleys, existing and proposed utility easements, and
overhead utility lines on or adjacent to the lot, existing and proposed fire
hydrants on or adjacent to the lot, and existing and proposed sidewalks on or
adjacent to the lot;
d.The location, size, and type (tree, shrub, ground cover, berms, or grass) of
proposed landscaping and the location and size of the proposed
landscaped areas;
e.Planting details and/or specifications;
f.The location, size (caliper and height), condition, and common name of any
existing tree for which tree protection credit is requested shall be indicated.
The method of protecting the existing trees which are to be retained from
damage during construction shall be described;
g.A description of the type of irrigation system to be used and, if necessary,
drawings of such system; and
h.The schedule of installation of required landscaping and appurtenances,
which shall specify installation of all required materials except trees, prior to
the issuance of a Certificate of Occupancy (C/O) (for multi-family,
commercial, and industrial developments) or first Building Permit (for single-
family and two-family developments) and further specify installation of
required trees shown in the Landscape Plan within one hundred and twenty
(120) days after issuance of such Certificate of Occupancy (C/O) or first
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Building Permit. For single-family and two-family developments, this Section
refers to the required subdivision entrance landscape areas.
With the exception of trees, all required landscaping materials
19.2.3 Installation Timeline.
shall be installed and approved prior to the issuance of a final Certificate of
Occupancy (C/O) for multi-family, commercial, and industrial developments or
issuance of the first Building Permit for single-family or two-family developments. The
installation of trees may be delayed up to but no greater than ninety (90) days due
to seasonal weather, provided that a signed letter from the applicant is submitted
stating the date when the tree planting will be completed. It is recommended that
planting of trees occur from October 1 to December 15, or from March 1 to May
stthst
15.
th
Failure to maintain required landscaping, to replace dead or destroyed
19.2.4 Violations.
plant material as part of the approved Landscape Plan, or to adhere to an
approved Landscape Plan shall constitute a zoning violation subject to any and all
remedies set forth in the Chapter titled “Enforcement” in the Owasso Zoning Code.
Variances to this Chapter may be granted with approval from the
19.2.5 Variances.
Owasso Board of Adjustment (BOA). Minor alterations that would qualify as a Minor
Variance may be approved by the Community Development Director or their
designee.
19.3 Street Yards.
The purpose of street yards is to provide continuity of vegetation along the
19.3.1 Purpose.
street right-of-way, creating a pleasing view from the road, and establishing a
transition from vehicular thoroughfares, pedestrian areas, or the built environment.
Minimum dimensions shall apply and shall be measured horizontally. Widths shall be
measured from the respective right-of-way/property line. Where street yards turn at
street corners, the length measurements determining plant quantities shall not be
required to overlap. Table 20.1 below summarizes the street yard requirements.
All development in the non-
19.3.2 Standards in Non-Residential and Multi-Family Districts.
residential and multi-family districts, including churches, schools, and civic type uses,
shall provide a street yard adjacent to all highways, frontage roads, arterial and
collector streets, internal drives, and entrances through non-residential districts to
residential subdivisions. The street yard shall comply with the following standards:
a.Width The street yard shall be a minimum width of twenty (20) feet for multi-
.
family development, and ten (10) feet for all other development subject to
this Section, exclusive of street right-of-way and sidewalk. However, the
Community Development Director or their designee may reduce the width of
the required street yard during Site Plan review if the reduction is required for
public improvements.
b.Tree Requirements. Within the street yard, one (1) shade tree shall be planted
for every fifty (50) linear feet. The number of required trees shall be
calculated based on the linear frontage of the required street yard, inclusive
of driveways, and shall be rounded to the nearest whole number. Trees may
be grouped together or evenly spaced in the street yard. In the event that
overhead power lines are present that would interfere with the growth of a
shade tree, the applicant may exchange them with ornamental trees at a
two (2) to one (1) ratio.
c.Parking Lot Screening Parking lots and drives abutting a street yard that is less
.
than thirty (30) feet in width in all developments shall be screened with either
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plant material, berms, walls, or a combination thereof. If shrubs are used for
screening they may be placed within the street yard but are in addition to the
required number of trees. In no case shall shrubs used for screening be more
than four (4) feet from the edge of the parking lot. Shrubs shall be at least
eighteen (18) to twenty four (24) inches in height at the time of planting and
shall be of a type and species that will attain a minimum height of three (3)
feet, one (1) year after planting at which time they will form an opaque
screen. Shrubs shall be maintained to a height of no more than four (4) feet
during their life span.
1.As an alternative to the shrub requirement, a berm or masonry wall
may be used lieu of the required shrubs. If a berm is used the number
of required shrubs may be reduced by fifty (50) percent. The berm or
masonry wall must be at least three (3) feet but no more than five (5)
feet in height. Masonry walls shall be of decorative and/or textured
design. Standard smooth faced CMU block is not allowed as a
screening wall material.
2.All loading and service areas, including driveway pavement that serve
them, shall be screened from all abutting properties and/or public
rights-of-way by a wall, fence, hedge, berm, or other durable
landscape barrier. Non-living screen barriers shall be no less than six
(6) feet tall at the time of installation. Living screen barriers shall reach
a height of no less than six (6) feet two (2) years after installation. All
material shall provide a year-round opaque screen.
3.All screening material shall be placed in such a way as to not obscure
the vision of motorists and must be out of the sight triangles as defined
in the Chapter titled “Site Design Standards” in the Owasso Zoning
Code. Landscape plants that are within the sight triangles shall not
reach a mature height of more than eighteen (18) inches.
19.3.3 Standards for Single-Family Residential Districts.
A Landscape Plan is required for the arterial entrance(s) to
19.3.3.1 Subdivision Standards.
single-family, duplex, or townhome residential developments. The location and
types of landscaping shall be reviewed by the Technical Advisory Committee to
ensure that motorists’ visibility is not impaired and that utility lines are not
encroached upon. All landscaping shown on the approved Landscape Plan
shall be planted prior to the issuance of any final inspection for any dwelling unit
within the subdivision. A Homeowners’ Association (HOA) shall be required to
provide perpetual maintenance of the landscaped areas.
All single-family, duplex, or townhome residential developments and
19.3.3.2 Street Yard.
non-residential developments in single-family residential districts (including
churches, schools, and civic type uses) shall provide a street yard adjacent to all
highways, frontage roads, arterial and collector streets, and entrances. The street
yard shall comply with the following standards:
a.At least one (1) shade tree and one (1) ornamental tree and three (3)
large shrubs per fifty (50) linear feet of frontage along an arterial street
shall be planted. The number of plants shall be calculated solely on the
linear footage and shall be rounded to the nearest whole number. The
plant material may be grouped together or evenly spaced. If the
material is grouped, at least one (1) tree per fifty (50) linear feet of
frontage is still required;
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b.Any non-residential use allowed in a residential district by a Specific Use
Permit (SUP) shall meet the non-residential landscaping requirements set
forth in the Section titled “Standards in Non-Residential and Multi-Family
Districts” above;
c.As a general rule all required landscape material shall be located outside
the arterial street right-of-way. Landscape material may be placed five
(5) feet inside of street right-of-way in order to miss obstacles or due to
physical limitations of the property. If landscape material is located five
(5) feet into the arterial street right-of-way, the sidewalk may be
serpentine to allow landscape material to be placed in pocket areas as
long as the tree-to-pavement distance of at least four (4) feet is
maintained; and
d.For landscape material that is to be installed along an arterial street, a
fence and a landscape easement of at least ten (10) feet in width shall
be provided and shown on the recorded plat. Wood fencing shall utilize
galvanized steel posts and the smooth side of fence shall face towards
the street. Smooth faced CMU block is not a permitted fencing material.
A berm may substitute for a fence. Said berm shall be no less than four (4)
feet in height with side slopes no greater than a three (3) to one (1) ratio.
If a "landscape reserve" is designated on the plat next to an
19.3.3.3 Landscape Reserve.
arterial street, the building setback line for lots adjacent to the landscape reserve
may be measured from the planned right-of-way.
19.4 Interior Parking Lots.
In all non-residential (commercial, office,
19.4.1 Non-Residential and Multi-Family Districts.
industrial), multi-family, and mixed-use districts, landscaped areas shall be established
and maintained in off-street parking areas as follows:
a.In non-residential districts, at least one (1) shade tree and six (6) small shrubs
shall be planted for every fifteen (15) parking spaces. In multi-family districts,
at least one (1) tree and (8) small shrubs shall be planted for every ten (10)
parking spaces;
b.The number of required trees shall be rounded up to the nearest whole
number. Landscape material shall be planted inside or within fifteen (15) feet
of the edge of the back of the curb around the perimeter of the parking lot,
but shall not be placed in the street yard required in the Section titled
“Standards in Non-Residential and Multi-Family Districts” above;
c.These requirements can be met by placing a portion of the required shrubs
within landscape islands; and
d.For development sites greater than two (2) acres, interior areas of parking lot
pavement shall contain landscape planting islands.
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Landscape islands with a planting area measured at least nine (9) feet
19.4.2 Entry Islands.
in width (measured face of curb to face of curb) and a minimum length of eighteen
(18) feet in length shall be provided on each side of all drives that provide access
from the street to the property (see Figure 19.4). Length of said islands may be
required to be longer than eighteen (18) feet depending upon the size and intensity
of the use.
Figure 19.4
Entry Islands
Landscaped Islands
along Entry Aisle
Planting islands shall be located at each terminus of each single row
19.4.3 Internal Islands.
of parking. When a single row of parking contains more than fifteen (15) parking
spaces, planting islands shall be located at intervals between each terminus. The
intervals shall be such that planting islands within a single row of parking shall be
separated by no more than fifteen (15) parking spaces (see Figure 19.5).
Figure 19.5
Internal Islands
All Parking Rows Must
Terminate in a
Maximum 15
Landscaped Island
Landscaped Entry
Spaces in a Row
Drive
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Planting islands shall contain at least one (1) shade tree. In addition, planting islands
shall be landscaped with shrubs, lawn, ground cover, and other appropriate material
not to exceed three (3) feet in height. Such planting islands shall have a minimum
area of one hundred and fifty (150) square feet. In double rows of parking, a
planting island required for one row may be combined with a planting island
required for another row, in which case the minimum area shall be three hundred
(300) square feet.
In parking lots that contain two hundred (200) or more parking spaces,
19.4.4 Litter Control.
for every row of parking provided, at least one (1) trash receptacle shall be provided.
The receptacle shall be affixed to the ground and shall be of a decorative nature.
The receptacle shall be designed to keep trash from blowing out and shall be
regularly emptied and maintained by the property owner. Trash receptacles may be
placed within landscape islands.
For development sites less than two (2) acres, interior
19.4.5 Sites Less than Two Acres.
parking lot areas of pavement shall contain the following:
a.Entry Islands. Entry driveway islands shall be provided in accordance with the
Subsection titled “Entry Islands” above.
b.Internal Islands. There shall be no requirements for planting islands for every
fifteen (15) parking spaces, however no parking space shall be located more
than sixty (60) feet from a landscaped yard (as depicted in Figure 20.1), and
landscape islands shall be placed at the beginning and end of each row of
parking stalls. Said islands shall contain at least one hundred (100) square feet.
For parking lots in excess of two hundred and fifty (250) spaces, a
19.4.6 Pedestrian Island.
pedestrian landscape island (see Figure 20.6) containing a sidewalk shall be installed
for the entire length of a parking aisle. Said island shall align with the main entrance
to the building, shall be bounded on both ends by perpendicular landscape islands,
shall be a minimum of at least ten (10) feet wide with a five (5) foot unobstructed
sidewalk in the middle OR twelve (12) feet wide with a five (5) foot unobstructed
sidewalk along one side. Curb stops or additional width may be required to maintain
the five (5) foot clearance. Figure 20.6 provides an example of a pedestrian island.
The walkways shall be built with ADA accessible ramps at intervals throughout.
Figure 19.6
Pedestrian Island
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All parking lot landscaped areas and islands shall be
19.4.7 Landscaping Protections.
protected by a raised six (6) inch concrete curb or shall be designed as raingardens
with inlets for stormwater. Pavement shall not be placed closer than four (4) feet from
the trunk of a tree.
Parking lot islands as described in the
19.4.8 Alternative Parking Lot Island Design.
Subsection titled “Internal Islands” above may be constructed as rain gardens in
order to reduce costs associated with detention and storm water infrastructure.
Figures 19.7 and 19.8 provide examples of such techniques.
Figure 19.7
Bioswale
Figure 19.8
Alternative Parking Lot Design
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The expansion of an existing use, structure, or parking lot that
19.4.9 Expansion of Uses.
meets the criteria set forth in the Subsection titled “Change of Use or Enlargement of
Existing Development” above shall be required to bring the entire site into
compliance with this Section.
Landscaping as required within a planting yard shall be counted
19.4.10 Yard Calculations.
for only that planting yard and shall not be used in calculating the minimum quantity
for any other planting yard. Table 19.1 below summarizes the parking lot yard
requirements.
19.5 Buffer Yards.
Buffer yards are intended to ensure that an area of appropriate size and
19.5.1 Purpose.
density of plantings is planted or preserved between zoning districts and/or uses.
Buffer yard widths shall be measured from the respective property line, except where
buffer yards are permitted to straddle property lines, as set forth in the Subsection
titled “Reductions in Required Buffer Yard Permitted” below. Where buffer yards turn
at property corners, the length measurements determining plant quantities shall not
be required to overlap. Table 19.1 below summarizes the buffer yard requirements.
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Table 19.1 – Buffer Yard Requirements
Development Type
Landscape
Non-Residential Development Churches, Schools,
Element
Single Family Development
(Commercial, Office, Multi-Family, Industrial) Civic Buildings
Non-residential districts: at least one (1) tree and six (6)
small shrubs for every fifteen (15) parking spaces.
Multi-family districts: at least one (1) tree and (8) small
shrubs shall be planted for every ten (10) parking
spaces.
Interior
Planting islands at each terminus of each single row of N/A Same as non-residential districts
Parking Lot
parking and, when a single row of parking contains
more than 15 parking spaces, at intervals between
each terminus for lots more than 2.5 acres. (See the
Subsection titled “Interior Lots on Non-Residential and
Multi-Family Districts”.)
Multi-family districts: twenty (20) feet wide. Minimum ten (10) feet wide, one
Ten (10) feet wide, one (1) shade and
For all other districts: ten (10) feet wide for all other. (1) shade tree and one (1)
one (1) ornamental tree per fifty (50)
One (1) shade per fifty (50) linear feet or two (2) ornamental tree and three (3)
Street Yard
linear feet. Wall, fence, or berms
ornamental trees per fifty (50) linear feet if overhead large shrubs per fifty (50) linear feet
required.
power lines are present. of frontage along arterial street.
Required if street yard is less than thirty
Required if street yard is less than thirty (30) feet.
(30) feet. Opaque screen no higher
Opaque screen no higher than four (4) feet. May use
Parking Lot
N/A than four (4) feet. May use plant
plant material, walls or berms to achieve the
Screening
material, walls or berms to achieve the
requirements.
requirements.
Ten (10) feet for commercial and office uses abutting
Ten (10) feet if abutting residential.
residential uses.
N/A Shrubs, trees, fencing or combination
Buffer Yard
Twenty (20) feet for industrial Uses abutting residential
of the three (3).
uses. Screening methods vary.
Fencing or vegetation to provide year
Service and
Fencing or vegetation to provide year round opaque
N/A round opaque screen no less than six
Loading
screen no less than six (6) feet in height.
(6) feet in height.
Areas
Foundation plantings required. Widths
Foundation plantings required. Widths vary in relation to
N/A vary in relation to the square footage
Building Yard
the square footage of the building.
of the building.
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19.5.2 Buffering of Development Adjacent to Residential Districts and Uses.
Whenever a non-residential use in a CS
19.5.2.1 Commercial and Office Uses.
(Commercial Shopping), CG (Commercial General), or O (Office) district is
proposed adjacent to residential district or a residential use, the non-residential
use shall provide a landscaped buffer of at least ten (10) feet in width within the
non-residential property. Any non-residential use that abuts a single-family or
two-family development shall provide a screening fence or wall at least six (6)
feet in height along the entire property frontage abutting the residential use. The
buffer shall provide landscaping utilizing one of the following methods:
a.One (1) medium or large evergreen tree or two (2) ornamental trees, plus
ten (10) medium shrubs for every thirty (30) linear feet or portion thereof of
adjacent exposure to the adjoining lot;
b.One (1) medium to large evergreen tree plus five (5) large shrubs for every
thirty (30) linear feet or portion thereof of adjacent exposure to the
adjoining lot;
c.One (1) large evergreen tree plus one (1) large shade tree or two (2)
ornamental trees for every thirty (30) linear feet or portion thereof of
adjacent exposure to the adjoining lot;
d.Installation of a berm with a height of no less than four (4) feet (with a
three (3) to one (1) ratio side slopes maximum) planted with one (1)
medium or large evergreen or shade tree or two (2) ornamental trees, plus
five (5) small or medium shrubs for every thirty (30) linear feet or portion
thereof of adjacent exposure to the adjoining lot; or
e.One (1) medium or large evergreen tree, plus (5) five medium or large
shrubs for every forty (40) linear feet or portion thereof of adjacent
exposure to the adjoining lot.
If the fence or wall is constructed with brick, stone, split faced block, or
similar material then the shrub requirements listed above may be reduced
fifty (50) percent subject to approval by the Community Development
Director or their designee.
Specific Use Permit (SUP) uses adjoining residential uses shall be required to
provide a landscape buffer using one of the above methods as determined by
the Community Development Director or their designee, Owasso Planning
Commission, or Owasso City Council.
Whenever a non-residential use in the IL (Industrial Light, Research
19.5.2.2 Industrial Uses.
and Development), IM (Industrial Moderate), or IH (Industrial Heavy) districts is
proposed adjacent to property with residential use, the non-residential use shall
provide a landscaped buffer of at least twenty (20) feet in width within the non-
residential property. Any non-residential use that abuts a single-family or two-
family development shall provide a screening fence or wall at least eight (8) feet
in height along the entire property frontage abutting the residential use. The
buffer shall provide landscaping utilizing one of the following methods:
a.Two (2) medium or large evergreen trees, plus eight (8) large shrubs for
every forty (40) linear feet or portion thereof of adjacent exposure to the
adjoining lot;
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b.One (1) medium to large evergreen tree and one (1) large shade tree for
every thirty (30) linear feet or portion thereof of adjacent exposure to the
adjoining lot;
c.Installation of a berm with a height of no less than four (4) feet (with a
three (3) to one (1) ratio side slopes maximum) planted with one (1)
medium or large evergreen tree, plus five (5) medium shrubs for every
forty (40) linear feet or portion thereof of adjacent exposure to the
adjoining lot; or
d.Two (2) medium or large evergreen trees, plus three (3) medium or large
shrubs for every forty (40) linear feet or portion thereof of adjacent
exposure to the adjoining lot.
If the fence or wall is constructed with brick, stone, split faced block, or similar
material then the shrub requirements may be reduced fifty (50) percent subject
to approval by the Community Development Director or their designee.
Specific Use Permits (SUPs) in industrial districts that adjoin residential uses shall be
required to provide a landscape buffer using one of the above methods as
determined by the Community Development Director or their designee, Owasso
Planning Commission, or Owasso City Council.
19.5.3 Standards for Buffer Yard Development.
The construction of any building or the placement of any
19.5.3.1 Prohibited Uses.
mechanical equipment within the landscape buffer yard is not permitted except
for equipment necessary for the provision of utilities. Signs may be placed within
the buffer yard consistent with the Chapter titled “Signs” in the Owasso Zoning
Code. Active recreational uses, such as play fields, swimming pools, racquetball
and tennis courts, or other active, structured recreational uses, or circulation
drives and parking lots, shall not be permitted in the buffer yard.
The following other uses may be permitted in a buffer yard
19.5.3.2 Permitted Uses.
provided that none of the required plant material is eliminated, the intended
screening is accomplished, the total width of the buffer yard is maintained, and
all other requirements of this Section are met:
a.Passive recreation;
b.Sculpture, outdoor furniture, picnic areas, golf courses, or pedestrian, bike
or equestrian trails;
c.Storm water detention or retention basins; and
d.Parks and open space.
Where a dedicated buffer yard
19.5.3.3 Reductions in Required Buffer Yard Permitted.
exists on an abutting property, a reduction or elimination in a buffer yard for a
property to be developed may be approved by the Community Development
Director or their designee, subject to the following:
a.The adjoining property owners have provided a written agreement
restricting the use of the dedicated buffer yard to uses provided for in this
Section;
b.Maintenance of the existing buffer yard is consistent with the requirements
of this Section; and
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c.The “net” buffer yard satisfies the minimum buffer yard requirements of this
Section. The net buffer shall include the cumulative total for both required
buffers.
Existing healthy vegetation may be counted toward
19.5.3.4 Existing Vegetation.
required landscaping. In order to do so, the Landscape Plan shall indicate the
type, number, and size of existing plants which are sufficient to comply with the
respective buffer yard. It shall not be necessary to indicate the total inventory of
existing plants. Only plants required to meet the provisions of this Chapter shall be
required to be listed.
Buffer yard areas shall be counted
19.5.3.5 Application toward Setback Requirement.
towards the required building setbacks.
. Buffer yards shall be designated
19.5.3.6 Designation of Buffer Yard as Landscaped Area
as landscaped areas on the application for development approval and as
landscape easements when shown on a subdivision plat. The buffer yard shall be
recorded with the title of the property as a landscape buffer yard easement.
When platting abutting lots, the applicant may
19.5.3.7 Buffer Yard on Property Line.
dedicate a buffer yard that straddles the property line, provided the cumulative
buffer width is maintained for both yards.
. It is the responsibility of the developing property to provide the
19.5.3.8 Existing Fences
buffer yard. Existing perimeter fences that may be present in an existing single-
family neighborhood, for example, do not relieve the developing property
owner(s) from providing the required buffer yard. If existing fences are present on
adjoining properties the fencing requirement may be waived, if the developing
property owner can secure in writing letters from adjoining property owners
supporting the continuance of the existing fence. However, this does not relieve
the applicant from future repairs or maintenance should said fence be damaged
or need replacement.
Certain uses are exempt from the buffer requirements as described in
19.5.4 Exemptions.
this Section. Exemptions include, but are not limited to the following:
a.Lots or parcels on which the uses or buildings demonstrate compatible design
elements and are linked to adjacent lots or buildings by a common system of
sidewalks or other pedestrian walkways across property lines;
b.Lots or parcels separated by a public street right-of-way greater than thirty
(30) feet in width;
c.Lots or parcels separated by a railroad right-of-way; and
d.Between similar land uses if one (1) of the following scenarios exists:
1.In instances where similar or compatible land uses are immediately
adjacent to one another and the installation of a buffer yard between
the uses would negate the effectiveness of the development of those
properties or impede the flow of traffic and pedestrians; or
2.In instances where similar or compatible land uses are immediately
adjacent to one another and the change in the topography is such
that the installation of a buffer yard between the uses would negate
the effectiveness of the requirement for a buffer yard. In such cases
the developer would be required to provide a coordinated
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landscape development plan that shows the quantity and location of
the proposed landscaping.
If the developer is exempted from the required buffer yard, this exemption does not
relieve the developer from providing the required plant material as if the property
were developed as individual parcels. Should a developer not agree to all of the
above conditions, all Buffer Yards associated with development must be installed per
the current requirements of this Section.
19.6 Building Yards.
The purpose of building yards is to aesthetically and
19.6.1 Purpose and Applicability.
visually enhance the appearance of buildings. Building yards shall be provided
along the portion(s) of the building facing any adjacent off-street parking area,
excluding loading/unloading areas. Minimum dimensions shall apply, and be
measured, horizontally. Widths shall be measured from the respective front wall of
the building. Where building yards turn at building corners, the length measurements
determining plant quantities shall not be required to overlap. Building yards shall be
of different types, based upon the size of the structure around which the building
yard is to be located. The width of the building yard and the density of plantings shall
increase as the size of the structure around which the building yard is to be located
increases. Entrance walkways to buildings may cross building yards. The width of the
entrance walkway shall not be calculated as part of the length of the building yard
for purposes of determining the total required landscaping, provided, however, that
the width deducted for the entrance walkway shall not exceed the width of the
entrance to the building. Table 19.2 summarizes the building yard requirements.
There shall be three (3) different categories of building size for purposes
19.6.2 Yard Types.
of determining the building yard type:
a.Category 1. Buildings 3,000 square feet to 9,999 square feet of building
footprint.
The Community Development Director or their designee may allow buildings
that fall within this category alternative compliance to the required building
yards. Such alternatives may include providing foundation plantings along
the sides and back of the building, spreading the required amount of building
yard plant material to other areas on the site, or in some instances providing
large planters. Buildings less than three thousand (3,000) square feet are
exempt.
b.Category 2.Buildings 10,000 square feet to 99,999 square feet of building
footprint.
c.Buildings 100,000 square feet of building footprint and over.
Category 3.
Table 19.2 identifies the building yard requirements based
19.6.3 Building Yard Calculations.
on the size of the structure around which the building yard is to be located.
Table 19.2 – Building Yard Landscaping Requirements
Building Required Required Required Small
Width
Yard Shade Trees Ornamental or Medium Evergreen Shrubs
(Minimum)
Category (Minimum) Trees (Minimum) (Minimum)
1 4 feet N/A 1 per 30 linear feet 8 per 30 linear feet
2 6 feet 1 per 50 linear feet 1 per 50 linear feet 12 per 30 linear feet
3 8 feet 1 per 50 linear feet 1 per 50 linear feet 16 per 30 linear feet
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19.7 Mechanical Equipment and Service Area Screening.
Mechanical equipment, trash enclosures,
19.7.1 Mechanical Equipment and Service Areas.
dumpsters, loading docks, and service yards located at ground level shall be
screened with visual barriers from all adjacent properties, public roadways, parks, or
other public areas. Trash enclosures and dumpster areas shall be constructed of
material that is architecturally compatible with that of the main structure and shall be
a minimum of six (6) feet in height (see Figure 19.9).
Figure 19.9
Trash Enclosures and Dumpster Areas
Utility sub-stations shall be screened with either opaque fencing or large
19.7.2 Utilities.
evergreen shrubs reaching a height of no less than six (6) feet at maturity.
Where possible, transformers and other above ground utility boxes shall be screened.
All screening materials shall meet the utility company standards.
The architectural design of buildings shall incorporate design features
19.7.3 Rooftops.
which screen, contain, and conceal all rooftop heating, ventilation, air conditioning
units, or similar units around all sides (see Figure 19.10). This can be accomplished
using parapets or screening boxes around the individual units, or a combination of
the two.
Figure 19.10
Mechanical Equipment Screening on Roofs
Rooftop
Parapet Wall Equal to Equipment Height
Equipment
Rooftop Equipment
Screening Equal to Equipment Height
Materials Match Primary Façade
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19.8 Tree Preservation Credits.
The purpose of this Section is to establish
19.8.1 Tree Protection and Replacement.
incentives for the preservation of existing trees within Owasso and to provide
guidelines for the protection of trees during construction, development, or
redevelopment.
8.2 No clear-cutting of land is allowed without a Grading Permit from
19.Grading Permit.
the Public Works Department. Clear-cutting should be avoided at all costs as the
preservation of existing trees provides a benefit to the community.
For every existing tree that is preserved in an area where
19.8.3 Tree Preservation Credits.
landscaping is required by this Chapter, the developer shall be given credit in
accordance with the following table. Only trees in good condition having been
protected in accordance with the Subsection titled “Landscape Maintenance”
below shall be considered for credit. The Table 19.4 below references the caliper of
the tree measured at Diameter Breast Height (DBH):
Table 19.3 – Tree Preservation Credits
Diameter Breast Height Credit
Less than 2 inches No credit
2 to 3 inches 1 tree
4 to 16 inches 2 trees
17 to 30 inches 3 trees
Larger than 30 inches 4 trees
19.9 Design Considerations.
The presence of overhead power lines requires street yard
19.9.1 Overhead Power Lines.
trees to be ornamental trees. Larger shade tree varieties are encouraged where
overhead power lines are not present or in situations where the crown of the tree will
not interfere with the power lines (see Figure 19.11).
Figure 19.11
Trees and Power Lines
Corner lots and situations where driveways and alleys intersect with
19.9.2 Sight Triangles.
street rights-of-way shall be kept free of landscaping and plant materials that
interfere with the vision of motorists or pedestrians (see the Section titled “Sight
Triangles” in the Chapter titled “Site Design Standards” in the Owasso Zoning Code).
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19.10 Specifications for Plant Materials.
The minimum allowable plant size for new installations shall be as set
19.10.1 Size Standards.
forth herein. Due to the variation between genus and species, the caliper or height
necessary for newly installed plant materials may vary. As a general rule, the caliper
or diameter of trees is typically described as the Diameter Breast Height (DBH). The
height of shrubs shall be a minimum of eighteen (18) inches as measured at ground
level to the top of the densest portion of the top of the shrub or hedge.
a.Shade Trees Shade trees shall measure a minimum two (2) inches in caliper
.
DBH, and eight (8) to ten (10) feet in height at the time of planting.
b.Ornamental Trees Ornamental trees shall measure a minimum one and a
.
half (1.5) inches in caliper DBH for single-stem trees or one (1) inch in caliper
DBH for multi-stem trees, and six (6) to eight (8) feet in height at the time of
planting.
c.Shrubs. Shrubs, normally planted for screening purposes (e.g. parking lot
screening, ground mechanical equipment) shall measure eighteen (18) to
twenty-four (24) inches in height at the time of planting. Shrubs planted for
screening purposes shall form the required density to block visibility within
three (3) years from the date of installation.
Organic ground cover shall provide one hundred (100)
19.10.2 Organic Ground Cover.
percent coverage on the ground within three (3) years of installation, except that
seeding, grass, or turf shall provide one hundred (100) percent coverage upon
installation. Organic mulch (e.g. cedar mulch) shall be used around plantings to
maintain soil moisture and prevent the growth of weeds.
Inorganic ground cover consisting of river rock or similar
19.10.3 Inorganic Ground Cover.
materials may be used provided they do not exceed twenty (20) percent coverage
of the required landscape planting area. Pea gravel is prohibited in any parking lot
island or street yard.
All plant material except ground cover shall be those
19.10.4 Selection of Plant Materials.
plants that are accustomed to growing and thriving in USDA plant hardiness zones 6b
or 7a and are capable of withstanding extended periods of heat and/or drought.
Consideration shall be given to the environmental conditions of the site, such as soil,
topography, climate, microclimate, pattern of sun movement, prevailing winds,
precipitation, and air movement to ensure that plant materials will be established
successfully. Tree selection for street yards, or other locations within utility rights-of-
way, shall consider the presence or planned addition of overhead utility lines. Such
trees shall be small and medium trees that are pest and disease-resistant and are
slow growing.
a.Substitution of Plant Material The Community Development Director or their
.
designee shall have the authority to approve the installation of comparable
substitution plant materials to satisfy the requirements of the approved
Landscape Plan when the approved plants and landscape materials are not
available at the time that installations are to occur, or when other unforeseen
conditions prevent the use of the exact materials shown on the approved
Landscape Plan. Significant changes that require the replacement and
relocation of more than twenty-five (25) percent of the plant materials shall
require a new Landscape Plan and approval through the plan review
process.
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b.Mix of Genus and Species Except for Street Yard trees, a mix of genus and
.
species of trees, shrubs, ground covering, perennials, and annuals is
encouraged in order to avoid potential loss due to infectious disease, blight,
or insect infestation. Street Yard trees should retain a reasonably uniform
pattern along both sides of a street within the same block or corridor.
c.Discouraged Plants While it is the purpose of this Chapter to promote
.
attractive urban environments through landscaping, the regulations are not
intended to diminish the creativity of the designer in selecting their planting
pallet. It is expected that Landscape Plans will be prepared by individuals
with a strong knowledge of local plant material. The following trees are not
recommended to be planted:
1.Cottonwood (
Populus deltoides)
2.Bradford Pear (
Pyrus calleryana 'Bradford’)
3.Tree of Heaven (
Ailanthus altissima)
4.Osage Orange (
Maclura pomífera)
5.American Elm (
Ulmus americana)
6.Silver Maple (
Acer saccharinum)
7.Box Elder (
Acer negundo)
8.Norway Maple (
Acer platanoides)
9.Mimosa (
Albizia julibrissin)
10.Lombardy Poplar (
Populus nigra)
11.Black Locust (
Robinia pseudoacacia)
The applicant, property owner, and/or subsequent or
19.10.5 Landscape Maintenance.
successor owner and their agents, including tenants, shall be jointly and severally
responsible for maintenance of all landscaping on the property in perpetuity as
specified in this Section. Spray or drip irrigation is required for all planting areas. All
required landscaping shall be maintained in a neat and orderly manner at all times.
This shall include but not be limited to mowing, edging, pruning, fertilizing, watering,
weeding, and other activities common to the maintenance of landscaping.
Landscaped areas shall be kept free of trash, litter, weeds, and other materials or
plants not a part of the landscaping.
After initial installation, it shall be the responsibility of the owner and/or tenant of the
property upon which the landscaping is installed to maintain all required plantings in
a healthy, vigorous, and attractive state, or to replace dead, diseased, or
deteriorated plants. Within residential subdivisions, the maintenance of street trees in
planting strips between curbs and sidewalks which are within the street right-of-way
shall be the responsibility of the respective Homeowners’ Association, or the abutting
homeowner in the absence of a Homeowners’ Association.
If after three (3) years following installation of required screening plant materials the
plants have not formed an effective screen, or if an effective screen is not
maintained, the Community Development Director or their designee may require
that another type of screen be added or additional plantings be installed.
Landscaped areas shall require protection from vehicular encroachment. The
Community Development Director or their designee shall inspect all landscaping and
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no Certificate of Occupancy (C/O) or similar authorization will be issued unless the
landscaping meets the requirements of this Chapter.
All required plant material shall be maintained in a healthy, growing condition as is
appropriate for the season. Plant materials which exhibit evidence of insect pests,
disease, and/or damage shall be appropriately treated. Dead plants shall be
promptly removed and replaced within the next planting season after removal. If
replacement is necessary, all plants and other non-living landscape materials shall be
equal in size, density, and appearance as originally required at the time of the
approval of the development permit.
Utility crews and companies are encouraged to do directional
19.10.6 Tree Trimming.
pruning of branches interfering with utility lines to prevent damage, disfigurement,
and heavy suckering and to reduce future pruning needs. Utility tree trimmers are
encouraged to remove branches to laterals in order to direct tree growth away from
utility lines.
All residential uses (including but not limited to single-family
19.11 Fencing Requirements.
attached and detached, duplexes, multi-family, mobile homes, etc.) that back up to
any arterial road shall be screened with a solid opaque fence to provide screening
of the rear yards of the residential property. Parks, swimming pools, and other
amenities included within a residential subdivision and adjacent to an arterial may
be bordered with a decorative fence, approved by the Community Development
Department, in lieu of a screening fence. All multi-family residences, mobile home
parks, and all industrial uses that adjoin any arterial or collector street or highway,
shall be screened with a solid opaque fence that provides screening of all yards.
Screening fences shall not be less than six (6) feet nor more than ten (10) feet in
height; provided that such fences shall not be permitted in any stormwater drainage
easement, established floodplain, sight triangle areas, nor block ingress and egress.
All non-single-family and non-duplex uses shall be screened from any adjacent
single-family and duplex uses by a screening wall or fence. Such screening wall or
fence:
a.Shall be constructed, designed, and arranged to provide visual separation of
uses, irrespective of vegetation;
b.Shall not be less than six (6) feet in height;
c.Shall be constructed with all braces and supports on the interior, except when
both sides are of the same design and appearance;
d.Shall be constructed prior to the occupancy of the building or initiation of the
use required to screen; and
e.Shall be of the type of materials compatible with the surrounding area.
All new wooden screening fences, including replacements for existing wooden
screening fences that are required by the Zoning Code or are constructed as
perimeter fencing for new subdivisions, shall have the vertical support posts
constructed of permanent building materials that may include but not be limited to a
minimum of schedule forty (40) galvanized steel posts with an outside diameter equal
to or larger than two and three-eighths (2 3/8) inch, masonry columns at least one (1)
foot square, or PVC fencing using dual extruded PVC posts. Required screening
fences, as well as privacy fences that are not required by this Code, shall be
constructed with all braces and supports on the interior. The Community
Development Department may permit alternative support posts as part of any Site
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Plan or Landscape Plan review, as long as the materials used meet or exceed the
wind load capabilities of the materials listed above. Footings shall be constructed of
concrete or equivalent materials. Any existing fence otherwise lawful at the time of
construction and thereafter maintained may continue throughout its useful life;
however, the replacement of such fence or other repair of more than thirty (30)
consecutive linear feet shall require the replacement or repair to conform to the
standards listed herein. Unless otherwise approved by the Community Development
Department, all fencing shall be uniform in height. Replacement fencing/screening,
excluding support posts, shall retain its original height and material and the top
elevation shall match the adjoining elevation.
The exterior of required screening fences shall be uniform for the entire length of the
development.
Fences or vegetation having a screening
19.11.1 Fences in Residential Neighborhoods.
effect shall not be permitted or allowed by the owner to grow on any corner lot
within the sight triangle of a corner lot. Fences shall not be constructed in the street
right-of-way.
If additional fences are constructed on the residential lot, such fences adjoining any
arterial, collector, or minor street, shall be not less than six (6) feet or more than eight
(8) feet in height. Fences adjoining a highway shall be not less than six (6) feet or
more than ten (10) feet in height.
Fences in residential areas may be constructed on property lines, in side yards, and
rear yards. However, no fences higher than thirty-six (36) inches may be constructed
in any front yard as defined by this code.
If the owner of a corner lot constructs a fence within a side yard and rear yard in
accordance with the Section titled “Yards” in the Chapter titled “Residential District
Provisions”, and if the rear portion of these yards of the corner lot abut the side yard
of a neighboring lot, then any such fence built between the building setback line
and the property line must be so constructed as to allow the driver of a vehicle on
the neighboring lot to have a clear view of the street and all traffic thereon, for a
distance of seventy-five (75) feet in each direction from the point of entrance into
the street right-of-way from the neighboring lot. For the purpose of this Subsection,
the rear portion of the corner lot will be deemed to abut a neighboring side yard only
if the two (2) yards form a common boundary along the majority of their length.
No fencing shall be allowed in the floodway.
19.11.2 Fences in Flood and Drainage Areas.
No fences, other than open split rail, chain-link, or barbed wire shall be constructed in
any 100-year floodplain area. No fences other than open split rail, chain-link, or
barbed wire shall be constructed in drainage easements that are not in the 100-year
floodplain area unless the owner has been given the written approval of the Public
Works Department following their investigation of the consequences to the drainage.
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CHAPTER 20
OUTDOOR LIGHTING
Outdoor lighting shall be designed to provide the minimum
20.1 General Description.
lighting necessary to ensure adequate safety, night vision, and comfort. Outdoor
lighting shall be designed to ensure maximum light levels that do not create or cause
glare onto nearby properties and public street rights of way; and to minimize uplight.
Light level measurements shall be made at the
20.2 Light Measurement Technique.
property line of the property upon which the light to be measured is being
generated. If measurement on private property is not possible or practical, light level
measurements may be made at the boundary of the public street right-of-way that
adjoins the property. Measurements shall be made at finished grade (ground level)
with the light-registering portion of the meter held parallel to the ground pointing up.
Light levels are specified, calculated, and measured in foot-candles (FC).
20.3 General Standards for Outdoor Lighting.
Unless otherwise specified in the following
20.3.1 All Zoning Districts except RS and AG.
Subsections, the maximum light level shall be 0.5 maintained foot-candles at any
property line adjacent to a residential single-family district or use, and two 2.0
maintained foot-candles at any public, non-arterial street right-of-way, unless
otherwise approved by the Community Development Director or their designee. It is
recommended that adequate lighting be provided during hours of operation.
Unless shielded, all flood lights shall be installed such that the fixture shall be aimed
down at least forty-five (45) degrees from vertical, or the front of the fixture is shielded
such that no portion of the light bulb extends below the bottom edge of an external
shield. Flood lights and display lights shall be positioned such that any such fixture
located within fifty (50) feet of a public street right-of-way is mounted and aimed
perpendicular to the right-of-way, with a side-to-side horizontal aiming tolerance not
to exceed fifteen (15) degrees from perpendicular to the right-of-way (see Figure
20.1).
Figure 20.1
Floodlights
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All parking areas shall be illuminated for safety.
All wall fixtures, including wall packs, shall be ninety (90) degree cutoff fixtures.
Service connections for all freestanding fixtures shall be installed underground. The
applicability of this provision may be reviewed on an individual basis for
developments with structures totaling less than four thousand (4,000) square feet of
floor area.
All light fixtures installed by public agencies, their agents, or contractors for the
purpose of illuminating public streets shall use the current standards provided by the
IES or AASHTO for road lighting, and are otherwise exempt from these regulations.
No wood poles may be used for any freestanding fixtures.
Unless otherwise specified in the following Subsections,
20.3.2 RM and RNX Zoning Districts.
the maximum light level shall be 0.5 maintained foot-candles at any property line
adjacent to a residential single-family district, and 2.0 maintained foot-candles at any
public, non-arterial street right-of-way unless otherwise approved by the Community
Development Director or their designee. It is recommended that adequate lighting
be provided for every residential project.
Unless fully shielded, all flood lights shall be installed such that the fixture shall be
aimed down at least forty-five (45) degrees from vertical, or the front of the fixture is
shielded such that no portion of the light bulb extends below the bottom edge of an
external shield. Flood lights and display lights shall be positioned in a way that any
such fixture located within fifty (50) feet of a public street right-of-way is mounted and
aimed perpendicular to the right-of-way, with a side-to-side horizontal aiming
tolerance not to exceed fifteen (15) degrees from perpendicular to the right-of-way.
Nothing in this Section shall be construed so as to allow any fixture that causes
excessive glare to be visible from any right-of-way (see Figure 20.1).
All wall fixtures, including wall packs, shall be cutoff fixtures.
Service connections for all freestanding fixtures in non-single-family areas shall be
installed underground. The applicability of this provision may be reviewed on an
individual basis.
All light fixtures installed by public agencies, their agents, or contractors for the
purpose of illuminating public streets shall use the standard provided by the IES for
road lighting, and are otherwise exempt from these regulations.
No wood poles may be used for any freestanding fixtures. The applicability of this
provision may be reviewed on an individual basis.
The requirement listed above that service
20.3.3 AG and Other Residential Districts.
connections for all freestanding fixtures in non-single-family areas shall be installed
underground does not apply to properties located within AG (Agriculture), RE
(Residential Estate), RS (Residential Single-Family), RD (Residential Duplex), and RNX
(Residential Neighborhood Mixed) districts.
For all districts, the use of LED lighting is strongly encouraged.
20.3.4 LED Lighting.
Any light pole adjacent to residential districts shall not be higher
20.4 Parking Lot Lighting.
than twenty (20) feet and shall be shielded. Any light pole higher than thirty (30) feet
must be LED. The applicability of this provision may be reviewed on an individual
basis.
All non-cutoff fixture open-bottom lights shall be equipped with full cutoff fixture
shields that reduce glare and limit uplight.
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All parking lot lighting requirements listed in this Section may be modified by the
Community Development Department upon a finding that the developer has
provided a method by which glare from lighting elements will not cross any property
line, and lighting elements will not be visible from any point off the subject property.
The hours of operation for
20.5 Outdoor Sports Field/Outdoor Performance Area Lighting.
the lighting system for any game or event shall not exceed (2) two hours after the
end of the event. A Photometric Plan shall be provided to the Community
Development Director or their designee for review and approval.
Lighting fixtures illuminating signs shall be aimed and shielded so that
20.6 Sign Lighting.
direct illumination is focused exclusively on the sign. The lighting of any signs must
also comply with the Chapter titled “Signs” in the Owasso Zoning Code.
Lighting fixtures shall be
20.7 Lighting of Commercial Buildings and Landscaping.
selected, located, aimed, and shielded so that direct illumination is focused
exclusively on the building façade, plantings, and other intended site features and
away from adjoining properties and the public street right-of-way. Ornamental and
decorative accent lighting fixtures will be considered on an individual basis.
The applicant for any Site Plan approval required for work involving
20.8 Site Plans.
outdoor lighting shall submit documentation at time of Site Plan submission that the
proposed lighting plan complies with the provisions of this Code. The Site Plan must
include a point-by-point foot-candle array in a printout format indicating the location
and aiming of illuminating devices. The printout shall indicate compliance with the
maximum maintained foot-candles required by this Code.
The Community Development Director or their designee may require a Photometric
Plan for the development that shall contain but not be limited to the following, all or
part of which may be part of or in addition to the information required elsewhere in
this Code:
a.Description of the illuminating devices;
b.Fixtures;
c.Lamps;
d.Supports;
e.Reflectors;
f.Poles;
g.Raised foundations;
h.Other devices including but not limited to manufacturers or electric utility
catalog specification sheets and/or drawings; and
i.Photometric Plan indicating fixture classification (cutoff fixture, wall pack,
flood light, etc.).
Any lights existing prior to the adoption of this Code are
20.9 Non-Conformities.
considered legal and non-conforming. Any new outside light fixtures placed upon
properties within Owasso must meet the requirements of this Ordinance.
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CHAPTER 21
ACCESS GATES FOR GATED COMMUNITIES
21.1 Access Gate Requirements and Standards.
Gated access will only be considered and allowed for
21.1.1 Gates on Private Streets.
private streets in approved Planned Unit Developments (PUDs), apartment projects, or
other subdivision plats approved by the Owasso City Council. Only local streets that
would not otherwise provide access to other neighborhoods will be considered
eligible for gates. No collector roads that would connect one arterial to another
arterial will be considered eligible for gates. All plats submitted with private streets
and gated access shall require the review and recommendation of the Owasso
Planning Commission and, in the case of Final Plats, the approval of the Owasso City
Council. The City of Owasso, prior to the issuance of any Building Permits, shall
approve streets and grading plans for the subdivision, and those plans shall show the
locations and details of all gates.
Any gate shall be located a sufficient
21.1.2 Distance between Gates and Public Streets.
distance from a public street to allow two (2) cars to line up at the gate so as to
completely clear the right-of-way of the abutting public street without interfering with
vehicles utilizing the public street. A turn around lane shall be provided for vehicles
unable to enter the gated development.
Road spikes, barbs, or other tire damaging
21.1.3 Prohibition of Tire Damaging Devices.
devices are prohibited. Spikes installed on gates shall also be prohibited.
Use of controlled access does not negate other City of
21.1.4 Validity of Other Ordinances.
Owasso ordinances.
A Homeowners’ Association (HOA) or a
21.1.5 Establishment of Homeowners’ Association.
similar entity shall be established and the name, addresses, and emergency contact
numbers provided to the Owasso Fire Department and Owasso Police Department.
The Homeowners’ Association shall be responsible for the following:
a.Maintenance and repairs of the private streets and fire lanes, and to provide
the funds for such;
b.Maintenance testing and repairs of all functions of the gates;
c.Accompanying the Fire Department officers during annual inspection and
testing of the opening systems; and
d.Maintaining a service agreement with a qualified contractor to insure year
round maintenance.
The minimum gate opening width, including clearance for all
21.1.6 Gate Width.
improvements related to the gate, shall not be less than fourteen (14) feet per lane if
there is to be ingress and an egress gates.
A battery back-up system shall be provided for each gate. These
21.1.7 Back-Up System.
batteries will be trickle charged to maintain electrical energy, and in the event of loss
of normal electrical current, cause the gate to open until reset by the Homeowners’
Association. An emergency release or hitch pin shall be installed on the control arm.
An emergency release shall be installed on the gate. This
21.1.8 Emergency Release.
emergency release, when removed, will detach the gate from the opening device
and allow the gate to swing or slide open freely with manual intervention.
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The gate shall be equipped with access systems as approved by the
21.1.9 Access System.
Owasso Fire Department and Owasso Police Department.
All streets in the development shall meet the
21.1.10 Design Standards for Streets.
requirements of the Subdivision Regulations and the Engineering Design Standards of
the City of Owasso unless an alteration is approved by the Public Works Director or
their designee.
Should any problem occur in the
21.1.11 Gates to Remain Open in Event of Failure.
operation of the gate or any violation of any Section of this Code, the gate shall
remain open and accessible until the problem is resolved and the gate is repaired
and tested.
When a covered entry structure is
21.1.12 Minimum Covered Entry Height and Width.
requested, the minimum height shall be no less than sixteen (16) feet. The width shall
be no less than twenty (20) feet.
Anydeveloper, Homeowners’ Association, or other
21.1.13 Access and Easements Required.
responsible property owners proposing any gated community must provide the City
of Owasso (including Fire, Police, Public Works, and Community Development)
access assurance prior to installation of any approved gate. The access shall be
provided by an easement to be dedicated to the City of Owasso in the deed of
dedication of the plat for utilities and essential City services in the streets and
common areas as designated on the subdivision plat.
The developer, Homeowners’ Association,
21.1.14 Inspections and Maintenance Required.
or other responsible property owners shall provide for annual inspection of each gate
to insure that each gate is tested to meet all of the construction requirements prior to
it being approved for operation or continued operation at any point the gate fails to
meet the standards. The verification of the access agreement and a copy of the
latest inspection form will be kept on file with the Owasso City Clerk including the
contractor’s name, address, and 24-hour-a-day telephone number(s). The
developer, Homeowners’ Association representative, or responsible property owner’s
name, address, and telephone number shall be a minimum requirement for approval
of the annual inspection of the gate.
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DEFINITIONS
The purpose of this Chapter is to define words, terms, and phrases contained within
Purpose.
this Code, unless otherwise specifically defined elsewhere herein.
In the interpretation of provisions in this Code, the rules of this Chapter shall be
observed and applied, except when the context clearly indicates or requires
otherwise. In case of a conflict between this Chapter and the text of this Code, an
interpretation shall be made by the Community Development Director or their
designee.
For the purpose of this Code, certain terms and words are hereby defined. Terms
not defined herein shall be construed in accordance with adopted Building Codes,
the City Code of Ordinances, or their customary usage and meaning.
The “Glossary of Zoning Development and Planning Terms” by the American
Planning Association was used to determine the meaning of terms that are defined
in this Chapter, subject to approval of interpretation by the Community
Development Director or their designee.
Any definition that is not provided within this Chapter shall be determined by the
Community Development Director or their designee. Any appeals of their decision
must be taken to the Owasso Board of Adjustment (BOA).
: In the context of a screening or enclosure requirement, abutting shall mean
Abutting
contiguous or separated there from only by a non-arterial street. In other instances, abutting
shall mean contiguous.
: A subordinate residential unit incorporated within, attached to, or
Accessory Dwelling Unit
detached from a single-family residential unit and having its own sleeping and sanitation
facilities. This term shall refer to guest suites, tiny homes, accessory apartments, garage
apartments, and similar type uses. Such subordinate units shall not be otherwise segregated in
ownership from the principal residential unit and shall not be used for rental purposes.
: A structure or use that:
Accessory Uses or Structure
a.Is subordinate in area, extent, and purpose to the principal use;
b.Contributes to the comfort, convenience, or necessity of the principal use; and
c.Is located on the same lot and in the same zoning district as the principal use.
: A developed space or area catering to team-oriented sports played on
Active Recreation
fields or courts or a motorized sport activity. Said recreation would include but not be limited to
tennis facilities, ball fields, ATV course, basketball courts, etc.
: Each side of a sign that is designed, constructed, located, and positioned for
Advertising Face
the purpose of displaying off-premises advertising material.
: A permanent public way providing a secondary means of access for service and
Alley
emergency vehicles and not intended for general traffic circulation.
: Any tangible benefit to a piece of a property, especially those that increase its
Amenity
attractiveness or value or that contributes to the comfort or convenience of the nearby
residents. Tangible amenities might include park areas, swimming pools, tot lots, playgrounds,
disc golf course, walking trails, bike paths, tennis courts, basketball courts, picnic areas, or similar
facilities that allow people to recreate, gather, and socialize. The Community Development
Director or their designee shall determine if an amenity meets the intent of this language. In
most cases, parking should be provided for the amenity.
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: The flag of the United States of America that is typically either made of cloth or
American Flag
a cloth-like material and is designed to be flown from a pole. This shall not include banners,
signs, or feather flags that are colored in such a way as to look like the American Flag.
: Any structure or device used to collect or radiate electromagnetic waves, including
Antenna
both directional antennas, such as panels or dishes, and omni-directional antennas, such as
whips, but not including satellite earth stations.
: A structure attached to a telecommunication tower that supports
Antenna Array
telecommunication antennas.
All applicable Federal State, and City laws, codes, rules, regulations, orders,
Applicable Law:
and ordinances, as the same be amended or adopted from time to time.
Any person submitting an application.
Applicant:
: A qualified professional who has studied the science or art of cultivating trees,
Arborist
especially for ornamental use.
: An off-premise sign that designates or identifies/advertises a subdivision or
Area Marker
development in another location.
: Land in a floodplain within a community subject to a one (1)
Area of Special Flood Hazard
percent or greater chance of flooding in any given year.
: A street designated on the Major Street Plan as a primary arterial or secondary arterial.
Arterial
: Any structure made of cloth or metal with a metal frame attached to a building and
Awning
projecting over public property when so constructed to permit its being lowered to a position
over public property and to permit its being raised to a position flat against building when not in
use.
: A sign with or without characters, letters, illustrations, or ornamentations applied to
Banner
cloth, paper, flexible plastic, or fabric of any kind with only such non-rigid material for
background.
: The flood having a one (1) percent chance of being equaled or exceeded in any
Base Flood
given year.
: The Board of Adjustment of the City of Owasso, Oklahoma.
Board of Adjustment
: A structure which is permanently affixed to the land, has one or more floors and a roof,
Building
and is bounded by either another building with a common party wall, open air, or the lot lines of
a lot.
: The vertical distance measured form the average ground elevation at the
Building Height
building wall to the highest horizontal point of the structure.
: The officer or other designated authority charged with the administration and
Building Official
enforcement of this Code or a duly authorized representative.
: The horizontal distance from the point of measurement, such as the centerline
Building Setback
of an abutting street or the boundary line of an abutting zoning district, to the nearest building
wall.
: A standard trunk diameter measurement for trees taken six (6) inches above ground for
Caliper
up to and including four (4) inch caliper size and twelve (12) inches above ground for larger
sizes.
: A roof-like structure of a permanent nature that projects over a public way.
Canopy
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: Premises used for the housing and caring for the aged or infirmed. Includes
Care Home
convalescent homes, homes for the aged, and nursing homes.
: Land used or intended to be used for the interment of human remains and
Cemetery
dedicated for cemetery purposes. Includes crematories, mausoleums, and mortuaries when
operated in conjunction with and within the boundary of such cemetery.
: An official certificate issued by the City through the enforcing
Certificate of Occupancy (C/O)
official which indicated conformance with the zoning regulations. Authorizes legal use of the
premises for which it is issued.
: Any place, home, or institution which cares for four (4) or more children
Child Care Center
under the age of sixteen (16) years apart from their parents, guardians, or custodians for regular
periods of time for compensation; provided, however, that the term "child center" shall not
include or apply to bona fide schools or churches and other religious or public institutions caring
for children within an institutional building. Program must operate thirty (30) or more hours per
week, as per DHS licensing requirements.
The City of Owasso, Oklahoma.
City:
: The governing and legislative body of the City of Owasso, Oklahoma.
City Council
: A residential development containing attached or detached
Cluster Housing Development
units on a limited portion of land with the remaining land areas consolidated into common open
space areas.
: A wind energy conversion system consisting of more than one
Commercial Wind Energy System
(1) wind turbine and tower. A wind energy conversion system which will be used for off-site
consumption of power.
A wall common to but dividing contiguous buildings; such a wall contains no
Common Wall:
openings and extends from its footing below the finished ground grade to the height of the
exterior surface of the roof.
: Signs that denote the architect, engineer, contractor, lending institution, or
Contractor Sign
other related business when placed upon work site under construction.
: The net geometric area enclosed by the smallest rectangles encompassing the
Copy Area
outer extremities of all letters, figures, characters, and delineations contained in a sign.
Any horizontal member, structural or nonstructural, of any building, projecting outward
Cornice:
from the exterior walls at the roof line, including eaves and other roof overhang.
: A circular region measured outward from a tree trunk representing the
Critical Root Zone (CRZ)
essential area of the roots that must be maintained in order for the tree’s survival. The critical
root zone is one foot (1) of radial distance for every inch of tree DBH with a minimum of eight (8)
feet.
: The upper mass or head of a tree, shrub, or vine, including branches with foliage.
Crown
: The mean level of the established curb at the frontage of a lot. Where no curb has
Curb Level
been established, the City Engineer shall establish such curb level or its equivalent for the
purposes of this Code.
: The tree trunk diameter measured in inches at a height of four
DBH (Diameter at Breast Height)
and a half (4.5) feet above ground level.
: Plants that lose their leaves annually.
Deciduous
: A tree which sheds or loses foliage at the end of the growing season.
Deciduous Tree
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The total number of dwelling units divided by the total project area, expressed as
Density, Gross:
gross dwelling units per acre.
: Expressed as dwelling units per acre or dwelling units per net acre. Can be found
Density, Net
by either:
a.Dividing the total number of dwelling units existing on a housing site by the net area in
acres; or
b.Multiplying the net area in acres times 43,560 square feet per acre and then dividing the
product by the required minimum number of square feet per dwelling unit.
: Any man-made change to improved or unimproved real estate, including but
Development
not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation,
or drilling operations.
: The surface of a sign upon, against, or through which the message is displayed
Display Surface
or illustrated.
: The net geometric area enclosed by the display surface of the sign
Display Surface Area
including the outer extremities of all letters, figures, characters, and delineations, but not
including the structural supports for free-standing signs if said structural supports are not
arranged to become a part of the attention attracting aspects of the sign, provided that as
applied to wall or canopy signs having a non-illuminated background, display surface area shall
mean copy area.
: A vertical line from a tree canopy or shrub branch extending from the outermost edge
Drip Line
to the ground.
: Surface constructed of double bituminous concrete or asphaltic concrete.
Dust Free Surface
: A building or structure used in whole or in part for human inhabitation.
Dwelling
: A room or suite of rooms with toilet and culinary accommodations, used or
Dwelling, Apartment
designated for use as a residence by a family.
: A group of three (3) or more attached or detached one
Dwelling, Apartment/Bungalow Court
(1) story residential dwellings having a common court or yard. Each dwelling will have a
separate entrance.
: A multiple dwelling development containing individually-owned dwelling units
Dwelling, Condo
with jointly owned and shared areas and facilities.
: A residential structure containing two (2) dwelling units, sharing a common
Dwelling, Duplex
wall(s), each of which has direct access to the outside, and is designed for occupancy by no
more than two (2) families.
: A factory-built, single-family structure that is manufactured under the
Dwelling, Manufactured
authority of The National Manufactured Home Construction and Safety Standards Act, is
transportable in one or more sections, has undergone at least partial prefabrication or
preassembly under indoor factory conditions, excluding dwellings utilizing only prefabricated or
preassembled supplements such as roof trusses, floor trusses, plumbing trees, or wiring harness.
Included are the following sub-classes:
a. A manufactured dwelling involving no preassembly but all components have
Pre-Cut:
been cut and fabricated and then assembled on-site;
b. A manufactured dwelling partially preassembled into roof, wall, floor, and
Panelized:
ceiling components (which may range from exposed wood to having all finishing
completed) which are assembled on-site, and constructed to national building code
standards;
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c. A manufactured dwelling partially preassembled into two (2)
Sectionalized or Modular:
or more sections, none of which are habitable individually, permanently joined together
and that utilize customary residential siding and roofing materials. They are built to
national building code standards and are either:
1.Wood frame units designed to be transported by flat-bed truck and installed on
conventional permanent foundations, or
2.Chassis/under-carriage units designed to be towed or structurally capable of
being towed on wheels and installed on permanent foundations after all hitches,
running gear, and chassis have been removed; and
d. A structure, transportable in one (1) or more sections, which is built on a
Mobile Home:
permanent chassis; designed to be used with or without a permanent foundation when
connected to the required utilities; has a permanent hitch or other device allowing
transport of the unit other than for the purpose of delivery to a permanent site; and has
wheels or axles permanently attached to its body or frame. It does not include
recreational vehicles or travel trailers.
: A building containing three (3) or more dwelling units. Included are all
Dwelling, Multi-Family
forms of manufactured multi-family dwelling but excluding mobile homes. Also known as a
multiplex.
: A building, other than a mobile home, containing one (1) dwelling unit
Dwelling, Single-Family
designed for occupancy by not more than one (1) family, and certified as complying with the
Building Code of this jurisdiction whether constructed on or off site.
: A one (1) family dwelling unit, with a private entrance, which
Dwelling, Townhouse/Townhome
is part of a structure whose dwelling units are attached horizontally in a linear arrangement, and
having a totally exposed front and rear wall to be used for access, light, and ventilation.
: A residential structure designed exclusively for, or occupied exclusively by, no
Dwelling, Triplex
more than three (3) families living independently of each other in individual units.
: One (1) room or rooms connected together, constituting a separate,
Dwelling Unit
independent housekeeping establishment for owner or renter occupancy, and containing
independent cooking and sleeping facilities and sanitary facilities. Oklahoma Fair Housing Law
standards shall apply.
DU/AC is a measure of the gross density of a residential
Dwelling Unit per Acre (DU/AC):
development. It is calculated by dividing the total sum of dwelling units by the total acreage of
the development.
The projecting lower edges of a roof overhanging the wall of a building.
Eaves:
: A means or place of going out; an exit.
Egress
: A non-load-bearing exterior wall cladding system that
Exterior Insulation Finishing System EIFS
consists of an insulation board attached either adhesively or mechanically, or both, to the
substrate; an integrally reinforced base coat; and a textured protective finish.
: Delivering more services for the same energy input or the same services for less
Energy Efficient
energy input.
: A place of business or company of record.
Establishment
: Plants that retain their foliage throughout the year.
Evergreen
: A dense vegetative screen that grows to a minimum of eight (8) feet in
Evergreen Screen
height at maturity and retains foliage year round. It is used for purposes of visual mitigation
between zoning districts and/or uses.
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A tree which holds green leaves, either broadleaf or needle-shaped,
Evergreen Tree:
throughout the year.
: That portion of any exterior elevation on the building extending from grade to top of
Façade
the parapet, wall, or eaves and the entire width of the building elevation.
Those building façades which face and are most closely parallel to the front lot
Façade, Front:
line. The front exterior of a building that faces the primary street. Corner buildings may have two
(2) front façades.
: One (1) or more persons occupying a single dwelling unit, provided that unless all
Family
members are related by blood, marriage, or other domestic bonds, no such family shall contain
over three (3) persons, but further provided that domestic servants may be housed on the
premises without being designated as a family.
A wind device that contains a harpoon-style pole or staff driven into the ground
Feather Flag:
for support that is used for the purposes of advertising. For the purposes of this Code, a feather
flag is considered a temporary sign. Also known as a flag banner.
A fence of non-solid construction, no less or more than five (5) feet in height, whose
Fence, Line:
purpose it is to delineate property lines or boundaries.
Any fabric, banner, or bunting containing distinctive colors, patterns, or symbols. Used as
Flag:
a symbol of a government, political subdivision, or other entity.
: A general and temporary condition of partial or complete inundation of
Flood or Flooding
normally dry land areas from the unusual and rapid accumulation or runoff of surface waters
from any source.
: The official map of a community on which FEMA has
Flood Insurance Rate Map (FIRM)
delineated both the special hazard areas and the risk premium zones applicable to the
community.
: The land area adjoining a watercourse or drainage way which would be inundated
Floodplain
by the floodwater of the regulatory flood based on full urbanization of the watershed.
: The channel of a watercourse or drain way and those portions of the adjoining
Floodway
floodplain which are reasonably required to carry and discharge the regulatory flood.
: Those portions of the floodplain which are not reasonably required to carry
Floodway Fringe
and discharge the floodwater of the regulatory flood.
: The sum of the gross horizontal areas of the several floors (including basements) of a
Floor Area
building, measured from the exterior faces of the exterior walls or from the centerline of walls
separating two (2) buildings. Provided that for the purpose of determining compliance with the
permitted floor area, the floor area of enclosed required off-street parking areas shall not be
included.
: The floor area of a building or buildings on a lot divided by the lot area.
Floor Area Ratio
A Mobile Food Vendor operating from a vehicle, trailer,
Food Truck/Trailer Mobile Food Vendor:
or cart that is designed and equipped to prepare, cook, and serve open food products.
Typically moves to different locations daily and operates in non-residential areas. Does not stay
in one (1) location longer than seventy-two (72) hours.
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: A dwelling used in whole or in part as living quarters for a household including one
Foster Home
(1) or more minor children, placed by a licensed child placement agency, who are not
members of the family occupying said dwelling but are under their supervision. Further,
provided that a maximum of five (5) children are allowed to reside in the home including any
natural children living in the home, if any children in the home are age two (2) or younger. If no
children are under two (2) years, the maximum number of children residing in the home is six (6).
: The lineal measurement of a lot boundary which abuts a public street or the lineal
Frontage
measurement of the building setback line when the boundary of the lot abuts a non-arterial
street or cul-de-sac.
Also known as estate sale, moving sale, yard sale, auction or other similar type
Garage Sale:
event. Such events shall be allowed up to three (3) times a year, lasting no longer than three (3)
days per event.
: An apartment building generally having a low-density (twelve (12) units per
Garden Apartment
acre or less) of population and having substantial landscaped open space adjacent to the
dwelling units.
: A prostrate plant growing less than two (2) feet in height at maturity that is used
Ground Cover
for:
a.Ornamental purposes;
b.Alternatives to grasses; and
c.Erosion control on slopes.
: A building used in whole or in part as a treatment center and dwelling quarters
Halfway House
for persons unrelated by blood or marriage who are undergoing care or rehabilitation for
alcoholism or other forms of drug abuse.
: Any asphalt or concrete surface of an approved thickness, or other
Hard Surface Parking
approved surface, but excluding rock, gravel, grass, or dirt.
: Topping a tree so severely it resembles a hat rack.
Hat Racking
: A business carried on in a dwelling unit by the resident thereof, provided
Home-Based Business
that the use is limited in extent and is incidental and secondary to the use of the dwelling unit for
residential purposes and does not change the character thereof.
: Any occupation or activity conducted within a dwelling unit which is clearly
Home Occupation
incidental and subordinate to the use of the premises for dwelling purposes.
: The use of land for the growing or production for income of fruits, vegetables,
Horticulture
flowers, nursery stock, including ornamental plants and trees, and cultured sod.
: A flood having an average frequency of occurrence
One Hundred Year-Frequency Flood
once in one hundred (100) years, although the flood may occur in any year. It is based on
statistical analyses of stream flow records available for the watershed and analyses of rainfall
and runoff characteristics in the general region of the watershed.
: A means or place of entering; the act of coming in; an entrance.
Ingress
: A dwelling in which a permanent occupant of the dwelling provides the
In-Home Daycare
care of children or adults. Those receiving care are not all related to the occupant or to each
other by blood or marriage and are not the legal wards or foster children of the attendant
adults. Those receiving care and who are not dependents of the occupant do not reside on the
site. For the purpose of this Ordinance, such activities shall meet all requirements for home
occupations. If children are the primary clients of the use, the home must meet all state
standards for registration and inspections and DHS requirements.
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: The use of land or building for the purpose of selling, breeding, boarding, or training cats
Kennel
or dogs or both.
: The area of a lot plus one-half (1/2) or thirty (30) feet, whichever is less, of the right-
Land Area
of-way of any abutting street to which the lot has access.
: The land area of a lot covered by building or buildings, except structural
Land Coverage
parking.
: The process or product of site development including grading, installation of plant
Landscaping
materials and seeding of turf or ground cover.
: Systems and/or practices that use or mimic natural processes that
Low Impact Design (LID)
result in the infiltration, evapotranspiration, or use of stormwater in order to protect water quality
and associated aquatic habitat.
: A display that is mounted on a freestanding pole.
Light Pole Displays
: A space of at least ten (10) feet in width and 30 feet in length and
Loading Berth, Off-Street
having a vertical clearance of at least 14 feet, designed and located on a lot for the temporary
parking of commercial vehicles while loading or unloading merchandise or materials.
: The floor placed between the roof and the floor of the uppermost story within a single-
Loft
family detached dwelling, the floor area of which is not more than one-third (1/3) of the floor
area of the story or room in which it is placed.
A dwelling unit that is typically found in previously non-residential buildings.
Loft Apartment:
: The total horizontal area within the lot lines of a lot.
Lot Area
: Any boundary of a lot.
Lot Line
: The boundary of a lot which abuts a public street. Where the lot abuts more than
Lot Line, Front
one (1) street, the owner may select the front lot line.
: The boundary of a lot which is most distant from and most nearly parallel to the
Lot Line, Rear
front lot line.
: Any boundary of a lot which is not a front lot line or a rear lot line.
Lot Line, Side
: A lot which is a part of a subdivision, the plat of which has been recorded in the
Lot of Record
office of the County Clerk of the County in which the lot is located, or a parcel of land the deed
of which is recorded in the office of the County Clerk of the County in which the parcel is
located.
: The average horizontal distance between the side lot lines.
Lot Width
: A roof-like structure of a permanent nature that projects from the wall of a building
Marquee
and may overhang a public way. Changeable lettering may be a part thereof.
: Masonry that are laid up unit by unit and set in
Masonry Material (as on a building façade)
mortar. Includes materials like brick; natural or manufactured stone; structural clay tile; indented,
hammered or split-face concrete masonry unit, or a combination of these materials.
: Masonry-like construction
Masonry-Like Construction Materials (as on a building façade)
materials include fiber reinforced cement exterior siding, stucco, synthetic stucco, dryvit, Exterior
Insulated Finish Systems (EIFS), or similar exterior cladding; and concrete tilt wall, pour-in-place
concrete wall, and pre-cast wall that are at least two (2) inches thick and that are profiled,
sculptured, fluted, exposed-aggregated, or have other non-smooth architectural concrete
finish.
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An establishment in which beer or malt beverages are made on the premises
Microbrewery:
and then sold or distributed, and which produces less than 15,000 barrels (465,000 gallons) of
beer and malt beverages per calendar year. Where allowed by law, microbreweries may
include tasting rooms and direct sales to consumers in addition to other methods of distribution.
: A building containing small partitioned storage spaces which are separately and
Mini-Storage
individually rented or leased for the storage of personal goods or merchandise, but excluding
commercial warehousing.
: A small variation from the requirements of the Zoning Code. A Minor Variance
Minor Variance
approval is essentially a certificate of permission, because it allows the property owner to obtain
a Building Permit even though their property does not comply precisely with the requirements of
the Zoning Code or Subdivision Regulations.
: A single building containing more than one (1) type of land use or a
Mixed-Use Development
single development of more than one (1) building and use, where the different types of land
uses are in close proximity, planned as a unified complementary whole, and functionally
integrated to the use of shared vehicular and pedestrian access and parking area.
A food or beverage service establishment designed to be readily
Mobile Food Vendors:
movable, and operates at a fixed location for a temporary period of time. Mobile Food Vendors
are typically a vehicle trailer or cart with food preparation areas, or they deliver pre-packaged
goods straight to the customer. All mobile food vendors are required to complete a Mobile
Food Vendor Permit. All mobile food vendors that stay in one location for a period longer than
seventy-two (72) hours must acquire a Temporary Use Permit (TUP) from the Community
Development Department. The three types of mobile food vendors are: Pre-Packaged Food
Vendors, Food Truck/Trailer Mobile Food Vendors, and Stationary Food Vendors.
: Not Applicable.
N/A
: Any material that will not ignite at or below a temperature of one
Non-Combustible Material
thousand and two hundred (1200) degrees Fahrenheit and will not continue to burn or glow at
that temperature.
: The standard used by Federal statistical
North American Industry Classification System (NAICS)
agencies in classifying business establishments for the purpose of collecting, analyzing, and
publishing statistical data related to the U.S. business economy.
: A non-conforming use is a use of land, buildings, or other structures, or any
Non-Conforming Use
combination thereof, that is non-conforming to this permitted or specific uses listed by the zoning
districts identified in this Code.
: Landscaping materials used to complement plants such as river rock,
Non-Living Materials
stone, bark, and similar materials.
For the purposes of this Code, non-profit organizations are those that
Non-Profit Organizations:
have received the 501c3 designation.
: An interference with the enjoyment and use of property.
Nuisance
: Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection,
Obstruction
excavation, channel rectification, bridge conduit, culvert, building, wire, fence, rock, gravel,
refuse, fill, structure, or matter that is in, along, across, or projecting into any channel,
watercourse, or regulatory flood hazard area which may impede, retard, or change the
direction of the flow of water, either in itself or by catching or collecting debris carried by such
water, or that is placed where the flow of water might carry the same downstream to the
damage of life or property.
Not able to be seen through.
Opaque:
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: Use of property for the display and sales of products and services, primarily
Outdoor Sales
outside of a building or structure, including but not limited to manufactured homes, burial
monuments, swimming pools, and portable storage sheds, including related repair activities and
sale of parts. Material sold is usually stored outdoors and typically a building is on-site in which
sales may be consummated or products displayed.
: An outdoor fenced area used to immediately restrict an animal or animals
Outside Animal Run
to a limited amount of space, such as a room, pen, run, cage, compartment, or hutch.
: The application of an additional layer of development standards, regulations,
Overlay District
or exceptions that modifies existing land use regulations. It acts as a supplement to the
underlying zoning designation.
: A mechanism used to limit the speed of blade rotation to below the design
Over-speed Control
limits of the WECS.
: The length of time an individual vehicle remains in a given parking space.
Parking Duration
Duration is a function of the driver's trip and purpose, and it increases with increasing city size.
: A space on a lot intended and reserved for the parking of an
Parking Space, Off-Street
automobile. Such space has a driveway connecting the space with a street or alley and
permitting safe ingress or egress of an automobile.
: Surface constructed of double bituminous concrete or asphaltic concrete.
Pavement
Any lightweight plastic, fabric, or other material, whether or not containing a message
Pennant:
of any kind suspended from a rope, wire, or string, usually in series, designed to move in the
wind.
:A building separate from the main structure that is set on a
Permanent Accessory Building
permanent-type foundation with plumbing, electrical, or gas service connections.
: A building or structure, or group of buildings or structures, intended primarily
Place of Assembly
for the conducting of organized assembly. May include, but is not limited to religious facilities,
assembly halls, and fraternal/social clubs. Accessory uses may include meeting rooms and
childcare provided for persons while they are attending assembly functions.
: The City of Owasso, Oklahoma Planning Commission.
Planning Commission
: A discretionary type of development for a tract of land under single
Planned Unit Development
ownership or control, based upon an approved development plan permitting flexibility of
principal land uses, lot sizes, and accessory uses not otherwise available under conventional
development standards.
: The required installation of landscaping and/or screening material between
Planting Yards
zoning districts and certain individual uses. The four types of planting yards are as follows:
a. A planting yard comprised of a strip of land containing landscaping and/or
Buffer Yard:
screening materials, having a varying minimum width, located along side and rear
property lines between zoning districts and/or between certain individual uses.
b. A planting yard comprised of a strip of land containing landscaping
Building Yard:
materials located along the front and/or sides of a building and having a varying
minimum width.
c. A planting yard comprised of a strip or strips of land containing
Parking Lot Yard:
landscaping materials located around and within a parking lot and having a varying
width.
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d. A planting yard comprised of a strip of land containing landscaping
Street Yard:
materials located along the parallel to a public street, or streets and having a varying
minimum width.
: The location where a driver comes face to face with an employee of the
Point of Service
business and remits payment and/or is provided with goods purchased. In locations with two (2)
service windows, the first in line shall be considered the point of service.
: A sign that is supported by one (1) or more poles, uprights, or braces in the ground
Pole Sign
that is not a part of or attached to the building
A tent or other similar structure set up temporarily on a piece of property that sells,
Pop-Up Tent:
solicits, or peddles items. This shall not include seasonal garden tents, sno-cone stands, etc. that
are approved with a Temporary Use Permit (TUP).
A Mobile Food Vendor operating from vehicle or trailer that
Pre-Packaged Mobile Food Vendor:
is limited to the sale of commercially manufactured pre-packaged products or products that
are prepared and packaged at a licensed food service establishment. These vendors typically
travel into residential areas. Does not stay in one (1) location longer than seventy-two (72) hours.
: Recreation facilities open only to bona fide members and
Private Club or Recreational Facility
guests of the private organization operating the facility.
: A place where a vehicle awaits service in a line designated only for that use.
Queuing
A unit designed as temporary living quarters for recreational,
Recreational Vehicle (RV):
camping, or travel use that may be self-propelled or towed by an automotive vehicle.
Recreational vehicle shall include motor homes, travel trailers, truck campers, camping trailers,
converted buses, house boats, or other similar units as determined by the Community
Development Director or their designee. A recreational vehicle may or may not include
individual toilet and bath.
: A flood having a one (1) percent chance of being equaled or exceeded in
Regulatory Flood
any given year based upon the full potential urbanization of the contributing watershed
considering the Land Use Master Plan, adopted Floodplain Management Policies and the
watershed Master Drainage Plan where adopted.
: Vegetation, fence, wall, berm, or a combination of any or all of
Screen or Opaque Screen
these which partially or completely block the view of and provide spatial separation of a portion
or all of a site from an adjacent property or right-of-way.
: A horizontal distance determining the location of a building with respect to a street,
Setback
use district boundary line, or another use. Where the term "setback" is used in conjunction with a
modifying word or words such as "parking area", the setback shall in its application include but
not be limited to buildings.
: A multi-family structure, controlled by a public body, institutional body, or non-
Senior Housing
profit corporation, eighty (80) percent of whose occupants shall be sixty-five (65) years of age or
over.
: A home or residential complex licensed for the aged or
Senior Housing, Assisted Living
chronically or incurably ill persons in which five (5) or more of such persons not of the immediate
family are provided with food and shelter or care for compensation, but not including hospitals,
clinics, or similar institutions devoted primarily to the diagnosis and treatment of the sick.
Typically one (1) and two (2) bedroom apartments or condominiums
Senior Housing, Attached:
designed to meet the needs of persons sixty-five (65) years of age and older.
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: A residential complex containing multi-family dwellings
Senior Housing, Independent Living
designed for and principally occupied by senior citizens. No nursing care or institutional care is
provided on-site. These offer minimal convenience services, but focus on attracting elderly
residents so as to provide a social support system among the residents.
: An upright plant growing to a mature height of more than six (6) feet for use as
Shrub, Large
natural ornamentation or screening.
: An upright plant growing to a mature height of less than six (6) feet for use as
Shrub, Medium
natural ornamentation or screening.
: An upright plant growing to a mature height of less than four (4) feet for use as
Shrub, Small
natural ornamentation or screening.
: The side of any building or structure, typically not facing a public street.
Side Elevation
: A triangle at an intersection, formed by the two (2) roads or rights-of-way and a
Sight Triangle
third line, which must be kept clear of obstructions such as hedges so that people in a road can
see cars approaching on the other.
: A sign includes any device that displays or includes any letter, work, model, banner, flag,
Sign
pennant, insignia, propeller balloon, device, or representation that is used as or is in the nature of
an advertisement or announcement or that directs attention to an object, product, place,
activity, person, institution, organization, or business. Does not include display of official notice.
: A sign or board constructed in connection with a non-profit, community or
Sign, Bulletin
neighborhood center, public building, church building, or educational institution on its premises
for announcement purposes.
: A sign that directs attention to a business or profession conducted, or to
Sign, Business
products, services, or entertainment sold or offered upon the premises where such sign is
located, or to which it is attached.
: A sign providing directions to the general public to a specific site or address in
Sign, Directional
the City.
: Any sign that incorporates in any manner apparent movement achieved by
Sign, Flashing
electrical pulsation, contains intermittent lighting, or by other means such as sequential light
phasing.
: A sign that is supported by one or more poles, uprights, or braces
Sign, Ground / Pole Mounted
in the ground and that is not a part of a building.
: A sign that is mounted flush with the ground or is supported by
Sign, Ground / Surface Mounted
one or more poles, uprights, or braces in the ground and that is not a part of a building.
: The vertical distance measured from the curb level to the highest point of the sign.
Sign, Height
: Any sign designed to give forth any artificial light, or designed to reflect such
Sign, Illuminated
light deriving from any source that is intended to cause such light or reflection.
An LED sign is a flat panel display which uses an array of light-emitting diodes as pixels
Sign, LED:
to create a video display.
: Any sign, or part of a sign, whether illuminated or unilluminated, that does not
Sign, Moving
remain stationary at all times, regardless of any power source that may affect movement. This
includes vehicular signs, streamers, and pennants.
: A sign that makes known the name or information about a person running for an
Sign, Political
office or any other information concerning a political campaign or election issue of any nature.
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: A sign constructed upon or above a roof or parapet of a building whether extending
Sign, Roof
beyond the highest point of the building or not.
An advertising or business ground sign that is not secured or
Sign, Sandwich Board (A-Frame):
attached to the ground or surface upon which it is located; constructed in a manner as to form
an “A” or tent-like shape, hinged or not hinged at the top.
: A temporary sign that is made of any material, attached to a utility pole, tree, fence
Sign, Snipe
post, stake, stick, mailbox or any similar object, whether in the public right-of-way or not.
: The supports, uprights, bracing, and framework for a sign or outdoor display.
Sign, Structure
: A sign that is not intended to be used or installed permanently and/or that the
Sign, Temporary
Community Development Director or their designee deems to not be constructed or erected in
a manner consistent with the stated purpose of this Code.
A vehicle, whether motorized or a trailer, which is mounted above the ground
Sign, Vehicular:
as a sign or part of a sign, or any sign attached to or painted on such a vehicle which is
mounted above the ground or which is parked so as to be visible from a street when such
vehicle is not actually used for transportation in the day-to-day affairs of its owner.
: A sign painted, attached to, or constructed against the wall of a building or structure
Sign, Wall
with the exposed face of the sign in a plane approximately parallel to the plane of the wall.
: A massing or group of trees or shrubs which are:
Significant Stands of Trees or Shrubs
a.In good condition and are established on the site;
b.Which may be among the earliest grown species of the area; or
c.Which have been identified by the community in a particular area.
: A wind energy conversion system consisting of a wind turbine, a
Small Wind Energy System
tower, and associated control or conversion electronics which will be used primarily to reduce
on-site consumption of utility power.
: A design element or structure that may not conform to the dimensional or
Special Exception
spatial requirements of the base zoning district in which it is located but may be allowed under
certain circumstances with approval from the Owasso Board of Adjustment (BOA).
: An act of a legislature that declares, proscribes, or commands something; a
State Statute
specific law expressed in writing.
A non-permanent Mobile Food Vendor serving in one (1) location for a
Stationary Food Vendor:
temporary period of time. Can be a truck, trailer, or cart. Stationary Food Vendors stay in one
location (1) for longer than seventy-two (72) hours and therefore must obtain a Temporary Use
Permit (TUP) from the Community Development Department.
: A tree planted along a public street or roadway behind or within the right-of-way.
Street Tree
: The wall or part of the building nearest to the street line.
Street Wall
: Anything constructed or erected with a fixed location on the ground, or attached to
Structure
something having a fixed location on the ground, and includes buildings, walks, fences, and
signs.
: Damage of any origin sustained by a structure whereby the cost of
Substantial Damage
restoring the structure to its before-damaged condition would equal or exceed fifty (50) percent
of the market value of the structure before the damage occurred.
: Any repair, reconstruction, or improvement of a structure, the cost of
Substantial Improvement
which equals or exceeds fifty (50) percent of the market value of the structure either:
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a.Before the improvement of repair is started, or
b.If the structure has been damaged and is being restored, before the damage occurred.
For the purposes of this definition "substantial improvement" is considered to occur when the first
alteration affects the external dimensions of the structure. The term does not, however, include
either:
a.Any project for improvement of a structure to comply with the existing state or local
health, sanitary, or safety code specifications which are solely necessary to assure safe
living conditions; or
b.Any alteration of a structure listed on a National Register of Historic Places or a State
Inventory of Historic Places.
: An antenna used to provide a telecommunications service.
Telecommunications Antenna
: The transmission, between or among points specified by the user, or
Telecommunications
information of the user’s choosing, without change in the form or content or information as sent
and received.
: The offering of telecommunications for a fee directly to the public
Telecommunications service
or to such classes of users as to be effectively available directly to the public, regardless of the
facilities used.
: A structure more than ten (10) feet tall, built primarily to support one
Telecommunications Tower
(1) or more telecommunications antennas.
A building separate from the main structure that is capable of
Temporary Accessory Building:
being moved around on the property that has no permanent plumbing, electrical, or gas
connections.
A use established for a limited duration with the intent to discontinue such use
Temporary Use.
upon the expiration of the time period, which may include:
a.A temporary building or structure without any foundation or footing (such as and similar
to a sno-cone stand, drink stand, hot dog stand, or a food truck stationed at one (1)
location);
b.Mobile Food Vendors;
c.Short-term, temporary retail uses, also known as pop-up shops or pop-up retail; and
d.Temporary outdoor activities that are carried out primarily out-of-doors for a fixed period
of time, including flea markets, fireworks, displays, speeches, farm stands, seasonal sales,
swap and shop market, racing meets, circuses, carnival, concerts, and parades.
Temporary uses usually do not involve the construction or alteration of any permanent building
or structure, although the authorization of the temporary use does not necessarily preclude such
construction.
: A single-family dwelling of maximum four hundred (400) square feet and less than
Tiny House
eight hundred 800 square feet built within Owasso City Limits after the date of passage of this
Zoning Code. This house is a permanent structure that is constructed on- or off-site.
: The horizontal timber directly carrying the trusses of a roof or the rafters.
Top Plate
: The distance measured from ground level to the blade extended at its highest
Total Height
point.
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: A small to medium tree, growing to a mature height of fifteen (15) to forty
Tree, Ornamental
(40) feet and characterized by specific aesthetic qualities, such as colorful flowering, interesting
bark, or brilliant fall foliage.
: A large tree growing to a height of forty (40) feet or more at maturity, usually
Tree, Shade
deciduous, and characterized by its ability to provide shade.
: A relaxation of a restriction of the Code, granted by the Owasso Board of Adjustment
Variance
(BOA), where by reason of exceptional narrowness, shallowness, shape, topography, or other
extraordinary or exceptional situation, condition, or circumstance of a particular property, the
literal enforcement of the Code would result in unnecessary hardship.
: A building used exclusively for the care and treatment of animals, including
Veterinary Clinic
incidental overnight boarding of animals within the enclosed building but excluding outside
animal runs or boarding services.
: A woody plant that spreads as it grows over the ground, walls, or trellises.
Vines
: A decorative building material applied to lower portions of an exterior wall.
Wainscot
: The exterior surface of a building or structure. For purposes of this Code, other than size
Wall
limitations, a wall shall be determined to include mansard-type or sloped roof structures.
: An omni-directional dipole antenna of cylindrical shape that is no more than six
Whip Antenna
(6) inches in diameter.
: A wind-driven machine that converts the kinetic
Wind Energy Conversion System (WECS)
energy of the wind into a usable form of electrical or mechanical energy. The WECS includes all
parts of a system except the tower and the transmission equipment.
: That portion of the windmill which includes the blades, hub, and shaft.
Windmill Rotor
: The supporting structure on which the rotor, turbine, and accessory equipment
Windmill Tower
are mounted.
: The term “work of art” shall apply to all mural paintings or decorations, inscriptions,
Work of Art
mosaic, painted glass, and similar art forms of a permanent character intended for permanent
or commemoration that are applied to, constructed, or placed upon the exterior walls of any
building. For the purpose of this Code, “work(s) of art”, whether singular or in aggregate, shall
be deemed to exist when its size exceeds sixteen (16) square feet. For the purpose of this Code,
a “work of art” which in any way relates to the business conducted therein shall be considered
as a wall sign.
: Landscaping with native plants that utilize the existing environmental conditions to
Xeriscape
the best advantage, conserving water and protecting the native environment.
: An open unoccupied space on a lot between a building and a lot line.
Yard
: A yard extending along the full length of the front lot lines between the side lot lines.
Yard, Front
: The minimum permitted distance of open unoccupied space between a
Yard Required
building and a lot line.
: A yard extending along the full length of the rear lot line between the side lot lines.
Yard, Rear
: A yard extending along a side lot line between the front yard and the rear yard.
Yard, Side
A common lot line on which a wall of a structure may be constructed.
Zero Lot Line:
Single-family dwellings arranged on individual lots as detached
Zero Lot Line Development:
structures with one or more side walls on a side property line.
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APPENDIX A
OWASSO PLANNING COMMISSION
The name of this Commission shall be the Owasso Planning Commission
ARTICLE I.Name.
hereinafter referred to as the "Commission".
ARTICLE II. Membership.
The Commission shall consist of five (5) members.
Section 1.Number.
. Members shall reside within Owasso City Limits and shall be
Section 2.Qualification
nominated by the Mayor and confirmed by the City Council of Owasso.
Any member to whom some private benefit, direct or indirect,
Section 3.Code of Ethics.
financial or beneficial or otherwise, may come as a result of a public action
concerning the Planning Commission, shall not be a participant in that action.
The possibility, not the actuality of a conflict, shall govern. The individual
experiencing a conflict of interest shall declare their interest, abstain from voting
on the matter, and refrain from any deliberations on the mater. The individual
shall not discuss the matter with a fellow official for the purpose of influencing a
decision thereon.
There shall be the following officers: chair and vice-chair.
ARTICLE III.Officers.
. Election of said officers shall be held annually at the first
Section 1Election of Officers.
meeting of the Commission after July 1 of each year. The term of each office
shall be one (1) year commencing immediately upon the election of each
officer. Any vacancy in office shall be filled by the Commission for the unexpired
term only.
Section 2.Duties and Powers.
a. The Chair shall have the following duties:
Chair.
1.Preside at all meetings;
2.Assist in preparing the agenda;
3.Follow the agenda; and
4.Allot all sides of a case to be heard.
b. The Vice-Chair shall preside at all meetings in the absence of
Vice-Chair.
the Chair.
The Commission may establish any, and as many, standing
ARTICLE IV.Committees.
committees as it deems desirable. A motion to establish a standing committee
and its membership shall receive a vote of three (3) members. The duties are
subject to be reviewed by a standing committee and may also be outlines and
passed by an affirmative vote of three members.
ARTICLE V.Meetings.
The meetings of the Commission shall be held in the City Council
Section 1.Time and Place.
meeting room at Old Central, unless otherwise provided by the Commission for
particular meetings. The meetings shall be held at 6:00 p.m. on the Monday
following the first Tuesday of each month as needed unless otherwise set by the
Commission. Special meetings may be held on call of the Chair at such time and
place as may be designated.
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Three (3) members shall constitute a quorum.
Section 2.Quorum.
In making any recommendation, adopting any plan, or approving any
ARTICLE VI.Votes.
proposal, action shall be taken by not less than three (3) members of five (5)
members regardless of the number of members absent.
For the purposes of rulings from the chair or other parliamentary decisions,
ARTICLE VII.
Robert's Rules of Order Newly Revised shall control.
When a member fails to attend three (3) consecutive
ARTICLE VIII.Absences of Members.
regular or special meetings, or if a member fails to attend fifty (50) percent of the
regular or special meetings held during any six (6) month period, the Commission
may request the Owasso City Council to replace that member.
Any proposed amendment to these by-laws shall be
ARTICLE IX.Amendment of Bylaws.
presented in writing to the members of the Commission at a meeting and shall
require an affirmative vote of three (3) members.
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APPENDIX B
OWASSO BOARD OF ADJUSTMENT
Oklahoma State Statute provides for the creation of a Board of
ARTICLE I.Name.
Adjustment (BOA) of the City of Owasso, Oklahoma. The name of this Board shall
be the Owasso Board of Adjustment, hereinafter referred to as the "Board".
ARTICLE II.Membership.
The Board shall consist of five (5) members.
Section 1.Number.
Members shall reside within Owasso City Limits and shall be
Section 2.Qualifications.
nominated by the Mayor and confirmed by the City Council of Owasso.
Each member shall serve without pay for a term of three (3) years, and
Section 3.Term.
vacancies shall be filled for an unexpired term of a Board member in the manner
set forth for appointments to a full term.
Upon written charges and after a public hearing, members may be removed by
the appointing City Council for any one (1) of the following causes:
a. Failure to attend three (3) consecutive regular or special meetings or
failure to attend one-half (1/2) or fifty (50) percent of the regular or special
meetings held during any six (6) month period.
b. Actions and conduct unbecoming to a Public Official of the City of
Owasso, Oklahoma.
c. Repeated acts and conduct detrimental to the peace, health, safety,
and welfare of the citizens of Owasso.
Any member to whom some private benefit, direct or indirect,
Section 4.Code of Ethics.
financial or otherwise, may come as a result of a public action concerning the
Board, shall not be a participant in that action. The possibility, not the actuality of
a conflict, shall govern. The individual experiencing a conflict of interest shall
declare their interest, abstain from voting on the matter, and refrain from any
deliberations on the matter. The individual shall not discuss the matter with a
fellow official for the purpose of influencing a decision thereon.
There shall be the following officers: Chair and Vice-Chair.
ARTICLE III.Officers.
The Board shall conduct an annual meeting each year on
Section 1.Election and Officers.
the regular meeting date in June which, in addition to their regular business, shall
be for the purpose of conducting an election of officers to serve for a term of one
(1) year from the date of election. Any vacancy in office shall be filled by the
Commission for the unexpired term only.
.
Section 2.Duties and Responsibilities
a.. The Chair shall be responsible for presiding at the meeting of the
Chair
Board and insuring that all requirements of the ordinances of the City of
Owasso and the laws of the State of Oklahoma are met. The business of
the Board shall be conducted in an orderly manner keeping in mind at all
times that each member of the Board is an equal. This position shall be in
the nature of a moderator and as a spokesperson to the public for Board
statements, policy, or procedures for the conduct of Board business.
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b. The Vice-Chair shall serve as Chair in the absence of the
Vice-Chair.
Chair and at those times comply with the responsibilities and duties of the
Chair.
c. Each Board member is an equal and shall be
Board Members.
responsible for the conduct of Board business in a dignified and orderly
manner to demonstrate and reflect the high character and moral
integrity of each of the Board members. At all times Board members shall
maintain strict impartiality and concern themselves solely with the health,
safety, and welfare of the citizens of the City of Owasso.
The Owasso Board of Adjustment (BOA) shall give
ARTICLE IV. Notice of Public Hearing.
notice and then conduct a public hearing before acting on any appeal from a
determination of a City of Owasso Administrative Official, interpretation or before
granting any Special Exception or Variance.
Ten (10) days’ notice of a public hearing shall be given as follows for a Special
Exception, Variance, or appeal from a determination of the Community
Development Department:
a. By publication in a newspaper of general circulation; and
b. By mailing written notice to all property owners within a three hundred
(300) foot radius of the exterior boundary of the subject property.
The notice shall contain:
a. The legal description of the property and the street address or
approximate location of the property;
b. The present zoning classification of the property and the nature of the
relief sought; and
c. The date, time, and place of the hearing.
The responsibility of giving proper and timely notice and paying all costs thereof
shall be that of the applicant. Any action taken by the BOA on an application at
a public hearing shall become null and void if the applicant fails to comply with
requirements set forth herein.
ARTICLE V.Meetings.
The meetings of the Board shall be held in the City Council
Section 1.Time and Place.
Chambers at City Hall, unless otherwise provided by the Board for particular
meetings. The meetings shall be held at 6:00 p.m. on the fourth Tuesday of each
month as needed. Special meetings may be held on call of the Chair at such
time and place as may be designated.
Three (3) members shall constitute a quorum.
Section 2.Quorum.
ARTICLE VI.Motions and Votes.
All items of public business coming before the Board on application shall
Section 1.Motions.
be determined by motion, second, and vote of the Board unless the Board fails to
receive a motion or a second to a motion. Delegation of authority for the
performance of purely administrative functions and such other items as the Board
may determine may be acted upon by the simple agreement of all members
present.
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The approval of applications coming before the Board shall require three
Section 2.Votes.
(3) affirmative votes of those members present; unless three (3) affirmative votes
are cast the application shall be considered denied. On administrative questions
(i.e., interpretations), a majority vote of the members present at the meeting shall
be decisive. The vote shall be by roll call.
For purposes of rulings from the chair or other
ARTICLE VII.Parliamentary Procedure.
parliamentary decisions, Robert's Rules of Order Newly Revised shall control.
ARTICLE VIII.Meeting Procedure.
Section 1.Opening Procedure.
a.The Chair, or in the absence of the Chair the Vice-Chair, shall call the
meeting to order noting the time and date, and shall call the roll
indicating those members absent. Before order of business shall be
conducted on any Board of Adjustment application, or any item that
requires publication, the Chair shall check to assure that all requirements
of Notice of Public Hearing have been completed. Application shall be
continued if said Notice is not complete.
b.Each agenda item shall be announced by the Chair in the order that it
appears on the published agenda unless otherwise agreed to by a
majority vote of the Board members present.
Section 2.Public Hearing Procedure.
a.The Chair shall then call on persons on the Board's staff for a detailed
statement and history of the item under consideration.
b.The Chair shall call on applicant or applicant's representative for
presentation of the application. In the absence of a statement by the
applicant or applicant's representative, the staff's statement may be
considered by the Board.
c.After presentation of the application as above set out, the Chair shall
provide all persons present an opportunity to speak for or against the
application. The order of speaking opportunity shall be determined by
the Chair. The Board may by majority vote at any time call a halt to
speaking opportunity when it appears the statements are repetitious.
d.Any members of the Board may at any time during the presentation of an
agenda item ask questions of the applicant, persons on the Board's staff,
other Board members or interested parties without being recognized by
the Chair, however, each member shall conduct themselves in a
businesslike manner when asking such question or questions. In the event
disorder should erupt among Board members during the questioning
process, any Board member may move to grant the Chair the temporary
right to require recognition before speaking. Amy member of the Board
shall be entitled to make a motion that the presentation has become
repetitious, call for a second and vote on the question at any time after
allowing proponents and opponents an opportunity to present all issues
having merit in relation to the application.
Any proposed amendment to these by-laws shall be
ARTICLE IX. Amendment of Bylaws.
presented in writing to the members of the Board at a meeting and shall require
an affirmative vote of three (3) members.
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Application fees for a Board of Adjustment application shall be paid to the
ARTICLE X. Fees.
City of Owasso. The amount of the fees shall be established by resolution
adopted by the Owasso City Council.
ARTICLE XI. Appeals from the Community Development Department or City of Owasso
Official.
An appeal to the Owasso Board of Adjustment (BOA) may be taken by
Section 1. General.
any person aggrieved or by an officer, department, board, or bureau of the City
affected, where it is alleged there is error in any order, requirement, decision, or
determination of the Community Development Department or other City
Department in the enforcement of this Code.
An appeal shall be taken within ten (10) days from the
Section 2. Notice of Appeal.
determination complained of by filing a notice of appeal, specifying the grounds
thereof with the Community Development Department and with the Secretary of
the Owasso Board of Adjustment (BOA).
The Community Development Department, upon receipt of notice, shall transmit
to the Secretary of the Board and the City Clerk certified copies of all the papers
constituting the record of said matter.
Upon receipt of the record, the Secretary shall cause an investigation to be
made upon the appeal and shall set the matter for public hearing.
The Board shall hold the public hearing.
Section 3. Owasso Board of Adjustment Action.
The Board may reverse or affirm, wholly or in part, or may modify the order,
requirement, decision, or determination appealed from and may make such
order, requirement, decision, or determination as ought to be made, and to that
end shall have all the powers of the officer from whom the appeal is taken.
The Board shall make its decision within thirty (30) days after the final hearing, and
the decision shall be in writing and filed of record in the office of the City Clerk.
The concurring vote of three (3) members of the Board shall be necessary to
reverse any order, requirement, decision, or determination of the Community
Development Department.
An appeal stays all proceedings in furtherance of the
Section 4. Stay of Proceedings.
action appealed from, unless the Building Inspector from whom the appeal is
taken certifies to the Owasso Board of Adjustment (BOA), after the notice of
appeal shall have been filed with them, that by reason of facts stated in the
certificate, a stay would in their opinion cause imminent peril to life or property. In
such case, proceedings shall not be stayed other than by a restraining order
granted by the Board or by the Court of proper jurisdiction on due and sufficient
cause shown.
Where a question arises as to the zoning district classification of a
ARTICLE XII. Interpretation.
particular use, or the applicability of any adopted City Codes or Standards, the
Owasso Board of Adjustment (BOA), upon written request of the Community
Development Director or their designee, shall determine the classification of the
use or zoning district in question or whether Staff interpretation of the Code is
appropriate.
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ARTICLE XIII. Variances.
The Owasso Board of Adjustment (BOA), upon application and after
Section 1. General.
notice (when notice is required) and public hearing, may grant Variances from
the terms of this Code only upon a finding that the Variance will not cause
substantial detriment to the public good or impair the spirit, purposes, and intent
of this Code or the Land Use Master Plan, where by reason of exceptional
narrowness, shallowness, shape, topography, or other extraordinary or
exceptional situation, condition, or circumstance peculiar to a particular
property, the literal enforcement of this Code will result in unnecessary hardship.
The Board shall act only within the confines as outlined in Oklahoma State
Statute.
A request for a Variance shall be initiated by the filing of an
Section 2. Application.
application with the Community Development Department and shall be set for
public hearing in accordance with the rules established by the Board and
Oklahoma State Statute.
The Board shall hold the public hearing
Section 3. Owasso Board of Adjustment Action.
and, upon the concurring vote of three (3) members, may grant a Variance only
upon a finding that:
a.The application of the Code to the particular piece of property would
create an unnecessary hardship;
b.Such conditions are peculiar to the particular piece of property involved;
c.Relief, if granted, would not cause substantial detriment to the public
good or impair the purposes and intent of the Code or the Land Use
Master Plan; and
d.The Variance, if granted, would be the minimum necessary to alleviate
the unnecessary hardship.
The Board, in granting a Variance, shall prescribe appropriate conditions and
safeguards, and may require such evidence and guarantee or bond as it may
deem necessary to enforce compliance with the conditions attached.
A Variance which has not been utilized within one
Section 4. Time Limitations on Variances.
(1) year from the date of the order granting the Variance shall thereafter be void.
For the purpose of this provision, utilization shall mean actual use or the issuance
of a Building Permit, when applicable, provided construction is diligently carried to
completion.
ARTICLE XIV.Administrative Variances.
A Minor Variance is a small variation from the requirements of
Section 1. Minor Variances.
the Zoning Code. A Minor Variance approval is essentially a certificate of
permission, because it allows the property owner to obtain a Building Permit or
Certificate of Occupancy (C/O) even though their property does not comply
precisely with the requirements of the Zoning Code or Subdivision Regulations of
the City of Owasso.
Prior to the submission of request for a Minor Variance, the applicant shall meet
with the Community Development Director or their designee to discuss the nature
of the request. The Community Development Director or their designee shall
consider the information provided and make the determination as to whether the
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request is minor in nature for it to be processed as a Minor Administrative
Variance or Special Exception.
A Minor
Section 2. Minor Administrative Variances for Encroachments into Setbacks.
Administrative Variance can be granted for encroachment into a building
setback of up to two (2) feet. A request for a Minor Administrative Variance shall
be submitted in the same manner as other Variance requests requiring Board
approval, including application, supporting materials, and fee. An administrative
hearing shall be held by the Community Development Director or their designee
who shall determine, based on the evidence provided, whether to approve or
deny the Minor Variance request. Notice of hearings regarding requests for Minor
Variances shall be done in the same manner as other Variance requests requiring
Board approval, with notices sent to adjacent property owners. Notices shall be
mailed at least ten (10) days prior to the hearing and contain:
a.A legal description of the subject property and street address (if any);
b.The nature of the Variance request; and
c.The date, time and place of the public hearing.
Appeals to administrative Variance decisions shall be heard by the Owasso
Board of Adjustment (BOA).
ARTICLE XV. Special Exceptions.
The Owasso Board of Adjustment (BOA), upon application, and after
Section 1. General.
notice and public hearing subject to the procedural and substantive standards
hereinafter set forth, may grant the following Special Exceptions:
a.The change of a non-conforming use as provided in the Chapter titled
“Non-Conformities” in the Owasso Zoning Code;
b.The restoration of a partially destroyed structure containing a non-
conforming use as provided in the Chapter titled “Non-Conformities” in
the Owasso Zoning Code;
c.The restoration of a partially destroyed non-conforming structure as
provided in the Chapter titled “Non-Conformities” in the Owasso Zoning
Code;
d.Carports as described in the Section titled “Accessory Dwelling Units” in
the Chapter titled “Residential District Provisions” in the Owasso Zoning
Code; and
e.The construction of an accessory building as described in the Section titled
“Yards” in the Chapter titled “Residential District Provisions” in the Owasso
Zoning Code.
A request for a Special Exception shall be initiated by the filing of an
Section 2. Application.
application with the Community Development Department and shall be set for
public hearing by said Department in accordance with the rules established by
the Owasso Board of Adjustment (BOA).
Submit application to the Community Development Department.
Section 3. Procedure.
The Community Development Director or their designee shall consider these
factors when evaluating a request for a Special Exception:
a.Will the placement of the structure impact parking and circulation
patterns?
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b.What is the nature of any protests to the request?
c.Will the placement of the structure impact any above or below ground
utilities?
The Owasso Board of Adjustment (BOA) shall hold
Section 4.Board of Adjustment Action.
the public hearing and may, upon the concurring vote of three (3) members,
grant the Special Exception after finding that the Special Exception will be in
harmony with the spirit and intent of the code and will not be injurious to the
neighborhood or otherwise detrimental to the public welfare.
The Board, in granting a Special Exception, shall prescribe appropriate conditions
and safeguards and may require such evidence and guarantee or bonds as it
may deem necessary to enforce compliance with the conditions attached.
A Special Exception which has not been
Section 5. Time Limitations on Special Exceptions.
utilized within one (1) year from the date of the order granting the Special
Exception shall thereafter be void, provided that the Board has not extended the
time for utilization.
For the purpose of this provision, utilization shall mean actual use or the issuance
of a Building Permit, when applicable, provided construction is diligently carried to
completion.
ARTICLE XVI. Appeals to the District Court.
An appeal of any action, ruling, decision, judgment, or order of the
Section 1.Procedure.
Owasso Board of Adjustment (BOA) may be taken by any person or persons
aggrieved, or any taxpayer or officer, department, board, or bureau of the City
to the District Court, by filing with the City Clerk and with the Secretary of the
Board within ten (10) days from the date of such action a notice of appeal,
which notice shall specify the grounds of such appeal. No bond or deposit for
costs shall be required for such appeal.
Upon filing of the notice of appeal, the City Clerk shall transmit to the Court Clerk
of the County the original or certified copies of all the papers constituting the
record in the case, together with the order, decision, or ruling of the Board. Said
case shall be heard and tried de nova in the District Court of Tulsa County or
Rogers County, Oklahoma.
An appeal shall be from the action of the District Court as in all other civil actions.
All issues in any proceedings under this Section shall have preference over all
other civil actions and proceedings.
Costs shall not be allowed against the Board unless it shall appear to the Court
that it acted with gross negligence, in bad faith, or with malice in making the
decision being appealed.
An appeal to the District Court stays all proceedings in
Section 2. Stay of Proceedings.
furtherance of the action appealed unless the Chair of the Board certifies to the
Court Clerk, after notice shall have been filed, that by reasons of facts stated in
the certificate, a stay would cause imminent peril to life or property.
In such case, proceedings shall not be stayed other than by a restraining order
granted by the District Court.
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update will be listed on the agenda for discussion at the City Council work session on June 12,
2018, before being presented for final consideration and action at the City Council meeting on
June 19, 2018.
ANALYSIS:
The proposed Zoning Code utilizes a large part of the existing Zoning Code as a framework, but
every section of the Code has been updated to some extent. A great deal of attention has
been paid to the changing development trends occurring in Owasso. The major changes
proposed to the Zoning Code include the following:
• The Code would establish the Official Zoning Map of Owasso.
• The addition of the RNX (Residential Neighborhood Mixed) Zoning District, which was
passed by Council in 2016 with Ordinance 1087.
• No new zonings of CH (Commercial Heavy) would be allowed in Owasso.
• A new zoning category called DM (Downtown Mixed) would be created to
accommodate the downtown development.
• The creation of the PF (Public Facilities) zoning district, which is intended to set a
standard zoning district for public /institutional /quasi - public uses that are distributed
throughout Owasso. This includes uses like public parks, City /Municipal buildings or
yards, public safety facilities, public schools, cultural areas, and utilities.
• Permitted and prohibited uses for all Zoning Districts would be simplified into tables
and re- categorized under definitions of uses in the North American Industry
Classification System (NAICS) guide.
• The creation of a chapter specifically for Overlay Districts.
• The creation of Temporary Use Permits and requirements for them. The City would
regulate sno -cone stands and flower tents among other uses. They would be
approved with Administrative Review rather than going to the Board of Adjustment.
• A new chapter called "Site Design Standards" would be created, which would
include Site Plan requirements, required screening, site access requirements, and
architectural design requirements.
• Mechanical equipment would no longer be allowed to encroach into the side yard
setback.
• For carports, language would be added to assist with determining a
recommendation and decision when brought before the Board of Adjustment,
whereas none currently exists.
• The height requirements for Accessory Structures would be changed.
• Several definitions would be added and all definitions would be consolidated in a
"Definitions" chapter.
PLANNING COMMISSION:
The Owasso Planning Commission will vote on the update to the Owasso Zoning Code at their
meeting on June 11, 2018.
ATTACHMENTS:
Draft Ordinance
Zoning Code Update
FROM: Bronce L. Stephenson
Community Development Director
SUBJECT: Ordinance 1131, Adoption of the New Owasso Zoning Code
DATE: June 15, 2018
REQUESTED ACTION:
City Council approval of an Ordinance formally adopting a new zoning code for the City of Owasso.
BACKGROUND:
Many cities utilize outside firms to write or update a Zoning Code, but as with the GrOwasso 2030 Land
Use Master Plan update, the proposed Zoning Code was prepared in -house by Community
Development staff with assistance from various departments. Staff began the process of writing a new
Zoning Code for Council consideration about two years ago.
The proposed Zoning Code utilizes a portion of the existing Zoning Code as a framework, but every
section of the Code has been updated and expanded, with numerous new chapters as well.
Compared to the current Zoning Code, the new Code has a much cleaner and user - friendly format in
an effort to increase efficiency and reduce confusion and redundancy. A great deal of attention has
been paid to the changing development trends occurring in Owasso and throughout the region. The
Planning Commission, Board of Adjustment, City Council, and the development community played a
vital role in the development and oversight in the creation of the Code.
DISCUSSION AND PUBLIC REVIEW:
The draft of the new Zoning Code was posted to the City of Owasso webpage for public review and
comment on February 12, 2018. A Public Input Meeting was held on March 29, 2018 and input
gathered at that meeting was summarized and provided to the Planning Commission and City
Council. Public Hearings were held by the Planning Commission and the City Council. There were no
comments or concerns provided by the public at either of these Public Hearings. The Planning
Commission and City Council continued discussions of the proposed new language at various work
session meetings.
PLANNING COMMISSION:
During their June meeting, the Owasso Planning Commission voted 4 -0 to recommend approval of the
new Owasso Zoning Code,
RECOMMENDATION:
Staff recommends City Council approval of Ordinance 1131, adopting the new zoning code.
ATTACHMENTS:
Ordinance 1131
Staff memorandum dated June 8, 2018
REAL Paopie • REgL Chaacter •REAL Commonly
TO: Honorable Mayor and Owasso City Coi
FROM: Bronce L. Stephenson, MPA
Director of Community Development
SUBJECT: Adoption of New Owasso Zoning Code
DATE: June 8, 2018
BACKGROUND:
The Zoning Code is the document that guides the development process, and it sets standards
that must be met when developing property in Owasso. The Zoning Code also establishes
zoning districts, bulk standards, and design requirements. It is a responsible practice to update
the Zoning Code as often as necessary to keep up with changing standards, technology,
economically- driven changes in the development world, and changes in the community.
TIMELINE:
Staff began the process of updating the Owasso Zoning Code about 18 months ago. Many
cities utilize outside firms to write or update a Zoning Code, but as with the GrOwasso 2030 Land
Use Master Plan update, the proposed Zoning Code was prepared in -house by Community
Development staff. The completed update to the Zoning Code is the result of a long process
that involved well over 1,000 hours of staff time. Input was also received from the Planning
Commission, Board of Adjustment, City Council, and the development community.
Multiple opportunities were made available to the public to review and provide input on the
update to the Zoning Code. The draft of the Zoning Code update was posted to the City of
Owasso webpage for public review and comment on February 12, 2018. A Public Input Meeting
was held on March 29, 2018, from 6:00 -8:00 PM in the Community Room at City Hall. Input
provided by the public at that meeting was summarized and provided to the Planning
Commission at their meeting on April 9, 2018 as well as to City Council at the April 10, 2018 work
session. Notices for the Public Input Meeting as well as the Public Hearings appeared in the
Owasso Reporter on March 21 and March 28, 2018. Public Hearings on the Zoning Code update
were held at the Planning Commission meeting on April 9, 2018, and the City Council meeting
on April 17, 2018. There were no comments or concerns on the Zoning Code update provided
by the public at these Public Hearings.
The Planning Commission has reviewed and provided input throughout the process of updating
the Zoning Code. A special meeting of the Planning Commission was held on March 30, 2017 to
discuss the rough draft of the update. Since then, the Planning Commission has had many
discussions of the Zoning Code at its meetings. A review of the final draft of the Zoning Code
update was conducted at the Planning Commission meeting on May 7, 2018.
The City Council has also provided input throughout this process. Staff presented the initial
rough draft of the Zoning Code update at the August 8, 2017, City Council work session meeting,
and Council provided input at the September 12, 2017, work session. Staff brought an updated
draft of the proposed Zoning Code in two halves to the March 13, 2018, and April 10, 2018, City
Council work sessions for discussion. Finally, staff presented the complete final draft of the
Zoning Code update to City Council work session on May 8, 2018.
Staff will present the completed Zoning Code update to the Planning Commission for
consideration and recommendation at their meeting on June 11, 2018. The Zoning Code