HomeMy WebLinkAbout2016.07.11_Planning Commission AgendaRecord Copy
OWASSO PLANNING COMMISSION
REGULAR MEETING
OF OWASSo
July 11, 2016
6:00 PM
PUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING: Regular
DATE: July 11, 2016
TIME: 6:00 PM
PLACE: Old Central
109 North Birch
NOTICE FILED BY: Marsha Hensley
TITLE: Assistant City Planner
Filed in the office of the Owasso City Clerk and posted at the north entrance to City
Hall at 3:00 PM on June 30, 2016.
VUQEcn
Marsha Hensley, Assistant City PlaNner
OWASSO PLANNING COMMISSION
Monday, July 11, 2016 at 6:00 PM
Old Central
109 North Birch
AGENDA
1. Call to Order
2. Flag Salute
3. Roll Call
4. Presentation of the Character Trait of the Month - Responsibility
5. Approval of Minutes from the June 13, 2016 Regular Meeting.
6. Election of Planning Commission Chairperson
7. Election of Planning Commission Vice Chairperson
8. Board /Committee Appointments
• Technical Advisory Committee
• Annexation Committee
9. OPUD 16 -03 /OZ 16 -06 — Tvann Villa — Consideration and appropriate action relating to
the request for the review and acceptance of a planned unit development (PUD) with the
underlying zoning of RS -3 (Residential Single - family) zoning district. The general
location is between E 96' St N and E 86tt' St N on E 93rd St N and is approximately 16.20
acres in size.
10. Preliminary Plat — Tvann Villa — Consideration and appropriate action relating to the
request for the review and acceptance of a preliminary plat proposing sixty -four (64) lots
on two (2) blocks containing 16.20 acres. The general location is between E 96d' St N
and E 86th St N on E 93`d St N. The underlying zoning is RS -3 (Residential Single -
family).
11.'OPUD 16 -04 /OZ 16 -05 — Owasso 140 — Consideration and appropriate action relating to
the request for the review and acceptance of a planned unit development (PUD) with the
underlying zoning of RS -3 (Residential Single - family) zoning district. The general
location is the north side of E 76th St N and approximately % mile west of N 161st E Ave
and is approximately 140.391 acres in size.
12. Preliminary Plat — Owasso 140 — Consideration and appropriate action relating to the
request for the review and acceptance of a preliminary plat proposing four hundred sixty
seven (467) lots in seventeen (17) blocks containing 140.391 acres. The general location
is the north side of E 76th St N and approximately % mile west of N 161St E Ave. The
underlying zoning is RS -3 (Residential Single - family).
13. Specific Use Permit #16 -02, -I Q Car Wash — Consideration and appropriate action
relating to the request for the review and acceptance of a specific use permit to allow for
a car wash facility in a CS (Commercial Shopping) zoning district. The subject property
is located at 8702 N Garnett and is within the US -169 Overlay District. The subject
property is zoned CG (Commercial General) zoning district.
14. Community Development Report
• Report on Monthly Building Permit Activity
• Director's Update
15. Report on Items from the Map,2K 2016 TAC Meeting
• Site Plan - Ice House America (Family Video Lot)
• Site Plan - Lifepoint Baptist Church
• OPUD 16 -03 /OZ 16 -06 - Tyann Villa
• Preliminary Plat - Tyann Villa
•- OPUD 16 -04 /OZ 16 -05 - Owasso 140
• Preliminary Plat - Owasso 140
• Specific Use Permit - IQ Car Wash
16. Report from Planning Commissioners
17. New Business (New Business is any item of business which could not have been
foreseen at the time of posting of the agenda)
18. Adjournment
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, June 13, 2016
The Owasso Planning Commission met in regular session on Monday, June 13, 2016 at Old
Central per the Notice of Public Meeting and Agenda posted on the City Hall bulletin
board at 10:00 a.m. on June 9, 2016.
ITEM 1. CALL TO ORDER
Dr. Loving called the meeting to order at 6:00 p.m.
ITEM 2. Flag Salute
ITEM 3. Roll Call
PRESENT
David Vines
Dr. Paul Loving
Renee Mowery
Tim Miller
Jennifer Koscelny
A quorum was declared present.
STAFF
Bronce Stephenson
Karl Fritschen
Marsha Hensley
Julie Lombardi
Daniel Dearing
Kyler Hallmark
0 1W 1 111
ITEM 4. Presentation of the Character Trait of the Month —Endurance
ITEM 5. Approval of Minutes from May 9, 2016 Regular Meeting.
The Commission reviewed the minutes.
Mr. Miller moved, seconded by Mr. Vines, to approve the minutes from the
May 9, 2016 meeting. A vote on the motion was recorded as follows:
YEA:
Dr. Loving, Miller, Vines, Mowery
Abstain:
Koscelny
NAY:
None
Motion carried 4 -1.
OWASSO PLANNING COMMISSION
June 13, 2016
Page No. 2
ITEM 6. OZ 16 -04, Rezoning - Smalyao Properties - Consideration and appropriate
action relating to the request for the review and acceptance of a
rezoning from AG (Agriculture) to RS -3 (Residential Single- family). The
subject property is approximately 2.85 acres and is located at 13707 East
96th Street North, Owasso, OK.
Kyler Hallmark presented the staff report and described the location. Notices were
mailed and the property was posted. Staff recommends approval of OZ 16 -04, to
rezone the subject property to RS -3 (Residential Single- family). Kyle Smalygo was
present to answer any questions.
Mr. Rob Haskins - 1: 3601 E 96 St N - He questioned the platting process. He would like to
give input when the property is platted.
Dr. Loving requested that Mr. Haskins be notified when the platting process begins.
Mr. Vines moved, seconded by Mr. Miller, to approve rezoning OZ 16 -04. A vote on the
motion was recorded as follows:
YEA: Dr. Loving, Mowery, Vines, Miller, Koscelny
NAY: None
Motion carried 5 -0.
ITEM 7. OLS 16 -03 - Lot Split, Mill Creek Lumber - Consideration and appropriate
action relating to the request for the review and acceptance of a lot split.
The proposed lot split will split the southern 50 feet from Tract 1 A, pending
the filing and recording of lot tie agreements with the tracts further to the
east. The property is zoned CG (Commercial General) zoning district and
is located at 7801 N Owasso Expressway (Lot 1, Block 19, Elm Creek Estates
15').
Karl Fritschen presented the staff report and described the location. Staff recommends
approval of OLS 16 -03, subject to the filing of the lot tie agreements for Tracts IA(I)b,
1 A(2), 1 B and 1C. Staff would recommend that this be the last lot split allowed for any
properties associated with Lot 1, Block 19 of Elm Creek addition and that any further
modifications of the property lines will require re- platting. The Owasso Technical
Advisory Committee reviewed the lot split at their May 25, 2016 meeting. Mr. Mark
Capron was present to answer any questions.
Mr. Vines moved, seconded by Mr. Miller, to approve lot split OLS 16 -03, subject to the
above staff recommendation. A vote on the motion was recorded as follows:
YEA: Dr. Loving, Mowery, Miller, Vines, Koscelny
NAY: None
Motion carried 5 -0.
OWASSO PLANNING COMMISSION
June 13, 2016
Page No. 3
ITEM 8. Community Development Report
• Report on Monthly Building Permit Activity.
• Director's Update
• Redbud District
• GO Plan
ITEM 9. Report on Items from the May 25, 2016 TAC Meeting
• Lot Split- Mill Creek Lumber
• Site Plan - Bank of Oklahoma
ITEM 10. Report from Planning Commissioners
ITEM 11. New Business (New Business is any item of business which could not have
been foreseen at the time of posting of the agenda)
ITEM 12. Adjournment - Mr. Miller moved, seconded by Ms. Mowery, to adjourn the
meeting. A vote on the motion was recorded as follows:
YEA: Dr. Loving, Mowery, Vines, Miller, Koscelny
NAY: None
Motion carried 5 -0 and the meeting was adjourned at 6:55 PM.
Chairperson
Vice Chairperson
Date
TO: The Owasso Planning Commission
FROM: Karl A. Fritschen AICP, RLA
Chief Urban and Long Range Planner
SUBJECT: Planned Unit Development, PUD -16 -03 (OZ 16 -06) - Tyann Villa
DATE: July 8, 2016
BACKGROUND:
The City of Owasso received a Planned Unit Development (PUD) application for review and
approval of a development called Tyann Villa. This development proposes a gated single family
planned residential community that will include approximately 64 lots in 2 blocks on 16.20 acres.
The subject property is located immediately east of Smith Elementary School. The applicant also
submitted a concurrent rezoning request (OZ 16 -06) with this PUD that would rezone the property
from RS -3 (Residential Single Family) and RM (Residential Multi - Family) to all RS -3 (Residential
Single Family), allowing for the development of single family homes. The PUD will act as an
overlay to the RS -3 zoning and govern the development of the property.
SURROUNDING ZONING:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
CS
Commercial
Commercial
City of
Number of Reserve Areas
Commercial Shopping)
Gross Dwelling 1Units/Acre
3.95 DU /Acre
Owasso
N/A
RS -3
Single Family
Within Overlay District?
City of
South
(Residential Single
Homes
Residential
Owasso
Private
Family)
City of
East
AG(Agriculture)
Undeveloped
Residential
Owasso
West
RS -3 (Residential Single
Elementary
Public
City of
Family)
School
Owasso
SUBJECT PROPERTY /PROJECT DATA:
Property Size
16.20 acres
Current Zoning"
RM and RS -3
Proposed Use
Single Family Homes
Lots /Blocks
64 Lots, 2 Blocks
Land Use Plan
Residential
Number of Reserve Areas
5
Gross Dwelling 1Units/Acre
3.95 DU /Acre
Total Building 'SF
N/A
Within PUD?
Yes, PUD 16 -03
Within Overlay District?
No
Water Provider-
City of Owasso
Applicable Pa backs
Storm siren fee of 35 /acre
Streets (public or private)
Private
CONCEPT OF A PUD:
The concept of a Planned Unit Development is to provide a creative alternative to conventional
development where a particular tract is under common ownership or control and where a
detailed development plan, outlining the development of the tract as a unit is proposed and
submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance
in accordance with a complete and coordinated plan of development for a larger parcel,
rather than piecemeal individual changes using the variance process. Additionally, a PUD
typically produces a higher quality product with better amenities, architecture, landscaping and
buffering.
ANALYSIS:
Tyann Villas is a unique single - family neighborhood targeting those who prefer larger homes with
little to no exterior maintenance. Tyann Villas proposes a maximum of 64 single - family lots on a
16.20 acre tract of land, yielding a gross density of 3.95 DU /Acre. The application calls for the
lots to be developed as zero lot line, which means instead of the standard five foot setbacks on
either side of the home, there is a ten foot setback on one side and a zero setback on the other
side. The wall of the neighboring home is set on the lot line (see example below). The main
access into the development will come from the end of E 93rd St N and a secondary fire access
point will come off N 125th E Ave. The secondary access point will contain a gate, landscaping
and concrete ribbons with a Knox Box and will be strictly for emergency vehicles, therefore no
through traffic will be allowed on the emergency access drive.
Front S+
(tear Lot Line k
Configuration of Zero Lot Line
There are a total of 5 reserve areas in the development, including the private street denoted as
reserve area "A ". The development will be gated and the homes will be placed on zero lot line
lots, similar to those found in the Fairways V subdivision. The minimum lot width has been
specified as 55 feet and the front setbacks 25 feet. The proximity of the development makes it
convenient for future residents to be able to walk or bike to nearby commercial areas without
traveling on or adjacent to heavily congested arterial streets. All homes in the development
have been called out in the PUD development summary to be constructed of at least 80%
masonry. All reserve areas, along with the internal streets, will be maintained by a private
property owners association.
Along with the PUD request, the applicant has submitted a petition for underlying zoning of RS -3.
A portion of the property is already zoned RS -3 and the other part is zoned RM. The proposed
zoning of RS -3 unifies the entire property under one zoning and complements the development
proposal. The PUD will act as an overlay governing the development of the property. A
preliminary plat has also been submitted concurrently with the PUD request.
If the PUD is approved, the applicant will provide final development plans for administrative
review and approval by City staff. These plans shall include all the civil engineering drawings,
landscape plans, drainage plans, utility plans, a Final Plat, etc. PUD applications presented to
the Planning Commission are for approval of the uses, the overall plan as it relates to the
immediate area, and the concept for the development. The City of Owasso will provide
sanitary sewer, water, Fire, Police and EMS service to the proposed development.
City staff published legal notices of the PUD request in the Owasso Reporter and mailed notices
to property owners within a 300' radius of the subject property.
COMPREHENSIVE PLAN CONSISTENCY:
The Owasso 2030 Land Use Master Plan identifies the subject property and its surroundings as
having residential uses, making the proposal consistent with the Plan.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT:
This proposal appears to be consistent with the current and expected development of the area.
Commercial areas lie to the north of the project, a school to the west, single - family residential to
the south, and an undeveloped tract to the east. As an infill type of development, the project
will actually serve as nice transition between lower density single family homes and higher
intensity commercial areas to the north. Overall, this area is urban in character and the
proposed project is designed accordingly.
PLANNING ISSUES:
Future planning issues must still be considered if the PUD is approved. If approved, the applicant
will be required to adhere to all City of Owasso subdivision regulations and engineering
requirements.
According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on
any PUD application and determine the following:
1. Whether the PUD is consistent with the Comprehensive Plan.
2. Whether the PUD is in harmony with the existing and expected development of surrounding
areas.
3. Whether the PUD is a unified treatment of the development possibilities of the project site.
4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance.
a. To permit innovative land development while maintaining appropriate limitation on
the character and intensity of use assuring compatibility with adjoining and
proximate properties;
b. To permit flexibility within the development to best utilize the unique physical
features of the particular site;
c. To provide and preserve meaningful open space; and
d. To achieve a continuity of function and design within the development.
TECHNICAL ADVISORY COMMITTEE REVIEW:
This item was taken to the TAC for review on June 22, 2016 and the comments from this meeting
are attached.
RECOMMENDATION:
Approval of OPUD 16 -03 with underlying zoning of RS -3 (OZ 16 -06).
ATTACHMENTS:
A. Area Map
B. Aerial Map
C. Zoning Map
D. Land Use Plan Map
E. Outlined Development Plan
F. Conceptual Site Plan
TYANN VILLA
RESIDENTAIL, AND RECREATIONAL AREAS
TYANN DEVELOPMENT CO., INC.
PLANNED UNIT DEVELOPMENT
Owner /Developer:
Tyann Development Co. Inc.
P.O. Box 397
Owasso, OK 74055
Phone: (918) 274 -0517
O Prepared by:
Kellogg Engineering, Inc.
6755 S. 4060 Rd.
Talala, OK 74080
918.275.4080
April 95, 2096
4
Table of Contents
Development Concept ............................................................ ..............................2
LegalDescription .................................................................... ..............................3
StatisticalSummary ................................................................ ..............................4
Existing Zoning and Land Use ................................................ ..............................5
Environmental Analysis and Topography ................................ ..............................5
Access and Circulation ........................................................... ..............................6
Drainage................................................................................. ..............................6
Utilities.................................................................................... ..............................6
Development Area (Single-Family) ......................................... ..............................7
Property Owners Association .................................................. ..............................8
StormWater Detention ........................................................... ..............................8
PlatReview ............................................................................. ..............................8
Exhibits
• Exhibit'A'
Existing Zoning & Land Uses
• Exhibit'B'
Existing Topography
• Exhibit'C'
Existing Soils Map
• Exhibit'D'
Aerial Photograph
• Exhibit'E'
PUD Concept Plan
Tyann Villa is a proposed upscale privately gated single family residential
Planned Unit Development (PUD) located in Owasso, Ok. The project site is
currently undeveloped land consisting of 16.20 acres located between E. 96th
and 86th street N. on E. 93rd St. N. within the City of Owasso. The site offers
excellent development promise with exceptional access to the local shopping and
recreational amenities.
The PUD is a residential community. The development will include approximately
64 lots with open space for the enjoyment of the residents.
The PUD Concept Plan shows the development area. The proposed
development consists of one development area. A minimum lot size of 55 feet
wide by 120 feet deep and dwelling sizes of 3,000 square feet of living space
(excluding garage) are proposed for the area. A detailed plat for the development
will be submitted to the Owasso City Planning commission for review and
approval before construction begins.
2
Legal Description
A TRACT OF LAND THAT IS LOCATED IN THE NORTHEAST QUARTER
(NE /4) AND THE SOUTHEAST QUARTER (SE /4) OF SECTION TWENTY (20)
OF TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE FOURTEEN (14)
EAST OF THE INDIAN BASE AND MERIDIAN (I.B. &M.), TULSA COUNTY,
STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY
THEREOF, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SEC. 20, TOWNSHIP 21
NORTH, RANGE 14 EAST, I.B. &M.; THENCE S 00 °01'55" W ALONG THE
EAST LINE OF SAID SECTION 20 A DISTANCE OF 1,662.50 FEET; THENCE
N 01 °25'16" W A DISTANCE OF 1,517.25 FEET TO THE POINT OF
BEGINNING; THENCE S 48 °41'24" E A DISTANCE OF 69.84 FEET; THENCE
S 60 °59'21" E A DISTANCE OF 135.44 FEET; THENCE S 89 °21'07" E A
DISTANCE OF 90.79 FEET; THENCE S 32 °49'16" E A DISTANCE OF 67.72;
THENCE S 07 046'48" E A DISTANCE OF 101.70 FEET; THENCE S 46 °28'57"
W A DISTANCE OF 103.25; THENCE S 04 °31'05" W A DISTANCE OF 412.30;
THENCE S 00 007'08 W A DISTANCE OF 119.49 FEET; THENCE N 89 °21'22"
EA DISTANCE OF 60.58; THENCE S 00 °23'17 EA DISTANCE OF 270.74
FEET; THENCE S 88 006'26" WA DISTANCE OF 177.35 FEET; THENCE N
03 045'14" W A DISTANCE OF 25.36 FEET; THENCE S 87 °50'06 WA
DISTANCE OF 128.88 FEET; THENCE N 16 °27'52" W A DISTANCE OF 15.16
FEET; THENCE S 72 °57'54 W A DISTANCE OF 376.22 FEET; THENCE N
24 °53'11" W A DISTANCE OF 189.81 FEET; THENCE N 00 003'53" E A '
DISTANCE OF 140.07 FEET; THENCE S 89 045'47" E A DISTANCE OF 74.41
FEET; THENCE N 00 003'58" E A DISTANCE OF 734.79 FEET; THENCE S
89 056'02" E A DISTANCE OF 75.00 FEET; THENCE N 00 °03'58" E A
DISTANCE OF 50.00 FEET; THENCE S 89 °56'02" E A DISTANCE OF 222.70
FEET; THENCE N 41 018'07" E A DISTANCE OF 168.07 FEET TO THE POINT
OF BEGINNING, AND CONTAINING 16.20 ACRES, MORE OR LESS.
BASIS OF BEARING IS THE OKLAHOMA STATE PLANE COORDINATE
SYSTEM. THE REFERENCE BEARING IS THE SOUTH BOUNDARY LINE.
Project Area: 16.20 acres
Total Project Density: 3.95 DUs /acre
"MT19 MUM
Residential:
Housing (Single - Family)
-Total Area (approximate) 16.20 acres
- Number of Dwelling Units 64 DU
- Density 3.95 DUs /acre
Park/Open Space:
Included within residential acreage
-Total Area (approximate) 1.58 acres
* This Project will tie into the Tyann Plaza recreational sidewall trails providing
access to the Tyann Plaza pond and amenities.
2
The existing zoning for the subject tract is RS and is currently undeveloped. The
zoning type of the proposed site, along with the surrounding properties, is shown
in Exhibit W.
The existing conditions of the property consist mostly of gently rolling pasture
land. Elevations of the property range from 645 feet to 695 feet above mean sea
level. Existing contours of the site are shown in Exhibit 'B'.
The Soil Survey of Tulsa County, Oklahoma was used to help identify soil types
and consist of those listed below:
e Eram - Coweta Complex (20), 5 to 15 percent slopes
Dennis - Radley Complex (16), 0 to 12 percent slopes
Okemah- Parsons - Pharoah Complex (44), 0 to 1 Percent Slope
Exhibit 'C' shows a map of the existing soils of the property.
The site is bordered on the north by commercial properties, with Owasso Public
Schools to the west and Lakeridge Subdivision to the south. Access to the site
will be accomplished by connecting to E. 93`d St. N., at the northwest. The site
will be a private community with an access gated located at this location. A
reserve is proposed between lots at the southeast corner of the site connecting
to N. 125th E. Ave. for emergency vehicle access. All Internal streets will be
privately maintained by a Property Owners Association.
Storm -water management will be handled with on -site storm water conveyance
system.
Utilities
• Sanitary sewer service will be provided by City of Owasso
• Potable water service will be provided by City of Owasso
• Telephone service will be provided by AT &T.
• Natural gas service will be provided by ONG.
• Electrical service will be provided by PSO
Development Area (single- Farm
a Permitted Uses: Uses as permitted in RS -3
District, City of Owasso
Zoning Code, by right and
by exception
Land Area (approximate): 16.20 acres
Maximum (dumber of Dwelling Units: 64
Minimum Lot Width: 55 feet
Minimum Lot Depth: 120 feet
Maximum Building Height: 35 feet
• Maximum Living Space: 3,000 square feet
(Excluding Garage)
• Off - Street Parking: 2 spaces /DU'
e Minimum Yard Requirements:
• Minimum Front Yard abutting a street
25 feet
• Minimum Rear Yard
20 feet
• Minimum Side Yards
0/5 feet
• Minimum Corner Lot Side Yard
(back -to -back with another corner lot)
25 feet
• Minimum Corner Lot Side Yard
(not back -to -back with another corner lot)
25 feet
Minimum lot width shall be measured at building lines
for cul -de -sac lots and
lots located on a curve.
TIRIPTIUM
A Property Owners Association shall be created to owned and maintain all
private streets, storm water conveyance, landscaped areas, reserve areas, and
all other landscaped buffers and islands. These areas are to be constructed and
attractively landscaped by the developer and turned over to the property owners
association for ownership and maintenance. Covenants will be filed along with a
plat which will set forth standards for these areas.
Detention is provided by the Tyann Lake located to the Northeast of the site. A
maintenance fee will be access on each lot based on a percentage of area.
These fees will be established under the property owners association and
conveyed in covenants of the plat to filed.
No building permit shall be issued until a subdivision plat, which will serve as the
site plan, is submitted to and approved by the City of Owasso Planning
Commission and Owasso City Council and filed of record with the Tulsa County
Clerk.
TO: The Owasso Planning Commission
FROM: Karl A. Fritschen AICP, RLA
Chief Urban and Long Range Planner
SUBJECT: Preliminary Plat, Tyann Villas
DATE: July 8, 2016
BACKGROUND:
The City of Owasso received an application for review and approval of a preliminary plat for a
single family residential development called Tyann Villas The subject property is located
immediately east of Smith Elementary School. The applicant has also submitted for review and
consideration a PUD and rezoning request for the same property (OPUD 16 -03 and OZ 16 -06).
SURROUNDING ZONING:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
CS
Commercial
Commercial
City of
Number of Reserve Areas
Commercial Shopping)
Gross Dwelling 'Units /Acre
3.95 DU /Acre
Owasso
N/A
RS -3
Single Family
Within Overlay` District?
City of
South
(Residential Single
Applicable Pa° backs
Residential
Streets (public or "private)
Private
Family)
Homes
Owasso
East
AG(Agriculture)
Undeveloped
Residential
City of
Owasso
RS -3 (Residential Single
Elementary
City of
West
Family)
School I
Public
Owasso
SUBJECT PROPERTY /PROJECT DATA:
Property Size
16.20 acres
Current Zoning
RM and RS -3
Proposed Use
Single Family Homes
Lots /Blocks
64 Lots, 2 Blocks
Land Use Plan
Residential
Number of Reserve Areas
Gross Dwelling 'Units /Acre
3.95 DU /Acre
Total Building SF
N/A
Within PUD?
Yes, PUD 16 -03
Within Overlay` District?
No
Water Provider .
City of Owasso
Applicable Pa° backs
Storm siren fee of 35 /acre
Streets (public or "private)
Private
ANALYSIS:
The preliminary plat for Tyann Villas proposes 64 lots on a 16.20 acre tract of land yielding a gross
density of 3.95 DU /Acre. The property is zoned RS -3 and RM, but with the approval of the PUD 16-
03 the property would adhere to the modified RS -3 zoning dimensional and setback
requirements. The main access into the development will be taken from the end of East 93rd
Street and a secondary access point will come off N 1251h E Ave. The secondary access point
will also serve as fire access, but will have a gate, landscaping and concrete ribbons and Knox
box. All of the proposed lots meet the minimum width allowances that would be established
under PUD 16 -03, which is 55 feet. The land use plan indicates residential uses for this area, so the
proposed development is an appropriate use for the location.
The development will contain private streets, be gated, and have 5 reserve areas that will
contain stormwater controls, private streets, landscape areas and amenity features. The
declarations page indicates that a property owners association will be established to maintain
all of the reserve areas and any features within them. Perimeter and interior utility easements
are shown that will allow utility companies adequate access to serve the lots in the
development. Any development that occurs on the subject property shall adhere to all
subdivision, zoning, and engineering requirements in addition to those established under PUD 16-
03, including but not limited to paved streets, detention, fire protection, landscaping, and
sidewalks. The City of Owasso will provide sanitary sewer service and water to the property.
TECHNICAL ADVISORY COMMITTEE (TAC):
The Technical Advisory Committee reviewed the preliminary plat for Tyann Villas at their regularly
scheduled meeting on June 22, 2016, The TAC.comments are attached.
Staff recommends Planning Commission approval of the preliminary plat for Tyan Villas.
ATTACHMENTS:
A. Area Map
B. Aerial Map
C. Preliminary Plat for Tyann Villas
OWNER /DEVELOPER: PRELIMINARY PLAT
TYANN
SURVEYOR: ENGINEER:
D. GOSS & ASSOCIATES, LLC KELLOGG ENGINEERING, INC.
Penerai Dale: June 30. 3015 Penewal Cole: June 30. 2015
TO: The Owasso Planning Commission
PROM: Bronce L. Stephenson, MPA
Director of Community Development
SUBJECT: Planned Unit Development, PUD 16 -04 (OZ 16 -05) - Owasso 140
DATE: July 1, 2016
BACKGROUND:
The City of Owasso received a Planned Unit Development (PUD) application for consideration of
Owasso 140 from Dominion LLC. The property is located on the north side of E 761h St N
approximately' /< mile west of N 161st E Ave. This PUD is fora 140 acre master planned community
to be developed into 467 lots within 17 blocks. As part of this PUD, the applicant requests an
underlying zoning of RS -3.
SURROUNDING ZONING:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
Residential
RS -10
467 lots in 17 blocks
Number of Reserve Areas
Rogers
North
(Residential
Residential /Agriculture
Residential
County
Rogers Rural Water District
#3
Single-Family)
Elm Creek Sanitary Sewer
Payback $1580 /acre City of
Owasso Storm Siren Fee
RS -10 and RS-
Rogers
South
40 (Residential
Residential
Residential
County
Single-Family
RS -40
Rogers
East
(Residential
Residential
Residential
County
Single-Family)
RS -3
City of
West
(Residential
Residential
Residential
Owasso
Single Family
SUBJECT PROPERTY /PROJECT DATA:
Property Size
140 acres
Current Zoning
AG (Agriculture)
Proposed Use
Residential
Lots /Blocks
467 lots in 17 blocks
Number of Reserve Areas `'
5 Reserve areas
Within PUD?
PUD 16 -04
Within Overlay District?
N/A
Water Provider :
Rogers Rural Water District
#3
Applicable Paybacks /Fees
Elm Creek Sanitary Sewer
Payback $1580 /acre City of
Owasso Storm Siren Fee
CONCEPT OF A PUD:
The concept of a Planned Unit Development is to provide a creative alternative to conventional
development where a particular tract is under common ownership or control and where a
detailed development plan, outlining the development of the tract as a unit is proposed and
submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance
in accordance with a complete and coordinated plan of development for a larger parcel,
rather than piecemeal individual changes using the variance process. Additionally, a PUD
typically produces a higher quality product with better amenities, architecture, landscaping and
buffering.
ANALYSIS:
This PUD application and rezoning request was submitted for the development of a 140 acre
master planned community that proposes 467 lots in 17 blocks. The rezoning request is for the
base zoning of RS -3 (Residential Single - Family). The project will be comprised of two residential
development areas of similar character but different lot sizes. Development Area A, located at
the northwest corner of the property is 14.48 acres in size, and consist of lots ranging from 50 to
55 feet in width. This smaller lot size falls under the minimum requirements for RS -3 zoning, but
would be allowed within a PUD overlay. Development Area A will consist of 50 maximum
dwelling units yielding a gross density 2.57 dwelling units per acre. All streets within this area will
be privately maintained by the Homeowner's Association and would be privately gated.
Development Area B, approximately 122 acres, will consist of typical single - family residential
homes with lots ranging from 65 to 70 feet in width, with many of the lots exceeding RS -3
standards. The streets within Area B will be public and will be developed to the City of Owasso
design standards.
As part of the PUD there will be five designated Reserve Areas that will be established by the
owner for construction of private streets, stormwater detention, and open space amenity areas.
The development proposes the following amenities:
• Stocked fishing pond with dock
• Walking trails around two detention ponds that connect with neighborhood sidewalks
• Community playing fields or disc golf course
• Swimming pool or splash pad
• Clubhouse
If the PUD is approved, the applicant will provide final development plans for administrative
review and approval by City staff. These plans shall include all the civil engineering drawings,
landscape plans, drainage plans, utility plans, and Final Plat. PUD applications presented to the
Planning Commission are for approval of the uses, the overall plan as it relates to the immediate
area, and the concept for the development. This project would connect to existing Rogers
County subdivisions to allow for adequate emergency access on the eastern and western
perimeters. The City of Owasso will provide sanitary sewer, Fire, Police, and EMS service to the
proposed development. Rogers Rural Water District #3 will provide water to the development.
35 /acre
Streets (public or private)
Public and Private
CONCEPT OF A PUD:
The concept of a Planned Unit Development is to provide a creative alternative to conventional
development where a particular tract is under common ownership or control and where a
detailed development plan, outlining the development of the tract as a unit is proposed and
submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance
in accordance with a complete and coordinated plan of development for a larger parcel,
rather than piecemeal individual changes using the variance process. Additionally, a PUD
typically produces a higher quality product with better amenities, architecture, landscaping and
buffering.
ANALYSIS:
This PUD application and rezoning request was submitted for the development of a 140 acre
master planned community that proposes 467 lots in 17 blocks. The rezoning request is for the
base zoning of RS -3 (Residential Single - Family). The project will be comprised of two residential
development areas of similar character but different lot sizes. Development Area A, located at
the northwest corner of the property is 14.48 acres in size, and consist of lots ranging from 50 to
55 feet in width. This smaller lot size falls under the minimum requirements for RS -3 zoning, but
would be allowed within a PUD overlay. Development Area A will consist of 50 maximum
dwelling units yielding a gross density 2.57 dwelling units per acre. All streets within this area will
be privately maintained by the Homeowner's Association and would be privately gated.
Development Area B, approximately 122 acres, will consist of typical single - family residential
homes with lots ranging from 65 to 70 feet in width, with many of the lots exceeding RS -3
standards. The streets within Area B will be public and will be developed to the City of Owasso
design standards.
As part of the PUD there will be five designated Reserve Areas that will be established by the
owner for construction of private streets, stormwater detention, and open space amenity areas.
The development proposes the following amenities:
• Stocked fishing pond with dock
• Walking trails around two detention ponds that connect with neighborhood sidewalks
• Community playing fields or disc golf course
• Swimming pool or splash pad
• Clubhouse
If the PUD is approved, the applicant will provide final development plans for administrative
review and approval by City staff. These plans shall include all the civil engineering drawings,
landscape plans, drainage plans, utility plans, and Final Plat. PUD applications presented to the
Planning Commission are for approval of the uses, the overall plan as it relates to the immediate
area, and the concept for the development. This project would connect to existing Rogers
County subdivisions to allow for adequate emergency access on the eastern and western
perimeters. The City of Owasso will provide sanitary sewer, Fire, Police, and EMS service to the
proposed development. Rogers Rural Water District #3 will provide water to the development.
COMPREHENSIVE PLAN CONSISTENCY:
The Owasso 2030 Land Use Master Plan identifies the subject property and its surroundings as
having residential uses, making the proposal consistent with the Plan.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT:
This proposal appears to be consistent with the current and expected development of the area.
The area is developed with single - family homes of varying densities.
PLANNING ISSUES:
Future planning issues must still be considered if the PUD is approved. If approved, the applicant
will be required to adhere to all City of Owasso subdivision regulations and engineering
requirements.
According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on
any PUD application and determine the following:
1. Whether the PUD is consistent with the Comprehensive Plan.
2. Whether the PUD is in harmony with the existing and expected development of surrounding
areas.
3. Whether the PUD is a unified treatment of the development possibilities of the project site.
4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance.
a. To permit innovative land development while maintaining appropriate limitation on
the character and intensity of use assuring compatibility with adjoining and
proximate properties;
b. To permit flexibility within the development to best utilize the unique physical
features of the particular site;
c. To provide and preserve meaningful open space; and
d. To achieve a continuity of function and design within the development.
Technical Advisory Committee (TAC):
The Technical Advisory Committee reviewed the preliminary plat for Owasso 140 at their
regularly scheduled meeting on June 22, 2016. The TAC comments are attached with this
memo.
RECOMMENDATION:
Staff recommends Planning Commission approval of PUD 16 -04 with underlying zoning of RS -3 (OZ
16 -05).
ATTACHMENTS:
A. Area Map
B. Aerial Map
C. Land Use Map
D. Planned Unit Development Submittal for Owasso 140
E. TAC Comments
Location
Part of the Southwest Quarter (SW14) of Section Thrity (27), Township Nineteen (21)
North, Range Fifteen (14) East of the Indian Base and Meridian, wagoner County, State of
Oklahoma. This PUD contains 51.04 +1 - Acres.
Owner
Dominion LLC
12340 E. 86th Street North
Owasso, OK 74055
Prepared By:
AAB Engineering, LLC
PO Box 2136 Sand Springs, OK 74063
Office: (M) 514 -0283 Fax: (918) 514 -4288
Owasso 140 is a 140 acre master planned community located on the north side of 761h Street north between
145th East Avenue and 161�t East Avenue. The property has recently been annexed into the City Limits of
Owasso. This PUD is being filed in conjunction with a rezoning request for the base zoning of RS -3. The
GrOwasso 2030 Land Use plan designates this area as Residential which supports the proposed RS -3
zoning. The property is currently zoned RS -10 according to the Rogers County Zoning Code. The project
will be comprised of two residential development areas of similar character but different lot sizes. Planned
Unit Development sets out the development guidelines for both development areas and summarizes the
amenities proposed within the project.
The project is bounded on the east by Cornerstone Addition III & IV, the southwest by Cornerstone West,
the northwest by The Champions East, and the south By Willow -Wood Estates and The Meadows.
Cornerstone III, IV, and Cornerstone West are residential estate size lot developments constructed in
accordance with Rogers County RS -40 standards. Champions West is a residential development
conforming to City of Owasso RS -3 standards. Willow -Wood Estates is a slightly more dense residential
development constructed under Rogers County RS -20 standards. The tract to the north is currently
undeveloped and is zoned RS -10. The proposed development conforms to the development patterns within
this area as well as the GrOwasso 2030 Land Use Plan.
The development as a whole will largely conform to the development standards of RS -3 zoning.
Approximately 19.5 acres of the development will be developed as a small lot gated community. The
developer's intent is to market homes of a similar or slightly smaller size with smaller lots requiring less
maintenance. The average home price within the gated area will be similar to those of the general RS -3
area. A significant amenity package will be provided for the benefit of both Development Areas A and B.
This development concept provides for lot diversity which will decrease the time to build out the subdivision
and provides amenities normally contained within a PUD to a development largely conforming to standard
RS -3 zoning requirements.
Owasso 140 Page 11
Planned Unit Development
Owasso, OK
Development Standards
Development Area A
Development Area A will consist of a small lot gated community concept. This section will largely consist
of a mix of 55'x110' and 50'x120' lots with architectural standards similar to that of Development Area B.
Lots shall conform to the development standards of the RS -3 zoning as established in the City of Owasso
Zoning code Section 430 as it exists on the date of approval of this PUD, except as hereinafter modified:
Permitted uses:
Gross Land Area
Minimum gross land area
per dwelling unit: (DU)
Maximum number of dwelling units
Minimum Lot Width
Minimum lot size
Minimum livability space per lot
Minimum front yard
Single Family Detached Dwellings
1948 . acres
10,000 square feet (8,400 square feet by Code)
50 (101 by Code Gross Lot Area)
50 feet (65 feet by Code)
5500 square feet (7,000 square feet by Code)
2500 square feet *(4,000 Square feet by Code)
20 feet (25 Feet by Code)
*Open Space within Reserve A has been equally allocated to these lots reducing the proposed livability
space from 4,000 to 2,500. The per lot livability space provided within Reserve Area A is approximately
1,785 square feet.
Development Area B
Development Area B will consist of a mix of 70'x130' and 65'x130' lots with architectural standards similar
to that of Development Area A. Lots shall conform to the development standards of the RS -3 zoning as
established in the City of Owasso Zoning code Section 430 as it exists on the date of approval of this PUD.
Reserve Area `A
Reserve Area 'A' shall be established by the owner for the construction of private streets providing access
to each lot owner with Development Area A and their invitees to and from the public streets within
Development Area B. Gates, fencing, and landscaping, including all appurtenances incidental thereto,
shall be allowed within Reserve Area 'A', provided all such improvements are approved by the City of
Owasso prior to installation. Reserve Area 'A! shall be conveyed to the Homeowner's Association which
shall be responsible for the maintenance of all improvements contained within that reserve.
Reserve Areas `I3', ACF, & &D'
Reserve Areas 'B, 'C', and 'D' shall be established by the owner for the construction of a stormwater
detention facility and open space park with walking trails. Such park shall be for the sole use and
enjoyment of the lot owners with the development and their invitees. All structures or improvements
related to the detention function of the facility shall be constructed according to City of Owasso standards.
Reserve Areas'B, 'C', and 'D' shall be conveyed to the Homeowner's Association which shall be
responsible for the maintenance of all improvements contained within that reserve..
Owasso 140 Page 12
Planned Unit Development #XXX
Owasso, OK
Deserve Area `E'
Reserve Area 'E' shall be established by the owner for the construction of open space park, swimming
pool or splash pad, and Public Gathering amenities. Such area shall be for the sole use and enjoyment
of the lot owners with the development and their invitees. Reserve Area 'E' shall be conveyed to the
Homeowner's Association which shall be responsible for the maintenance of all improvements contained
within that reserve.
Private Streets
All streets within Development Area A of the PUD will be privately maintained by the Homeowner's
Association. All streets shall be constructed according to the City of Owasso residential public street
standards provided that a minimum reserve width of 30' will be sufficient in lieu of the required 50' right of
way with a minimum radius of 44' for all cul -de -sacs. Streets shall be constructed with a minimum width
of 26' face of curb to face of curb and a minimum radius of 40' within cul -de -sacs. Streets may be gated
provided all such gates meet the access requirements of the City of Owasso.
Access and Circulation
All streets within Development Area B will be public streets conforming to the design standards of the City
of Owasso. The street configuration will largely conform to the layout as shown on the attached
conceptual site plan and preliminary plat. The primary entry to the subdivision will be derived from 761h
Street North with Limits of No Access (LNA) being imposed along the portions of 761`1 Street not used for
public street access. Two secondary points of access will be provided at the northern most stub street
connection on the eastern side of Cornerstone -West as well as the stub street connection within
Cornerstone Addition III.
All streets within the Development Area A will be private and will largely conform the with the attached
conceptual site plan. The primary access point shall be the southernmost point indicated on the attached
development plan. A secondary access, with an emergency access crash gate, will be provided at the
northern connection to Development Area B. This will provide two points of access to all lots within
Development Area A as required by the City of Owasso Fire Marshal. Gates will be constructed to limit
public access to this portion of the subdivision and provide additional security for the lot owners. All such
gates will be constructed according to the requirements of the City of Owasso. The location and
configuration of the gates within Development Area B will require approval of the Fire Marshal and Public
Works.
Sidewalks shall be constructed by the developer along 76th Street North and all Reserves adjacent to
streets. Sidewalks along all internal streets shall be constructed by the individual lot owners at the time of
home construction. Sidewalks shall be a minimum of four (4) feet in width, shall be ADA compliant, and
shall be approved by the City of Owasso Public Works Department. Additional right -of -way width or a
sidewalk easement may be required with Development Area A as necessary to accommodate the
sidewalks.
Owasso 140 Page 13
Planned Unit Development #XXX
Owasso, OK
The development will contain amenities as outlined in section 8.29 M of the City of Owasso Zoning Code.
The development will contain include a stocked fishing pond surrounded by open space parks containing
walking trails. The Reserve Areas previously discussed will also include community playing fields or a
disc golf course. The developer also proposes the construction of community swimming pool or spray
ground along with a Pavilion or Clubhouse. The details of the final amenity package will be submitted
along with the final plat. All amenities and Reserves will be maintained by the developer until such time
as the subdivision is turned over to the Home Owner's Association.
Screening Walls and Fences
Interior fencing and /or walls shall not extend beyond that point nearest the street at each end corner of
the residence. Fencing along 76'^ Street North shall be 6' feet in height and consist of wood, masonry or
wrought iron material or a combination thereof. All entry features will be contained within a Fence
Easement or Reserve designated on the final plat.
Requirement to Plat
No building permit shall be issued until a plat containing restrictive covenants memorializing the above
development standards is prepared and filed in accordance with the City of Owasso Subdivision
Regulations.
Schedule of Development
Development Construction is expected to begin in fall or early winter 2016:2017.
Owasso 140 Page 14
Planned Unit Development #XXX
Owasso, OK
Exhibit F
Overall Legal Description
for
Owasso 140
A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER (SW 14) OF SECTION TWENTY -SEVEN (27)
OF TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND
MERIDIAN (I.B. &M.), ACCORDING TO THE U.S. GOVERNMENT SURVEY, THEREOF, ROGERS COUNTY,
STATE OF OKLAHOMA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SW CORNER OF THE SW /4 OF SEC.27, T -21 -N, R -14 -E, I.B. &M.; THENCE N
88 043'46" E A DISTANCE OF 662.58 FEET TO THE POINT OF BEGINNING BEING THE SE CORNER OF THE
W12 OF THE SW 14 OF THE SAID SW 14; THENCE N 01 011'25" WA DISTANCE OF 1318.80 FEET TO THE NE
CORNER OF SAID W/2 SW /4 SW /4; THENCE S 88 °42'25" W A DISTANCE OF 622.31 FEET TO THE NW
CORNER OF SAID W12 SW 14 SW /4; THENCE N 01010'42" WA DISTANCE OF 1318.54 FEET TO THE NW
CORNER OF SAID SW /4; THENCE N 88 °41'03" E A DISTANCE OF 2648.15 FEET TO THE SE CORNER OF
SAID SW 14; THENCE S 01 °13'32" E A DISTANCE OF 2639.15 FEET TO THE SE CORNER OF SAID SW 14;
THENCE S 88 043'46" WA DISTANCE OF 1987.74 FEET TO THE POINT OF BEGINNING, AND CONTAINING
140.391 ACRES, MORE OR LESS.
1 of 3
Exhibit F
Development Area A Legal Description
for
Owasso 140
A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER (SW /4) OF SECTION TWENTY -SEVEN (27) OF
TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND
MERIDIAN (I.B. &M.), ACCORDING TO THE U.S. GOVERNMENT SURVEY, THEREOF, ROGERS COUNTY,
STATE OF OKLAHOMA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT.THE SW CORNER OF THE SW /4 OF SEC.27, T -21 -N, R -14 -E, I.B. &M.; THENCE N
88 °43'46" E A DISTANCE OF 662.58 FEETTO THE POINT OF BEGINNING BEING THE SE CORNER OF THE
W/2 OF THE SW /4 OF THE SAID SW /4; THENCE N 01°11'25" W A DISTANCE OF 1318.80 FEET TO THE NE
CORNER OF SAID W/2 SW /4 SW /4; THENCE N 01 °59'45" W A DISTANCE OF 102.42 FEET; THENCE N
08 054'01" W A DISTANCE OF 220.38 FEET; THENCE N 05 °38'44" W A DISTANCE OF 50.08 FEET; THENCE N
08 054'01" W A DISTANCE OF 65.00 FEET; THENCE N 02 °06'43" W A DISTANCE OF 100.94 FEET; THENCE N
03 013'36" E A DISTANCE OF 153.70 FEET; THENCE N 04 °12'44" E A DISTANCE OF 361.05 FEET;
THENCE N 01 016'14" W A DISTANCE OF 75.05 FEET; THENCE N 03 °37'50" W A DISTANCE OF 50.04 FEET,
AAB Engineering, LLC
Engineering •Surveying9Land Planning
til PO BOX 2136 Sand Springs, OK 74063
June 30, 2016
Dec. 31, 2016
Exhibit F
Development Area B Legal Description
for
Owasso 140
ATRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER (SW /4) OF SECTION TWENTY -SEVEN (27) OF
TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND
MERIDIAN (I.B. &M.), ACCORDING TO THE U.S. GOVERNMENT SURVEY, THEREOF, ROGERS COUNTY,
STATE OF OKLAHOMA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING ATTHE SW CORNER OF THE SW/4 OF SEC.27, T-21-N, R-14-E, I.B. &M.; THENCE
88043'46" E A DISTANCE OF 662.58 FEET TO A POINT BEINGTHE SE CORNER OF THE W/2 OF THE SW /4
OF THE SAID SW /4; THENCE N 01 °11'25" W A DISTANCE OF 1318.80 FEETTO THE TO THE POINT OF
BEGINNING, BEING THE NE CORNER OF SAID W/2 SW /4 SW /4; THENCE S 88 °42'25" W A DISTANCE OF
662.31 FEET; THENCE N 01 °10'42" W A DISTANCE OF 1318.54 FEET; THENCE N 88 °41'03" E A DISTANCE
OF 660.19 FEET; THENCE S 01 °16'14" E A DISTANCE OF 144.46 FEET; THENCE S 03 °37'50" E A DISTANCE
OF 50.04 FEET; THENCE S 01 °16'14" E A DISTANCE OF 75.05 FEET; THENCE S 04 °12'44" W A DISTANCE
OF 361.05 FEET; THENCE S 03 °13'36" W A DISTANCE OF 153.70 FEET; THENCE S 02 °06'43" E A DISTANCE
OF 100.94 FEET; THENCE S 08 °54'01" E A DISTANCE OF 65.00 FEET; THENCE S 05 °38'44" E A DISTANCE
OF 50.08 FEET, THENCE S 08 °54'01" E A DISTANCE OF 220.38 FEET; THENCE S 01 °59'45" E A DISTANCE
OF 102.48 FEET, TO THE POINT OF BEGINNING,
AND CONTAINING 19.48 ACRES, MORE OR LESS.
TO: The Owasso Planning Commission
FROM: Bronce L. Stephenson, MPA
Director of Community Development
SUBJECT: Preliminary Plat - Owasso 140
DATE: July 1, 2016
BACKGROUND:
The City of Owasso received an application for review and approval of a preliminary plat for
Owasso 140. The property is located on the north side of E 761h St N approximately 1/4 mile west of
N 161 st E Ave.
SURROUNDING ZONING:
Direction
zoning
Use
Land Use Plan
Jurisdiction
Residential
RS -10
467 lots in 17 blocks
Number of Reserve Areas
Rogers
North
(Residential
Residential /Agriculture
Residential
County
Rogers Rural Water District
#3
Single-Family)
Elm Creek Sanitary Sewer
Payback$1580 /acre. .
City of Owasso Storm Siren
Fee $35 /acre
Streets (public or rivate
Public & Private
RS -10 and RS-
Rogers
South
40 (Residential
Residential
Residential
County
Single-Family
RS -40
Rogers
East
(Residential
Residential
Residential
County
Single-Family)
RS -3
City of
West
(Residential
Residential
Residential
Owasso
Single Farril
SUBJECT PROPERTY /PROJECT DATA:
Property Size -
140 acres
Current Zoning
AG (Agriculture)
Proposed Use
Residential
Lots /Blocks
467 lots in 17 blocks
Number of Reserve Areas
5 Reserve areas
Within PUD?
N/A
Within Overlay District?
N/A
Water Provider
Rogers Rural Water District
#3
ApplicablePaybacks /Fees
Elm Creek Sanitary Sewer
Payback$1580 /acre. .
City of Owasso Storm Siren
Fee $35 /acre
Streets (public or rivate
Public & Private
ANALYSIS:
The preliminary plat for Owasso 140 proposes 467 lots in 17 blocks on 140 acres, yielding a gross
density of 3.34 lots /acre. The property is currently zoned AG (Agriculture), with the applicant
requesting to develop the property with a PUD (PUD 16 -04) with an underlying zoning of RS -3 (OZ
16 -05). The proposed development will be developed into two areas;
Development Area A is located directly north of the Cornerstone West subdivision and east of
Champions East. This area will consist of a small gated residential concept, with lots ranging from
50 to 55 feet in width. All streets within Development Area A will be privately maintained by the
Homeowner's Association.
Development Area B will be designed as a typical single - family neighborhood with public streets
that will conform to the City of Owasso design standards. The lots will range from 65 to 70 feet in
width, which will conform to RS -3 (Residential Single - Family) zoning standards as per the City of
Owasso Zoning Code.
Perimeter and interior utility easements are shown on the preliminary plat that would allow utility
companies adequate access to provide and.maintain service to the lots within the proposed
development. Any development that occurs on the subject property shall adhere to all
subdivision, zoning, and engineering requirements including but not limited to paved streets,
landscaping, and sidewalks. Rogers County Rural Water District #3 will provide water to the
development and the City of Owasso will provide sanitary sewer service, Police, Fire and EMS.
Technical Advisory Committee (TAC):
The Technical Advisory Committee reviewed the preliminary plat for Owasso 140 at their
regularly scheduled meeting on June 22, 2016. The TAC comments are attached with this
memo.
RECOMMENDATION:
Staff recommends Planning Commission approval of the preliminary plat for Owasso 140.
ATTACHMENTS:
A. Area Map
B. Aerial Map
C. Preliminary Plat for Owasso 140
D. TAC Comments
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TO: The Owasso Planning Commission
PROM: Bronce L. Stephenson, MPA
Director of Community Development
SUBJECT: Specific Use Permit - IQ Car Wash
DATE: July 11, 2016
BACKGROUND:
The City of Owasso received an application for review and approval of a Specific Use Permit for
IQ Car Wash. The property is located at 8702 N Garnett Road.
SURROUNDING ZONING:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
Commercial
CG
N/A
Number of Reserve Areas
City of
North
(Commercial
Commercial
Commercial
Owasso
City of Owasso
General
Storm siren fee of 35 /acre
Streets' (public or private)
N/A
CG
City of
South
(Commercial
Commercial
Commercial
Owasso
General
CG
City of
East
(Commercial
Commercial
Commercial
Owasso
General
West
RS3- (Single
Single Family
Residential
City of
Family Homes )
Homes
Owasso
SUBJECT PROPERTY /PROJECT DATA:
Property Size
1.70 acres
Current Zoning
CG Commercial General
Proposed Use
Commercial
Lots /Blocks
N/A
Number of Reserve Areas
N/A
Within`PUD?
No
Within Overlay District?
US -169 Overlay
Water Provider
City of Owasso
Applicable Pa backs
Storm siren fee of 35 /acre
Streets' (public or private)
N/A
ANALYSIS:
A Specific Use Permit (SUP) is required in certain zoning districts for uses that may be a bit more
intensive than what is allowed through the City of Owasso Zoning Code. This property is located
within the US -169 Overlay district which does not allow for Auto Wash developments unless
submitted with a Specific Use Permit. An auto wash within the US -169 Overlay requires an SUP
because it often is associated with noise, traffic and additional lighting for the site. Although this
location is near residential and other commercial developments, there appears to be little
impact to the immediate surrounding area given that this development is the first on this
particular piece of property. The applicant has worked with staff to design the site to try to
mitigate all potential impacts that could be caused by this particular use. The applicant
buffered the car wash elements from the residential uses by locating the vacuum station to the
south of the property and adding a large buffer of open space landscape area. The car wash
building will be located approximately 74 feet from the property line, where a typical
commercial development is only required to have a 20 foot setback. The site will have 20,520
square feet of total landscape area, quite significant for a development of this size.
The development has a total of 9 car wash bays, with 3 of those bays as automatics. A covered
vacuum area is located under a covered area to the south of the development with a central
vacuum system located indoors. Ample stacking space on the site will ensure that there are no
traffic issues along. N Garnett Rd. The building will constructed with split -faced block and asphalt
shingles on the roof, meeting the US -169 Overlay standards.
TECHNICAL ADVISORY COMMITTEE:
The Technical Advisory Committee (TAC) reviewed the final plat and site plan for IQ Car Wash at
the June 22, 2016 meeting. All TAC comments have been addressed by the applicant.
RECOMMENDATION:
Staff recommends approval of the Specific Use Permit, subject to Planning Commission
recommendation with the following conditions:
• Screening fence to provide additional buffering along the NW boundary of the site,
including increased landscaping.
• Additional screening around site dumpster.
ATTACHMENTS:
A. Area Map
B. Aerial Map
C. SUP Site Plan and Supporting Documentation — IQ Car Wash
D. Building Elevations
OWASSO TECHNICAL ADVISORY COMMITTEE
Wednesday, June 22, 2016
City Hall, Lower Level Conference Room
PRESENT
ABSENT
Paul Loving
Rural Water District #3
Karl Fritschen
Chelsea Levo
Daniel Dearing
AT&T
Jake Kester
Police Dept
ONG
Julie Lombardi
Brian Dempster
Cox
Marsha Hensley
AEP /PSO
Fire Dept.
NOTES FROM JUNE 22"' TAC MEETING
3. Site Plan — Ice House America, Familv Video Lot
Julie Lombardi-
Cox-
* No comments.
Paul Loving-
• Make sure the equipment on the top is screened.
• Comply with sign regulations.
AEP/PSO-
• There is a transformer on the west side of Family Video or a pole on N
145t' E Ave.
• This is a 3 phase unit.
Public Works-
Drainage was discuss. Show how it connects to the sanitary sewer for
drainage.
Community Development-
• The plumbing will be reviewed at the building permit stage.
• The ice maker on the top needs to be screened.
• Would like to see some updated renderings.
• Submit photometric plan.
• Place a note on the site plan "Owner shall be responsible for the perpetual
maintenance of all landscape material. Any plant material that dies shall
be replaced in a timely manner. All plant material shall be irrigated"
• Research the availability of a more neutral color for the structure, such as
a cream or beige.
• Place a note on the site plan that all signage must comply with City of
Owasso sign regulations.
ONG-
• No comments.
Fire-
* No comments.
4 Site Plan — Lifepoint Baptist Church
Julie Lombardi-
0 No comments.
Cox-
The service is on the east side. Will discuss how much clearance is
needed at a later date.
Paul Loving-
0 Show location of sign.
AEP/PSO-
• Easements were discussed. Will review when plat comes through. A 15'
perimeter is needed since they are abutting up to existing 11' in Country
Estates.
• Underground electric is desired.
Public Works-
• Asphalt drive is recommended since widening is in the future.
• Need to discuss median cut for future boulevard.
• Need a 17.5' u/e on the south side of the property.
• Submit civil plans.
• Show impervious area.
• Be sure to keep drainage out of right of way.
Community Development-
ONG-
Fire-
• Submit landscape plan. Heavy buffering along back and side property
lines. See chapter 20 Section 20.5.2.
• Property needs to be platted. Submit a final plat application.
• Add some additional brick or stone along front facade if possible.
• Indicate how detention will be handled, stormwater controls, outlets, etc.
• Submit photometric plan.
• Submit civil drawings to public works.
• Show fencing and reflect on the deed of dedication the responsible party
for maintaining the fence.
• Double check the amount of parking spaces is per code.
• Sidewalks to escrow ($18.00 per foot).
• Gas is on the north side of 116t" St N. Show line location and meter.
• Need BTU load numbers.
• Need to show hydrant locations.
• Minimum height on canopy is 13.5', 14' is shown.
5 & 6 OPUD 16 -03 /OZ 16 -06 — Preliminary Plat - Tyann Villa
Julie Lombardi-
• No comments.
Cox-
Paul Loving-
AEP/PSO-
The street that is marked N 43 E Ct, please verify that is correct with
emergency services.
Show entrance signage.
Show landscaping at the entrance.
• No comments.
Public Works-
• Show stamp on the plat.
• Revisit the legal to ensure closure.
• Start with Lot 1 in Block 2, instead of starting with Lot 40.
• Public Works wants to test the private streets. Build to Owasso standards
and need the testing results and inspections.
• Discussed sewer in the front in the streets.
• Water and sewer will be public.
• Discussion regarding the air conditioning units in the rear of the
properties.
• Reflect in the covenants the public utilities in the dedicated easements.
Community Development-
• Location map needs surrounding subdivisions.
• State that the home owners association will provide the maintenance on all
the reserve areas.
• Mark the lot lines showing which side will be the zero lot line.
• Be aware that A/C units on the sides cause drainage issues. Make sure
you address the drainage.
• Define how much open space will be provided in percent
• Identify the number and type of amenities in the project and show on the
drawing where they will be located. Need a total of 4 amenities from table
8 -1. Will count two off site (trail and fishing pond). Will need two others
on site in addition to the trail connection to access the off -site features.
Consider a gazebo or tot lot for the on -site features.
• Show how the trail connection will be made to the existing area around the
pond. Show the trail around the pond also, so we get an idea of how the
entire trail will look. May need to include a separate page
• Sidewalks to be included on at least one side of the street to allow
pedestrians to access the walking trails and commercial areas.
• Move the access area called out as reserve area E to, the north between lots
3 and 4. This will allow a better connection to the amenities. Do you plan
ONG-
Fire-
on having a parking area near the amenity features? Probably should
consider a few spaces as we may get these questions from Planning
Commission or City Council
• Provide a sample elevation of the homes and how they would lay on
typical lot
• Label E. 43`d Court correctly. There is no "N"
• At least one side of the street shall have sidewalks to connect to the
amenities, trail system, and commercial areas. Show this on a drawing
and describe in the outline development plan.
• Describe how wide the trail will be and what the construction materials
will be.
• Is there perimeter fencing? A gate? If so show a sketch and put it in a
common area or landscape easement.
• Provide a conceptual landscape plan.
• What is the exterior material for the homes? Staff believes they should be
all brick, or at minimum 80% brick or masonry.
• There is a note in the declarations page of the preliminary plat referring to
the 96th Street north. Under 1.5 A. please correct language
• Will the detention area be wet or dry? If wet then an aeration device or
fountain is required.
• Show if parking is allowed on the street.
• No comments.
• Show hydrant locations.
• Need a secondary access prior to construction.
• Consider using N 123 E Ave for access.
• Need details on the crash gate.
• Concrete ribbons for the fine access.
7 & 8 OPUD 16 -04 /OZ 16 -05 — Preliminary Plat — Owasso 140
Julie Lombardi-
* No comments.
Mom
• Show addresses on final plat.
Paul Loving-
• Change Wagoner County on title page to Rogers County.
• Show a 50' right of way along E 76 St N on final plat.
• Show the entrance sign location and landscape details.
._'/'_
• Not their service area.
Public Works-
• Verify that the legal closes.
• Call out the right of way dedication on the plat.
• Show LNA's and LOA'S.
• Need an access connection to the north. Handle in Phase II.
• In the Deed of Dedication, Planning Commission approval needs to be be
corrected to City of Owasso.
• If streets are private they must be built to city standards. We require them
to be tested and keep all records.
• Be clear that the easement language reads that the HOA maintains all the
reserve areas.
• Label street names.
• Line Reserve E where right of way stops.
• Discuss with Roger Stevens about every 5 lots have a 15' easement. This
allows access to the rear of the property.
• Swells from Champions East and West were discussed.
• Consider to continue our standards along roadway connections.
• Traffic concerns were expressed. At completion this project will generate
4,000 plus trips per day. Acceleration and Deceleration lanes are required.
We cannot require 3 lanes on a road where we only take % of the right of
way.
Community Development-
• Note that there is a Elm Creek sanitary sewer payback fee of $1,580.00
per acre.
• If detention is a wet pond then a fountain or aeration device is required.
See Article 8 8.20 L. 5 'Ensure it states in the Deeds of Dedication page
that the HOA will be responsible for the maintenance of the device.
• Place a note on the Deeds of Dedication page: "Developer shall notify the
City of Owasso when 51 % of the lots are developed at which point the
street light billing will be turned over to the City ".
• There is a note referencing Aerobic Systems under the "Contacts" box.
Please remove note or change to read municipal sewerage.
• Need a landscape plan for the entry areas and across the frontage along
76th. See Chapter 20 20.3.3. 1 shade tree +l ornamental tree +3 large
shrubs per 50 linear feet.
• Add traffic calming for streets indicated as was required for Abott Farms.
See drawing. Consider mini- round -a -bouts or speed tables (not humps).
Numerous stop signs have shown to be less effective in calming traffic.
• Add note under title (Zoned RS -3, PUD 16 -04)
• Need a detail or description of the fencing and gates for Development area
«B„
• May need to look at stormwater easements on the NW cul -de -sac lots to
convey stormwater to the detention area in Reserve B
• Right -of -way dedication along 76t"? Could not find a note indicating the
dedication.
• The City will assign street names and addresses and turn those over to the
engineering for entry on the final plat. Please place addresses on the lots
themselves.
• Show driveways /roads on the south side of E 76h St. N.
ONG-
Fire-
• Have you confirmed with the Corporation Commission the presence of
any existing or abandoned gas or oil wells?
• State that the HOA maintains access out of Reserve C.
• Need a name for the subdivision.
• Will contact at a later date.
• Need an easement along front.
• Show the different phases on the final plat
• Show hydrant locations.
9 Specific Use Permit 916 -02 — I Q Car Wash
Julie Lombardi-
0 No comments.
Cox-
0 Let them know if service is needed.
Paul Loving-
0 Show dumpster location and details.
AEP /PSO-
• Possible easement for the electrical pad maintenance.
• 800 amp —1000 amp load.
Public Works-
0 Should be a 25' radius.
Community Development-
ONG-
Fire-
• Show sign location.
• Need a landscape plan. Buffering along NW boundary will be important.
Leave mature trees if possible.
• Need a detailed site plan.
• Show dumpster location and screening.
• Need photometric plan
• Will need to determine a meter location.
0 No comments.
Due to the City Hall move the building
permit report and the development
report will be given to you at the
planning commission meeting.