HomeMy WebLinkAbout2004.09.13_Planning Commission AgendaOwasso Planning Commission
September 13, 2004
7:00 PM
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, August 9, 2004
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT
Ray Haynes
Marilyn Hinkle
Duane Coppick
Kevin Vanover
MEMBERS ABSENT
Dale Prevett
STAFFPRESENT
Duane Cuthbertson
Marsha Hensley
Dan Salts
Eric Wiles
Rodney Ray
Ron Cates
The agenda for the regular meeting was posted at the north entrance to City Hall on July 29, 2004 at
12:00 PM.
1. CALL TO ORDER - Chairperson Ray Haynes called the meeting to order at 7:00 PM and
declared a quorum present.
2. ROLL CALL
3. CONSIDER APPROVAL OF THE MINUTES OF JULY 12, 2004 REGULAR MEETING
- The Commission reviewed the minutes of July 12, 2004 Regular Meeting, Marilyn Hinkle
moved, seconded by Kevin Vanover to approve the minutes. A vote on the motion was
recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick - Yes
The motion carried 4 -0.
4. OA 04 -06 — Request to approve annexation of 2.25 acres located immediately south of
Remington Place Addition near N. 120`h E. Ave.
Duane presented the request and described the property location. Staff received an
annexation petition from OLT, requesting to annex 2.25 acres of property in order to ensure
that the detention pond proposed for the Remington Place R is inside the corporate limits.
Staff published legal notice in the Owasso Reporter and letters of notification were mailed
to property owners within a 300' radius. Staff recommends approval.
Ray Haynes moved to approve OA 04 -06, seconded by Duane Coppick. A vote on the
motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Duane Coppick — Yes
OWASSO PLANNING COMMISSION
August 9, 2004
Page No. 2
The motion carried 4 -0.
5. OPUD 04 -03 — A request from T.E.P. & Associates for the review and approval of a
Planned Unit Development (PUD) proposing the development of a Hospital, offices and
assisted living residential on 66.42 acres located north of Owasso Market Addition and west
of N. 129th E. Ave.
Duane presented the item and described the property location and the surrounding zoning.
The development and PUD process was explained. With this PUD a full service hospital,
associative medical office space and assisted living residential attached housing is proposed.
In addition to the allotment of green space within the PUD the applicant is proposing a 50'
building and landscape buffer adjacent to all residential districts. The applicant has agreed
to provide additional landscape screening in the form of a row of evergreen trees. Mr. Jerry
Ledford, Jr., the applicant, made a brief presentation to the Commissioners. The two tie -in
streets were discussed. Legal notice was sent to surrounding property owners and
advertised in the Owasso Reporter. Staff has received numerous phone calls concerning the
proposed development. A neighborhood meeting between the applicants and surrounding
residents was held on Thursday, August 5, 2004.
Staff recommends approval of OPUD 04 -03 subject to the following conditions:
1. That the applicant's Development Text and Conceptual Site Plan be considered to be
the Outline Development Plan as required by the PUD chapter of the Owasso Zoning
Code.
2. That unless specifically set out in the standards and conditions of this PUD, office
building lots shall meet the requirements of a typical OM district.
3. That unless specifically set out in the standards and conditions of this PUD, multi-
family residential shall meet the requirements of a typical RM -2 district.
4. That all conditions imposed by the Owasso Technical Advisory Committee for
subdivision Plat approval be met as conditions of the PUD.
5. That no building permits be issued within any portion of the PUD until all criteria
outlined within Chapter 8 of the Owasso Subdivision Regulations are met by the
developer.
6. All covenants of any subdivision plat containing property within the PUD shall
incorporate all PUD standards and conditions of approval and make the City of Owasso
beneficiary.
7. That a detailed drainage report be submitted at the time of platting.
8. Sidewalks will be required along all public roads within the PUD.
9. Detailed landscape plans (type, species, size, location and irrigation) shall be required to
be submitted with site plans of any commercial development. Said plans will be
reviewed by staff and must be approved by the Planning Commission.
10. That all signs permitted within the PUD area comply with the Owasso Sign Code.
11. That all TAC conditions are met.
The following list was compiled from comments made by citizens in attendance:
OWASSO PLANNING COMMISSION
August 9, 2004
Page No. 3
Larry Price — 9925 N 120 E Ave — Presented a petition with 125 signatures. Would like the
zoning to remain as is. Concerns with the safety of children due to the nonresidential
traffic. Concerned with the noise pollution this development would create. Concerns
regarding the possible decline in property values.
Sandra Kesler — 10109 N 124 E Ave — Concerns with the helipad, generators, traffic,
biochemical waste, cooling towers and the assisted living residential portion. Would like
more time to explore both hospital requests and decide which one is best for local residents.
Ken Taylor — 11901 E 100 St No — Would like to see limited access for emergency traffic
only on E. 100 St. No. Maybe install a barrier gate or crash gate at that location.
Cindy Landwehr — 10220 N 124 E Ave — Agrees with all the concerns. Also concerned
with the height of the hospital, four story building is not compatible with the residential to
the north and west. It will be an invasion of privacy.
Jack Whitaker —11323 N 96 E Ave — Stomrwater management concerns
Joe Esposito — 10110 N 124 E Ave — This request is not responsible land development, the
residential neighborhood will be destroyed.. A 50' buffer is nothing, keep the zoning
residential. The light. pollution and blowing trash from Wal -Mart is incredible this
development will be the same.
Mike Helm — 20233 So 4080 Rd — Concerns with water suppression. Concerns regarding
traffic on N. 1291h E. Ave. at the bridge, especially on Sunday mornings with church traffic.
Give this request more time.
Beverly Jennings —11417 E 101 St No — Owasso needs a hospital but not two hospitals.
Following discussion, Ray Haynes moved to approve OPUD 04 -03 subject to the above
staff and TAC recommendations. Also subject to the following conditions being met:
1. Provide a 5' elevated berm, with an orderly row of trees planted on top adjacent to
residential districts.
1 A maximum height of 45' for the assisted living residential in Tract "E ".
3. Provide a crash gate on E. 1 OC`h St. No. entrance into the hospital development.
4. Restrict the cooling tower height to 20'.
5. Provide a masonry screening wall surrounding the utility yard consistent with the
building materials used for the hospital.
6. Provide shielding on all pole lights blocking lights from residential districts.
7. Submit a photo metric plan for Planning Commission approval at site plan stage.
8. Submit a grading plan for review that illustrates the landscaped berms.
9. Lighting shall produce no more than two (2) additional foot candles measured
adjacent to residential districts.
10. Ensure that improvement plans for N. 1291h E. Ave. are considered in coordination
with the hospital improvements.
OWASSO PLANNING COMMISSION
August 9, 2004
Page No. 4
The motion was seconded by Kevin Vanover. A vote on the motion was recorded as
follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Duane Coppick —Yes
The motion carried 4 -0.
6. OZ 04 -09 — A request to rezone 66.42 acres located north of Owasso Market Addition and
west of N. 129`h E. Ave. from RS -3, RS -2 & RE to OM.
The Chair introduced the item and Duane Cuthbertson gave staff report. The Longford
Group is requesting a review and approval of a PUD rezoning approximately 66.42 acres
for OM (Office Medium Intensity) uses to enable the development of a hospital, medical
office spaces and assisted living residential. Duane explained the development and
rezoning process. Letters were mailed to surrounding property owners and a legal
advertisement was published in the Owasso Reporter. Staff has received several calls from
the public. Most of the concerns expressed are regarding the conflict between residential
and office uses. The residents concerns are additional traffic, light and noise associate with
the development. A neighborhood meeting was held on August 5, 2004 with the developer
and city staff. Staff recommends approval of OZ 04 -09 to change the zoning of the subject
property to OM (Office Medium Intensity District).
Ray Haynes moved to approve to rezone 66.42 acres to OM (Office Medium Intensity), the
motion was seconded by Marilyn Hinkle. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick - Yes
The motion carried 4 -0.
7. OZ 04 -10 — A request to rezone approximately 7.34 acres located in the southeast corner
of E. 96`h St N. and N. Garnett Rd from AG to CS.
The Chair introduced the case and Duane presented the item. The development and
rezoning process was explained to the Commissioners. The Hunt Properties is requesting to
rezone 7.34 acres of addition property to incorporate into the Smith Farm Marketplace
development. Letters were mailed to surrounding property owners and legal advertisement
was published. Staff has received no phone calls or correspondence from the public. Staff
recommends approval of OZ 04 -10 to change the zoning of the subject property from AG to
CS.
OWASSO PLANNING COMMISSION
August 9, 2004
Page No. 5
Marilyn Hinkle moved to approve the rezoning of approximately 7.34 acres, Ray Haynes
seconded the motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Duane Coppick — Yes
Marilyn Hinkle - Yes
The motion carried 4 -0.
8. Final Plat — A request from Hunt Properties for the review and approval of the Smith Farm
Marketplace final plat located in the southeast corner of E. 96`" St. N. and N. Garnett Rd.
Duane presented the item and described the property location. Hunt Properties is
requesting approval of this Final Plat which consists of 15 lots and three reserve areas, in
two blocks on 66.23 acres, more or less. To accommodate the Garnett Road improvement,
the plat has dedicated 60' of Right -of -Way. The Final Plat was reviewed at the Owasso
Technical Advisory Committee on July 28, 2004. The following comments were provided:
1. Community Development — Correct typos in the covenants; change the "City of
Broken Arrow" to read "City of Owasso";
2. Community Development — Provide proper addressing for the lots;
3. Community Development — Illustrate a 24' Mutual Access Easement along the
entire length of the northern portion of Lots 1 -3 connecting N. Garrett Rd. to N.
1215` E. Ave. along the back of the proposed development;
4. Community Development — Show a 25' Building Setback Line along either side
of N. 1215` E. Ave.
Staff recommends approval of the Smith Farm Marketplace Final Plat subject to the
successful execution of the above comments. Stormwater detention was discussed briefly.
Mr. Khoury explained if the final plat is approved the development will have 3 detention
facilities Reserve A, B and C.
Marilyn Hinkle moved to approve the final plat subject to the above staff and TAC
recommendations. Also subject to providing a mutual access easement on the lots in Block
2, Ray Haynes seconded the motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Duane Coppick —Yes
Marilyn Hinkle - Yes
The motion carried 4 -0.
OWASSO PLANNING COMMISSION
August 9, 2004
Page No. 6
9. Site Plan— A request from Hunt Properties for the review and approval of a site plan
proposing commercial /retail development in the southeast comer of E. 96th St. N. and N.
Garnett Rd.
The Chair introduced the case and Duane gave staff review. Surrounding land use and
zoning was described. Duane explained the development process and site plan review
process. The proposed development consists of five independent structures, with the largest
being 453,174 sq. ft. and houses the primary retailers. Primary access to each commercial
space will be derived from N. 121s' St. N. Drainage details are being reviewed. The
Technical Advisory Committee reviewed the site plan at the July 28, 2004 regular meeting.
The following comments were provided:
1. Community Development — Reduce the entrance lane count on N. 12152 E. Ave.
from two to one, essentially eliminate the stripe.
2. Community Development — Provide an even distribution of Handicap parking
stalls throughout the northern development parking lot.
3. Community Development — Phase out the middle turn lane as N. 12152 E. Ave.
transitions to the existing roadway north of the subject property.
4. Community Development — Provide access details to the parking stalls along the
eastern side of the proposed development on Lot 8 of Block 2.
5. Public Works — Provide an as-built survey of detention ponds to ensure the
ponds capacity corresponds to original design capacity.
6. Community Development — Provide mutual access easements along all shared
boundary lines between buildable lots in Block 2.
Staff recommends approval subject to the above Staff and TAC recommendations. Mr.
Khoury addressed some concerns regarding drainage plans. Joe Neely with Owasso Public
Works Department gave a brief review on the widening project of N. Garnett Road.
Ray Haynes moved to approve the site plan subject to the above Staff and TAC comments
being met. Also subject to the following:
1. Create a mutual access for Lot 8 and Lot 9 of Block 2 or eliminate the parking
spaces on the eastside of the building.
2. Require pole lights be fully shielded, not to exceed 40 feet with flat lens.
3. Provide landscaped islands for pole lights.
Duane Coppick seconded the motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Duane Coppick — Yes
Marilyn Hinkle - Yes
The motion carried 4 -0.
OWASSO PLANNING COMMISSION
August 9, 2004
Page No. 7
10. Site Plan — A request from Sonic Restaurants, Inc. for the review and approval of a site plan
proposing a Sonic Drive -in restaurant at 13314 E. 116`h St. N.
Chairperson Haynes presented the item and Duane described the property location. The site
plan review process was explained. The applicant is proposing to construct a 1,526 sq ft
building to serve 29 park and order spaces and a drive through lane. The Technical
Advisory Committee reviewed the site plan at their July 28, 2004 meeting. The following
comments were provided.
1. Community Development — Place the sidewalk along E. 116`h St. N. one foot
inside the R -O -W.
2. Community Development — Eliminate the existing unused drive directed at the
property from the arterial.
3. Public Works — Ensure that the drainage plans for the Sonic Site are consistent
with the overall drainage plan for the Garrett Creek development.
4. Oklahoma Natural Gas — Move the gas meter to the front of the building.
Staff recommends approval of the site plan subject to the above execution of TAC
comments. The Sonic drive through window concept was discussed. Also discussed
briefly was the location of the grease trap.
Ray Haynes moved to approve the site plan subject to the Staff and TAC comments being
met. Also subject to ensure safe traffic flow, create a "right turn only" at the north end
entrance. Duane Coppick seconded the motion. A vote on the motion was recorded as
follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Duane Coppick — Yes
Marilyn Hinkle - Yes
The motion carried 4 -0.
11. Report on Monthly Building Permit Activity.
12. Report on Planning Items Previously Forwarded to City Council.
13. Discussion of Development In and Near Owasso.
Mr. Rodney Ray addressed the Commissioners regarding the Owasso City Employees
dedication concerning the correction of stormwater runoff problems.
14. Adjournment — Ray Haynes moved, Duane Coppick seconded, to adjourn the meeting.
A vote on the motion was recorded as follows:
OWASSO PLANNING COMMISSION
August 9, 2004
Page No. 8
Ray Haynes - Yes
Dale Prevett - Yes
Kevin Vanover - Yes
Duane Coppick — Yes
Marilyn Hinkle - Yes
The motion carried 5 -0 and the meeting was adjourned at 9:35 PM.
Chairperson
Secretary
Date
CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
OZ 04 -11
(REMINGTON II POND)
STAFF REPORT
The City of Owasso has received a request from the Owasso Land Trust,
applicant /owner, to rezone approximately 2.25 acres of property, more or less to RS -3
(Residential Single - Family District). At this time it is our understanding the applicant is
requesting this rezoning as part of a process that will result in the development of a
residential subdivision similar in character to the existing Remington Place addition
located to the north. The subject 2.25 acres comprise primarily of a proposed detention
pond however the applicant feels that a small portion of the property could be utilized for
residential construction and wishes to have the property rezoned accordingly.
Current Zoning Designation: AG (Agricultural District)
Proposed Zoning Designation: RS -3 (Residential Single- Family District)
HEARING DATE: Planning Commission, September 13, 2004
LOCATION
The property is located adjacent to the proposed Remington Place II addition along the
northeast boundary; south of E. 116th St. N. and east of N. Garnett Rd. A general area
map has been attached for your review.
EXISTING LAND USE
Vacant
SURROUNDING LAND USE
North:- Single - family homes_._ -- -_ -_ --
South: Mostly vacant with one large garage
East: Rural/Low density residential
West: Vacant property currently being planned for Single - family residential
PRESENT ZONING
AG (Agricultural District) — Tulsa County
SURROUNDING ZONING
North: RS -3 (Residential Single Family District)
South: AG (Agricultural District) — Tulsa County
East: AG (Agricultural District) — Tulsa County
West: RS -3 (Residential Single - Family District)
ZONING HISTORY
The request is part of a larger development being proposed for the area. The property
immediately to the southeast of the subject site is currently being planned as a residential
subdivision. To this date that 35.46 acres has been annexed, rezoned to RS -3 and review
as part of a preliminary plat.
The subject property was annexed into the city limits by the City Council in August,
2004,
DEVELOPMENT PROCESS
The first step in the development of a piece of property in Owasso is annexation.
Annexation is the method whereby land located outside the city limits is made a part of
the city. Property owners and land developers sometimes choose to have their property
annexed into Owasso in order to receive Owasso municipal services, such as police
protection, refuse collection, and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning. When
a property is annexed into Owasso, by law it must come in classified for AG Agricultural
use. In order to develop the property, the land must be zoned for particular kinds of uses,
such as residential, office, commercial, or industrial. Rezoning decisions are made in
accordance with the growth policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit
Development, or PUD. When a development proposes to exhibit a mixture of uses with
specific regulations and standards unique to a particular tract of land, a PUD is often the
preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A
preliminary plat is required for any development that proposes to divide land into two or
more lots. Preliminary plats illustrate the development concept for the property, and are
often modified significantly after being reviewed by the Technical Advisory Committee
(TAC), and the Owasso Planning Commission. Sometimes, difficult development issues
such as existing utility lines, wells, or easements are brought to light at the preliminary
plat stage and must be remedied prior to development.
After the- preliminary plat has been reviewed by the City and various utility companies;
construction plans for the development's infrastructure are typically submitted. These
plans include specifications and drawings for stormwater drainage, streets and grading
and erosion control, waterlines, stormwater detention, and wastewater lines. Often,
approval is required of other agencies, such as the Department of Environmental Quality
for wastewater collection and the US Army Corps of Engineers for properties that may be
development sensitive.
Once the property development proposal shows a division of lots that is acceptable to
both the developer and the City of Owasso, a final plat application is submitted. A final
plat illustrates the layout and dimension of lots included on the final plat, right -of -way
widths, easements, and other physical characteristics that must be provided for review by
the City. After obtaining approval from the TAC and Planning Commission, the final
plat is considered by the City Council. If approved, the final plat is filed with the office
of the County Clerk and governs all future development on that property.
Another form of property division that can be considered in some cases is a lot split. Lot
splits are minor subdivisions of property into three or fewer tracts, and do not provide for
any new public streets. Typically, this is an appropriate option for a land owner who
wishes to take a large undeveloped acreage of land and divide it into two or three smaller
acreages.
If the development is non - residential the fourth step in the development of a piece of
property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning
Commission. Issues such as building setbacks, parking, access, landscaping, and
building footprint are set forth in the site plan. Once a site plan is approved, the
development is clear to apply for a building permit and to submit construction plans for
the building's foundation, plumbing, electrical system, and HVAC.
If the development is residential a site plan accompanies a building permit for each
individual lot. The site plan for the residential development on the lot is reviewed by the
City Planner for compliance with the zoning code and the provisions of the final plat.
REZONING REVIEW PROCESS
The rezoning process is initiated when a property owner submits an application
requesting a change in a property's zoning designation. The applicant must submit an
application indicating the current zoning designation and defining the requested zoning
designation. The application should be accompanied by the zoning fee, an accurate legal
description and map showing the property as well as a certified 300' radius report.
Upon receipt of a complete application the staff will begin the review process by
providing legal notice through the placement of an advertisement of the application in the
newspaper, sending notice letters to property owners within 300' of the subject property
and posting a sign on the property at the point closest to a public road. As staff is
soliciting citizen input from the notification the application will receive an internal
review. The internal review consists of answering three primary questions:
1. Is the requested zoning designation consistent with the Owasso 2010 Land Use
- Comprehensive Plan?
2. Is the requested zoning designation the highest and best land use classification
for the subject property?
3. Is the proposed zoning designation consistent with surrounding development?
Staff will formulate a recommendation for the request to forward to the Owasso Planning
Commission.
The Owasso Planning Commission will hold a public hearing to determine if the
requested zoning change is appropriate and make a recommendation to forward to the
Owasso City Council.
The Owasso City Council will make the final determination to rezone the subject
property to the requested classification, a less intense classification, or deny the request
and leave the subject property's current zoning designation. If the zoning designation is
changed by the City Council an ordinance officially declaring the rezoning of the
property is written and adopted by the City Council making the change law.
LEGAL CONSIDERATIONS OF A REZONING REVIEW
The decision to rezone a particular property in the City of Owasso should be based on
three fundamental questions:
1. Is the requested zoning designation consistent with the Owasso 2010 Land Use
Comprehensive Plan?
2. Is the requested zoning designation the highest and best land use classification for
the subject property?
3. Is the proposed zoning designation consistent with surrounding development?
ZONING/DEVELOPMENT LIMITATIONS
If the application is approved, the subject property would be zoned RS -3 (Residential
Single - Family District). According to the City of Owasso Zoning Code single family
homes would be allowed on the subject property. The developer's intentions to leave the
majority of the property open as a detention pond and utilize a small portion of the
property for single family home construction are consistent with requested zoning
designation.
It is important to note that particular site details such as drainage, streets, and utilities are
appropriately discussed during the development review phases (plat and site plan) and not
during a rezoning hearing. During a public review a decision on zoning changes must be
based on one fundamental question: does the requested zoning allow a land use that is
appropriate for the subject property?
COMPREHENSIVE PLAN CONSISTENCY
The requested zoning designation of RS -3 (Residential Single - Family District) is
compatible with the Owasso 2010 Land Use Master Plan and consistent with the
development trends in the surrounding area.
ANALYSIS
Owasso Land Trust is requesting to rezone 2.25 acres of additional contiguous property
to incorporate into the developing Remington Place II subdivision. - The property is
located in the northeast corner of said proposed subdivision. During the development
review process for the Remington Place II subdivision the subject property was identified
as a proposed detention pond and determined to be located outside the Owasso corporate
limits. It was further determined that it would be in all party's best interest to have the
pond within the city's jurisdiction so that the City can ensure that the pond is developed
adequately and maintained properly. The developer has since had the proposed detention
pond area annexed.
The developer has identified an opportunity to utilize a small portion of the subject
property adjacent to a proposed roadway for residential development and would like to
rezone the property accordingly. The subject property that would be utilized as
residential lots would be incorporated into any forthcoming plat and would contribute to
the residential character of the development. Residential development on the subject
property would pose no conflict with known development plans in the area.
Letters were mailed to surrounding property owners and the legal advertisement was
published in the Owasso Reporter. Staff has received no phone calls or correspondence
from the public in regards to the request. A copy of the legal notice is attached for your
information and review.
If the zoning request is approved, the land will be required to be included in a plat in
accordance with municipal regulations in order for development to occur. Significant
Stormwater detention will be required as will adequate infrastructure including water and
sewer and all other requirements such as sidewalks, appropriate access and appropriate
signage.
If the Commission approves this application it will then require City Council approval.
RECOMMENDATION
Staff recommends approval of OZ 04 -11 to change the zoning designation of the subject
property from AG (Agricultural District) to RS -3 (Residential Single - Family District).
ATTACHMENTS
1. General Area Map
2. Rezoning Application
3. Legal Description and Exhibit
4. Legal Notice
Owasso Community
Development Department
I I I N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso,com
- - ----------
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OZ 04-11
Owasso Land Trust
S. of existing Remington Addition
ftwst 24. 2004
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OZ-
CITY OF OWASSO
P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 2724997
REZONING APPLICATION
GENERAL LOCATION
5/O u t (1 v
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PRESENT ZONING
A G
PRESENT USE
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PROPOSED ZONING
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PROPOSED USE
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LEGAL DESCRIPTION OF LAND UNDER APPLICATION (If by metes and bounds, attach plat of survey)
V.
Name and Address of Record Owner
(2'45to L0. Trams
As applicant, what is your interest in this property?
❑Present Owner rKAgent for Owner
❑Purchaser ❑Other
❑Attomey for Owner
Address or General L
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Nam o person to be
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Mailing Address
of Subject Property
for
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Phone
2125
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1 DO HEREBY CERTIFY THAT THE INFORMATION HEREIN I SIGN TURE DATE
SUBMITTED IS COMPLETE, TRUE AND ACCURATE Kj'vt D-I'Ll
Please submit the completed application form and application fee along with a Certified 300' Radius Report
(available from an Abstract Company) to the Owasso City Planner on or before the Planning Commission
submittal deadline as shown on the official City of Owasso calendar. The applicant and /or the applicant's
consultant should attend the Planning Commission meetings at which the Supplemental Zoning will be
reviewed. _.
Fee Schedule
0- 0.99 acres $75
1- 4.99 acres 100
5 -19.99 acres 150
20 + acres 200
SUBMITTAL DATE
FEE RECEIPT NUMBER
OPC MEETING DATE
APPROVED DENIED
NOTICE TO THE PUBLIC OF A HEARING ON A PROPOSED AMENDMENT
TO THE ZONING ORDINANCE OF THE CITY OF OWASSO, OKLAHOMA
APPLICATION: OZ -04 -11
Notice is hereby given that a public hearing will be held before the Owasso Planning
Commission, in the Old Central Building, 109 N. Birch, Owasso, Oklahoma, at 7:00 P.M.
on the 13th day of September, 2004.
At that time and place, consideration will be given to the proposed change of the zoning
classification of the following described property:
A TRACT OF LAND THAT IS PART OF THE NORTHEAST QUARTER
(NE /4) OF THE SOUTHEAST QUARTER (SE /4) OF THE NORTHWEST
QUARTER (NW /4) OF SECTION 8, TOWNSHIP 21 NORTH, RANGE 14
EAST OF THE I.B. &M., TULSA COUNTY, OKLAHOMA, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING FROM THE SOUTHEAST CORNER OF SAID NEA OF SEA
OF NW /4; THENCE S 88 °45139" W ALONG THE SOUTH LINE OF SAID
NE /4 OF SEA OF NW /4 A DISTANCE OF 487.85 FEET TO THE POINT OF
BEGINNING; THENCE S 88 °45'39" W ALONG SAID SOUTH LINE A
DISTANCE OF 125.00 FEET; THENCE N 1 °19'22" W A DISTANCE OF 18.89
FEET; THENCE ALONG A CURVE TO THE RIGHT WITH A RADIUS 475.00
FEET A DISTANCE 149.71 FEET TO A POINT WITH A CHORD N 7 °42'24"
E A DISTANCE OF 149.09 FEET; THENCE N 16 044'09" E A DISTANCE OF
195.93 FEET; THENCE ALONG A CURVE TO THE LEFT WITH A RADIUS
OF 525.00 FEET A DISTANCE OF 145.26 FEET TO A POINT WITH A
CHORD N 8 048'35" E A DISTANCE OF 144.79 FEET; THENCE N 88 °45'59"
E A DISTANCE OF 80.00 FEET; THENCE S 1 °14'01" E A DISTANCE OF
80.00 FEET; THENCE N 88 °45'59" E A DISTANCE OF 285.00 FEET;
THENCE S 1 014'01" E A DISTANCE OF 145.08 FEET; THENCE S 88 °45'59"
W A DISTANCE OF 267.20 FEET; THENCE S 30 °24'59" W A DISTANCE OF
134.62 FEET; THENCE S 8017'10" W A DISTANCE OF 67.36 FEET;
THENCE S 1 019'22" E A DISTANCE OF 88.98 FEET TO THE POINT OF
BEGINNING.
SAID TRACT CONTAINS 2.25 ACRES MORE OR LESS.
The property is further described as located northeast of the proposed Remington Place
II; South of Remington Place generally located south and east of E. 116 °i St. N. and N.
Garnett Rd., Owasso, OK.
To be considered is a rezoning from AG (Agricultural District) to RS -3 (Residential
Single Family District).
All persons interested in this matter may be present at the hearing and present their
objections to or arguments for any or all of the above moggrs.
In the event that such proposed rezoning is approved, in whole or in part, by the Owasso
Planning Commission, said Planning Commission shall submit its recommendation to the
City Council of the City of Owasso for its consideration and action, as provided by law.
The City Council's review of the recommendation of the Planning Commission on the
proposed rezoning shall be at a meeting time and place to be determined by the Council,
said information to be available from the Owasso City Planner.
For more information on the proposed rezoning contact the Owasso City Planner, City
Hall, I 1 I N. Main Street, Owasso, Oklahoma 74055, or phone (918) 376 -1543.
Dated at OwasA, Oklahoma, this I8'h day of August, 2004..
wane Cuthbertso. n' � L
City Planner
CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
PRELIMINARY PLAT
(OWASSO MEDICAL CAMPUS)
STAFF REPORT
BACKGROUND
The City of Owasso has received a request from the Longford Group, Inc., applicant/owner, for
the review and approval of the Owasso Medical Campus Preliminary Plat. The Preliminary Plat
proposes eight (8) lots in one (1) block on 66.42 acres of property. The applicant wishes to plat the
property so that they may eventually develop a full service hospital, associative medical offices
and assisted living residential housing.
HEARING DATE: Planning Commission, September 13, 2004
LOCATION
The subject property is located 0.3 miles northwest of the intersection of E. 96th St. N. and N. 129`"
E. Ave.; immediately north of the Owasso Market.
EXISTING LAND USE
Vacant
SURROUNDING LAND USE
North: Sherril Acres/ Large Lot residential
South: Owasso Market shopping center
East: currently vacant
West: Bailey Ranch Estates/ Single Family residential
PRESENT ZONING
The subject property is currently zoned OPUD 04 -03 /OM (Office).
SURROUNDING ZONING
North: RE (Residential Estates) — Tulsa County
South: CS (Commercial Shopping)
East: OL /CS (Office Light Intensity/ Commercial Shopping)
West: OPUD 12 — RS -3 (Single - Family Residential)
ZONING HISTORY
August, 2004 — The City of Owasso rezoned the property to OPUD 04 -03 with an underlying
zoning designation of OM (Office Medium District). With that decision were the following
conditions of approval:
1. That the applicant's Development Text and Conceptual Site Plan be considered to be the
Outline Development Plan as required by the PUD chapter of the Owasso Zoning Code;
2. That unless specifically set out in the standards and conditions of this PUD, office
And;
building lots shall meet the requirements of a typical OM district;
3. That unless specifically set out in the standards and conditions of this PUD, multi- family
residential shall meet the requirements of a typical RM -2 district;
4. That all conditions imposed by the Owasso Technical Advisory Committee for
subdivision Plat approval be met as conditions of the PUD;
5. That no building permits be issued within any portion of the PUD until all criteria
outlined within Chapter 8 of the Owasso Subdivision Regulations are met by the
developer;
6. All covenants of any subdivision plat containing property within the PUD shall
incorporate all PUD standards and conditions of approval and make the City of Owasso
beneficiary;
7. That a detailed drainage report be submitted at the time of platting;
8. Sidewalks will be required along all public roads within the PUD;
9. Detailed landscape plans (type, species, size, location and irrigation) shall be required to
be submitted with site plans of any commercial development. Said plans will be
reviewed by staff and must be approved by the Planning Commission;
10. That all signs permitted within the PUD area comply with the Owasso Sign Code;
11. That all TAC conditions are met.
1. Provide a 5' elevated berm, with an orderly row of trees planted on top adjacent to
residential districts;
2. A maximum height of 45' for the assisted living residential in Tract "E";
3. Provide a crash gate on E. 100th St. No. entrance into the hospital development.
4. Restrict the cooling tower height to 20';
5. Provide a masonry screening wall surrounding the utility yard consistent with the
building materials used for the hospital;
6. Provide shielding on all pole lights blocking lights from residential districts;
7. Submit a photo metric plan for Planning Commission approval at site plan stage;
8. Submit a grading plan for review that illustrates the landscaped berms;
9. Lighting shall produce no more than two (2) additional foot candles measured adjacent
to residential districts;
10. Ensure that improvement plans for N. 129th E. Ave. are considered in coordination
with the hospital improvements.
DEVELOPMENT PROCESS
The first step in the development of a piece of property in Owasso is annexation. Annexation is
the method whereby land located outside the city limits is made a part of the city. Property owners
and land developers sometimes choose to have their property annexed into Owasso in order to
receive Owasso municipal services, such as police protection, refuse collection, and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning. When a property
is annexed into Owasso, by law it must come in classified for AG Agricultural use. In order to
develop the property, the land must be zoned for particular kinds of uses, such as residential,
office, commercial, or industrial. Rezoning decisions are made in accordance with the growth
policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD.
When a development proposes to exhibit a mixture of uses with specific regulations and standards
unique to a particular tract of land, a PUD is often the preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A preliminary plat
is required for any development that proposes to divide land into two or more lots. Preliminary
plats illustrate the development concept for the property, and are often modified significantly after
being reviewed by the Technical Advisory Committee (TAC), and the Owasso Planning
Commission. Sometimes, difficult development issues such as existing utility lines, wells, or
easements are brought to light at the preliminary plat stage and must be remedied prior to
development.
After the preliminary plat has been reviewed by the City and various utility companies,
construction plans for the development's infrastructure are typically submitted. These plans
include specifications and drawings for stormwater drainage, streets and grading and erosion
control, waterlines, stormwater detention, and wastewater lines. Often, approval is required of
other agencies, such as the Department of Environmental Quality for wastewater collection and the
US Army Corps of Engineers for properties that may be development sensitive.
Once the property development proposal shows a division of lots that is acceptable to both the
developer and the City of Owasso, a final plat application is submitted. A final plat illustrates the
layout and dimension of lots included on the final plat, right -of -way widths, easements, and other
physical characteristics that must be provided for review by the City. After obtaining approval
from the TAC and Planning Commission, the final plat is considered by the City Council. If
approved, the final plat is filed with the office of the County Clerk and governs all future
development on that property.
Another form of property division that can be considered in some cases is a lot split. Lot splits are
minor subdivisions of property into three or fewer tracts, and do not provide for any new public
streets. Typically, this is an appropriate option for a land owner who wishes to take large
undeveloped parcels of land and divide it into two or three smaller tracts.
The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are
reviewed by the TAC and Planning Commission. Issues such as building setbacks, parking,
access, landscaping, and building footprint are presented in the site plan. Once a site plan is
approved, the development is clear to apply for a building permit and to submit construction plans
for the building's foundation, plumbing, electrical system, and HVAC.
PRELIMINARY PLAT REVIEW PROCESS
The subdivider shall submit twenty -four (24) copies of the Preliminary Plat to the City Planner no
later than the first business day of the month prior to the month within which the Planning
Commission will review the application. The Preliminary Plat shall be accompanied by an
application, the forms for which shall be supplied by the City Planner, and a fee as established by
ordinance.
Upon receipt of all appropriate materials the staff initiates the review process which begins with a
thorough analysis of the proposal. The primary consideration is the proposed plat's compliance
with the Owasso Zoning Code and Owasso Subdivision Regulations.
The Preliminary Plat is then presented to the Owasso Technical Advisory Committee at which time
utility providers and staff are able to review and provide input on the proposals details. The
Technical Advisory Committee along with city staff make a recommendation to the Owasso
Planning Commission.
The Planning Commission, at a public hearing, shall approve, approve with modifications,
continue to a date certain or disapprove the preliminary plat.
Approval or disapproval of the preliminary plat will be conveyed to the subdivider in writing
within five (5) days after the meeting at which such plat was considered. If the preliminary plat is
disapproved, the subdivider shall be notified of the reasons for such action and what requirements
will be necessary to meet the approval of the Commission.
ANALYSIS
The applicant is requesting the review and approval of the Owasso Medical Campus preliminary
plat so that they'may plat and eventually develop the property with a full service hospital or
medical center, associative medical offices and assisted living residential development. The
property is zoned OPUD 04 -03 with an underlying zoning designation of OM (Office Medium
District). The designation outlines the development standards for the property in an office manner.
The approved text of the PUD that provides supplemental standards for the development of this
property is included in the packet. The proposed layout for the hospital /office and assisted living
residential uses associated with the plat is allowed by right according to the zoning designation and
the Planned Unit Development.
According to the preliminary plat, the developer would like to divide the property into eight (8)
lots on one (1) block. Lot five (5) consists of 16.16 acres and is proposed as the site for the
hospital. Lot two (2) consists of 25.07 and is proposed as the site for the assisted living residential
units. The remainder of the lots will be developed with associative medical offices.
The main access into the Owasso Medical Campus will be from N. 129`h E. Ave. There will be
three other points of ingress and egress provided; two (2) from the existing stub streets in Bailey
Ranch Estates iI and one (1) from the existing street in the Owasso Market II subdivision. The E.
100`h St. N. access point into Bailey Ranch Estates II will have a crash gate installed at the
contiguous boundary line between Bailey Ranch Estates II and the Owasso Medical Campus to
prevent through traffic, although the crash gate will allow emergency vehicles to pass through.
Interior circulation will be provided by an internal street system that will allow easy and efficient
access to and from all uses within the site. According to the plat all of the proposed roads are
private and will be established with a Mutual Access Easement with the exception of the main road
entering the site from N. 129`h E. Ave. In addition, the road from this development that ties into E.
100`h St. N. is required to feature a 90 degree bend to further facilitate traffic calming and reduce
speeds.
Staff believes that it would be in the City's interest to convert some of the proposed private streets
into public streets by establishing right of way in place of proposed mutual access easements. As
some of the proposed streets in the development provide connections between existing public roads
and will undoubtedly encounter public through traffic it would be in the City's interest to require
them to be public streets so that the City can ensure the street's physical condition and safety. The
following streets should be made public right -of -way with paving widths consistent with the
existing public road to which they are connecting:
• The north/south segment in the extreme western portion of the property extending
through Lot 1 that provides a connection between Owasso Market and N. 117' E. Ave.
in Bailey Ranch Estates;
• The north/south segment of roadway located near the center of the property dissecting
Lot 2 and Lots 3 -5;
• The entire segment of roadway starting in the eastern portion of the property between
Lot 5 and Lot 7 extending north and turning due west and running along the northern
side of Lots 2, 5, and 6 eventually connecting in the west to E. 100`h St. N. in Bailey
Ranch Estates;
• The segment of roadway located in the southeast section of the property between Lot 3
and Lots 4 and 5.
Preliminary detention plans are to detain additional run -off in two existing facilities; an existing
pond on the western portion of the site and a pond located southeast of the plat area. Staff believes
that the pond in Lot 2 should be included in a `Reserve Area' so that pond area is identified
exclusive of Lot 2 and maintenance provisions should be clearly outlined in the covenants. Plans
for the drainage and detention of the water from the site must be submitted and approved by the
City of Owasso before a building permit may be issued.
Any development that occurs on the subject property must adhere to all subdivision, zoning and
engineering requirements including but not limited to paved streets and sidewalks. Residential
water and sewer service will be provided by the City of Owasso. The property will be subject to
all payback fees including Storm Siren fees of $16 per acre.
In addition to typical building setback standards; the PUD requires that a 50' building
line /landscape buffer be established adjacent to all R (residential) districts. The requirement is
illustrated on the attached plat along the northern and western boundary lines.
In regards to utility provisions, the proposed plat illustrates 17.5 foot utility easements along the
perimeter of the entire development site. There are no U/E's shown between the lots proposed in
the development.
TECHNICAL ADVISORY COMMITTEE
The Owasso Medical Campus Preliminary Plat was reviewed by the Owasso Technical Advisory
Committee at their regular meeting on September 1, 2004. At that meeting, utility providers and
city staff are afforded the opportunity to comment on the application and request any changes or
modifications. The following comments were provided:
1. Community Development — The following proposed private roads as established with mutual
access easements should be converted into public right of way with widths consistent to the
existing public roads with which they will connect:
• The north/south segment in the extreme western portion of the property extending
through Lot 1 that provides a connection between Owasso Market and N. 117th E. Ave.
in Bailey Ranch Estates;
• The north/south segment of roadway located near the center of the property dissecting
Lot 2 and Lots 3 -5;
• The entire segment of roadway starting in the eastern portion of the property between
Lot 5 and Lot 7 extending north and turning due west and running along the northern
side of Lots 2, 5, and 6 eventually connecting in the west to E. 100th St. N. in Bailey
Ranch Estates;
• The segment of roadway located in the southeast section of the property between Lot 3
and Lots 4 and 5;
2. Community Development — Establish appropriate utility easements along all public right of
ways;
3. Community Development — Provide names for the streets as directed by the City Planner;
4. Community Development — Re- designate the lots and blocks in accordance with the new right
of way lines;
5. Community Development — Create a `Reserve Area' around the existing pond in Lot 2;
6. Community Development — Provide details in the covenants outlining the ownership and
maintenance of all detention and reserve areas and mutual access easements shown on the plat;
7. Community Development — Pay the Storm Siren fee of $16 per acre for the platted area;
8. ONG /AEP — Provide standard language in the covenants per ONG and AEP.
Staff recommends approval of the Owasso Medical Campus Preliminary Plat subject to the
successful execution of the Technical Advisory Committee conditions.
ATTACHEMENTS
1. Preliminary Plat Application
2. General Area Map
3. Owasso Medical Campus Preliminary Plat
4. Owasso Medical Campus Deed of Dedication
5. OPUD 04 -03 text
CITY OF OWASSO
P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997
PRELIMINARY PLAT APPLICATION
PROPOSED SUBDIVISION NAME Owasso Medical Campus
(This certifies that the indicated name is the name which is intended to
be used for filing of the Final Plat.)
GENERAL LEGAL DESCRIPTION OF TRACT See Attached
venue, jacKSonv
R The Haskell Compa
see A
lulsa tngineering &
ENGINEER/ARCHITECTplanning Associates, In
ADDRESS 6737 S. 85th E— vie., Tulsa 74133
PHONE 918- 252 -9621 FAX918- 250 -4566
TRACT
INFORMATION p
Present Zoning
D 04 -03 /OM
Present Use
Vacant
Proposed Zoning
N/A
Proposed Use
Medical Campus
PLAT
INFORMATION
Total Acres
66.42
Number of Lots
6
Average Lot Size
Varies
WATER SUPPLY
)C$ City Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other
SANITARY SEWER
)a City Sewer
❑ Septic
❑ Disposal Plant
STREET SURFACING
❑ Portland Cement Concrete
Xq Asphaltic Concrete ❑ Traffic -bound Surface Course
Please submit the completed application form and application fee ($50 plus $.50 per lot over 100 lots), along with
the completed Preliminary Plat Checklist and all requirements thereof, to the Owasso City Planner on or before
the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Preliminary
Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission
meeting at which the Preliminary Plat will be reviewed. The applicant and /or the applicant's consultant
should attend both the Technical Advisory Co
mmitt and in Commission meetings at which the
Preliminary Plat will be revs ed. � ��
DEVELOPER SIGNA
TAC MEETING DATE
SUBMITTAL DATE
FEE RECEIPT NUMBER
DATE August 2, 2004
OPC MEETING DATE
ZONING DISTRICT
APPROVED DENIED
7
n
E 93th ST Y
Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
Subject
Cs
St. N.
Preliminary Plat
Owasso Medical Campus
E. Ave.North of E. 96th St. N. and West of N. 129th
CS
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OWASSO MEDICAL CAMPUS
DEED OF DEDICATION
AND
RESTRICTIVE COVENANTS
PLANNED UNIT DEVELOPMENT No. 04 -03
KNOW ALL MEN BY THESE PRESENTS:
Mingo Valley Healthcare Inc., hereinafter referred to as the "Owner" is the owner of the following described
real estate situated in the City of Owasso, Tulsa County, State of Oklahoma, to wit:
A tract of land located in the SW/4 and the SE /4 of Section 17, T -21 -N, R -14 -E of the Indian Meridian, Tulsa
County, State of Oklahoma
Beginning at the northwest corner of Lot 1, Block 2 "Owasso Market II ", an addition to the City of Owasso,
Tulsa County, state of Oklahoma according to the official recorded plat thereof, Plat No. 5508;
Thence N 01 °17'27" W a distance of 272.82 feet to a point on the south line of "Bailey Ranch Estates', an
addition to the City of Owasso, Tulsa County, State of Oklahoma, according to the official recorded plat
thereof, Plat No. 5035.
Thence N 88 °44'06" E along the south line of Bailey Ranch Estates and Bailey Ranch Estates II a distance
of 1326.03 feet to the southeast corner of Lot 12, Block 9, Bailey Ranch Estates II, an addition to the City of
Owasso, Tulsa County, State of Oklahoma according to the official recorded plat thereof, Plat No. 5360.
Thence N 01 °15'46" W along the east line of Bailey Ranch Estates 11 a distance of 1322.99 feet to the
northeast corner of Bailey Ranch Estates 11, said point also being the center of said section 17.
Thence N 88 °43'40" E along the north line of the southeast quarter of said Section 17 a distance of 1959.44
feet;
Thence S 01 °19'35" E a distance of 938.15 feet.
Thence S 88 °40'25" W a distance of 513.86 feet;
Thence S 48 °54'03" W a distance of 1026.61 feet to the northerly right -of -way of East 981h Street North;
Thence S 88 °44'33" W along the northerly right -of -way of East 98th Street North and along the north line of
Lot 1, Block 2 of said Owasso Market 11 a distance of 1984.20 feet to the "Point of Beginning ".
Said tract contains 2,893,391 square feet or 66.4231 acres.
and has caused the above described land to be surveyed, staked, platted, and subdivided into lots and blocks,
in conformitywith the accompanying plat, and has designated the subdivision as "Owasso Medical Campus ",
a subdivision in the City of Owasso, Tulsa County, Oklahoma.
F:\Data\LEGAL\2G04 \04061 DOD.wpd
SECTION I. EASEMENTS AND UTILITIES
1. General Utility Easements
The Owner does hereby dedicate to the public the utility easements as depicted on the accompanying plat
as "Utility Easement', for the several purposes of constructing, maintaining, operating, repairing,
replacing, and /or removing any and all public utilities, including storm sewers, sanitary sewers, telephone
and communication lines, electric power lines and transformers, gas lines, water lines, and cable
television lines, together with all fittings, including the poles, wires, conduits, pipes, valves, meters, and
equipment for each of such facilities and any other appurtenances with the rights of ingress and egress
to and upon the utility easements for the uses and purposes aforesaid, provided thereto, however, the
Owner hereby reserves the right to construct, maintain, operate, lay, and re -lay water lines and sewer
lines, together with the right of ingress and egress for such construction, maintenance, operation, laying,
and re- laying over, across, and along all of the utility easements depicted on the plat, for the purpose of
furnishing water and /or sewer services to the area included in the plat. The Owner herein imposes a
restrictive covenant, which covenant shall be binding on each lot owner and shall be enforceable by the
City of Owasso, Oklahoma, and by the supplier of any affected utility service, that within the utility
easements depicted on the accompanying plat, no building, structure, or other above or below ground
obstruction shall be placed, erected, installed, or maintained, provided however, nothing herein shall be
deemed to prohibit drives, parking areas, curbing and landscaping that do not constitute an obstruction.
2. Underground Service
2.1 Overhead lines for the supply of electric, telephone, and cable television services may be located
along the southerly and easterly boundary of the accompanying plat. Street light poles or standards
may be served by overhead line or underground cable, and elsewhere throughout the subdivision,
all supply lines shall be located underground in the easementways dedicated for general utility
services as depicted on the accompanying plat. Service pedestals and transformers, as sources
of supply at secondary voltages, may also be located in easementways.
2.2 Underground service cables to all structures which may be located within the subdivision may be
run from the nearest service pedestal or transformer to the point of usage determined by the
location and construction of such structure as may be located upon the lot, provided that, upon the
installation of a service cable to a particular structure, the supplier of service shall thereafter be
deemed to have a definitive, permanent, and effective easement on the lot, covering a 5 foot strip
extending 2.5 feet on each side of the service cable, extending from the service pedestal or
transformer to the service entrance on the structure.
2.3 The suppliers of electric, telephone, and cable television services, through their agents and
employees, shall at all times have right of access to all easementways shown on the plat or
otherwise provided for in this Deed of Dedication for the purpose of installing, maintaining,
removing, or replacing any portion of the underground electric, telephone, or cable television
facilities installed by the supplier of the utility service.
2.4 The owner of the lot shall be responsible for the protection of the underground service facilities
located on his lot and shall prevent the alteration of grade or any construction activity which would
interfere with the eiectric, telephone, or cable television facilities. The supplier of service shall be
responsible for ordinary maintenance of underground facilities, but the owner of the lot shall pay
for damage or relocation of such facilities caused or necessitated by acts of the owner of the lot or
his agents or contractors.
2.5 The foregoing covenants set forth in this sub - section 2 shall be enforceable by the supplier of the
electric, telephone, or cable television service and the owner of the lot agrees to be bound hereby.
FdData\LEGAL @004 \04061 DOD.wpd
3. Water and Sewer Service
3.1 The owner of the lot shall be responsible for the protection of the public water and sewer mains
located on his lot.
3.2 Within the utility easement areas depicted on the accompanying plat, the alteration of grade from
the contours existing upon the completion of the installation of a public water main or sewer main,
or any construction activity which would interfere with public water and sewer mains, shall be
prohibited.
3.3 The City of Owasso, Oklahoma, or its successors, shall be responsible for ordinary maintenance
of public water and sewer mains, but the owner of the lot shall pay fordamage or relocation of such
facilities caused or necessitated by acts of the owner, his agents or contractors.
3.4 The City of Owasso, Oklahoma, or its successors, shall at all times have right of access to all
easementways depicted on the accompanying plat, or otherwise provided for in this Deed of
Dedication, for the purpose of installing, maintaining, removing, or replacing any portion of
underground water or sewer facilities.
3.5 The foregoing covenants set forth in this sub - section 3 shall be enforceable by the City of Owasso,
Oklahoma, or its successors, and the owner of the lot agrees to be bound hereby.
4. Gas Service
4.1 The supplier of gas service through its agents and employees shall at all times have right of access
to all easementways shown on said plat, or otherwise provided for in this Deed of Dedication for
the purpose of installing, maintaining, removing, or replacing any portion of the underground
facilities installed by the supplier of gas service.
4.2 The owner of the lot shall be responsible for the protection of the underground gas facilities located
on his lot, and shall prevent the alteration of grade or any construction activitywhich would interfere
with the gas facilities. The supplier of gas service shall be responsible for ordinary maintenance
of the underground facilities, but the owner shall pay for damage or relocation of such facilities
caused or necessitated by acts of the owner of the lot or his agents or contractors.
4.3 The foregoing covenants set forth in this sub - section 4 shall be enforceable by the supplier of the
gas service, and the owner of the lot agrees to be bound hereby.
5. Surface Drainage
Each lot shall receive and drain, in an unobstructed manner, the storm and surface waters from lots and
drainage areas of higher elevation and from public streets and easements. No lot owner shall construct
or permit to be constructed any fencing or other obstructions which would impair the drainage of storm
and surface waters over and across the lot. The foregoing covenants set forth in this sub - section 5 shall
be enforceable by any affected lot owner and by the City of Owasso, Oklahoma.
6. Paving and Landscaping within Easements
The owner of the lot shall be responsible for repair of damage to the landscaping and paving occasioned
by the necessary installation of, or maintenance to, the underground water, sewer, storm water, gas,
communication, cable television, or electric facilities within the easements depicted on the accompanying
plat, provided however, that the City of Owasso or the supplier of the utility service shall use reasonable
care in the performance of such activities.
FAData\LEGAL\2004 \04061 DOD.wpd
SECTION II. PLANNED UNIT DEVELOPMENT RESTRICTIONS
WHEREAS, Owasso Medical Campus was submitted as Tracts A, B, C, D, E, and F and Planned Unit
Development No. 04 -03 pursuant to section 8, et seq. of Title 100, Owasso Revised Ordinances, and
approved by the City of Owasso Planning Commission on August 8, 2004 and the Council of the City of
Owasso, Oklahoma, on , as reflected by Ordinance No. , and
WHEREAS, The Planned Unit Development provisions of the Owasso Zoning Code require the
establishment of covenants of record, inuring to and enforceable by the City of Owasso, Oklahoma, sufficient
to assure the implementation and continued compliance with the approved Planned Unit Development, and
WHEREAS, the Owner desires to establish restrictions for the purpose of providing for an orderly
development and to assure adequate restrictions for the mutual benefit of the Owner, its successors and
assigns, and the City of Owasso, Oklahoma.
THEREFORE, the Owner does hereby impose the following restrictions and covenants which shall be
covenants running with the land and shall be binding upon the Owner, its successors and assigns, and shall
be enforceable by the Owner, any person owning the lots or a parcel in Owasso Medical Campus, and by the
City of Owasso as hereinafter set forth.
1. General Standards
The development of Owasso Medical Campus shall be subject to the Planned Unit Development
provisions of the Owasso Zoning Code as such provisions existed on February 16, 1984, or as may be
subsequently amended.
2. Development Standards for Lot 1, Block 1
2.1 Permitted Uses:
Lot 1, Block 1 shall be governed by the use and development regulations of the OM District (Office
Medium Intensity District) and specific use permit, except as hereinafter modified. Uses permitted
as a matter of right in an OM District, (Office Medium Intensity District) and all other uses
customarily accessory to such permitted uses shall be permitted.
2.2 Minimum lot frontage shall be one hundred (100) feet.
2.3 Minimum building setbacks
from non - arterial street right -of -way
25 feet
from private street right -of -way
25 feet
from north boundary
50 feet
from west boundary
50 feet
from interior boundaries
00 feet
2.4 The maximum building height shall be twenty five (25) feet.
2.5 Off- street parking shall be provided as required by the applicable Use Unit of the Owasso Zoning
Code.
2.6 Minimum internal landscaped open space shall be 15 %.
2.7 Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code.
2.8 Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged
as to direct the light away from properties within an R district. All fighting fixtures will incorporate
lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce
no more than two (2) additional foot candles of illumination adjacent to residential districts.
FAData\LEGAL\2004104061 DOD.wpd
Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet,
if the abutting property is within an RE, RS, or RD District.
3. Development Standards for Lot 2, Block 1
3.1 Permitted Uses:
Lot 2, Block 1 shall be governed by the use and development regulations of the OM District (Office
Medium Intensity District) and specific use permit, except as herein modified, and is planned for a
continuing care campus community to include some or all of the following uses: independent living
apartments, cottages, duplexes, single- family residences, assisted living residences, skilled nursing
and special care facilities, and supporting accessory uses, and this tract will be available for
expansion of the hospital /medical campus to include a full service hospital and medical office
buildings with support and accessory use facilities. Uses permitted as a matter of right in an OM
District, (Office Medium Intensity District) and all other uses customarily accessory to such
permitted uses shall be permitted.
3.2 Minimum lot size shall be 12,000 square feet.
3.3 The maximum number of dwelling units allowed shall be three hundred twenty nine (329).
3.4 The maximum floor area allowed shall be 651,917 square feet.
15 Minimum building setbacks
from non - arterial street right -of -way
25 feet
from private street right -of -way
10 feet
from west boundary
50 feet
from south boundary
10 feet
from interior tracts
00 feet
3.6 The minimum livability space shall be eight hundred (800) square feet.
3.7 The maximum building heights shall be eighty (80) feet (hospital) and forty five (45) feet (assisted
living.
3.8 Off - Street Parking shall be provided as required by the applicable Use Unit of the Owasso Zoning
Code.
3.9 The minimum internal landscaped open space shall be 15%
3.10 Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code.
3.11 Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged
as to direct the light away from properties within an R district. All lighting fixtures will incorporate
lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce
no more than two (2) additional foot candles of illumination adjacent to residential districts.
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if
the abutting property is within an RE, RS, or RD District.
4. Development Standards for Lot 3, Block 1
4.1 Permitted Uses:
Uses permitted as a matter of right in an OM District (Office Medium Intensity District) and specific
use permit, and all other uses customarily accessory to such permitted uses shall be permitted.
E\Data\1.EGAU2'004 \04061 DOD.wpd
4.2 Minimum lot size shall be 12,000 square feet.
4.3 Minimum building setbacks
from non - arterial street right -of -way 25 feet
from private street right -of -way 25 feet
from south boundary 10 feet
from interior tracts 00 feet
4.4 Off - street parking shall be provided as required by the applicable Use Unit of the Owasso Zoning
Code.
4.5 Minimum internal landscaped open space shall be 15 %.
4.6 Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code.
4.7 Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged
as to direct the light away from properties within an R district. All lighting fixtures will incorporate
lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce
no more than two (2) additional foot candles of illumination adjacent to residential districts.
5. Development Standards for Lots 4. 5 & 6 Block 1
5.1 Permitted Uses:
Lots 4, 5 & 6, Block 1 shall be governed by the use and development regulations of the OM District
(Office Medium Intensity District) and specific use permit, except as herein modified, and is planned
for a Hospital /Medical Campus to include a full service hospital and medical office building with
support and accessory use facilities. Uses permitted as a matter of right in an OM District, (Office
Medium Intensity District) and all other uses customarily accessory to such permitted uses shall
be permitted.
5.2 Minimum lot size shall be 12,000 square feet.
5.3 Minimum building setbacks:
from non - arterial street right -of -way 25 feet
from private street right -of -way 10 feet
from north boundary 50 feet
from interior tracts 00 feet
5.5 Maximum building height shall be eighty (80) feet.
5.6 Maximum height of cooling towers shall be twenty (20) feet. **
5.7 Off - Street Parking shall be provided as required by the applicable Use Unit of the Owasso Zoning
Code.
5.8 Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code.
5.9 Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged
as to direct the light away from properties within an R district. All lighting fixtures will incorporate
lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce
no more than two (2) additional foot candles of illumination adjacent to residential districts.
Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet,
if the abutting property is within an RE, RS, or RD District.
FADataTEGALE0 0 4104 0 6 1 DOD.wpd
** A masonry wall of fourteen (14) feet in height, which coordinates with the building materials of the
hospital, will be constructed around the utility yard to assist in the screening of the cooling towers
and the other equipment in this area.
6. Development Standards for Lot 7, Block 1
6.1 Permitted Uses:
Uses permitted as a matter of right in an OM District (Office Medium Intensity District) and specific
use permit and all other uses customarily accessory to such permitted uses shall be permitted.
6.2 Minimum lot size shall be 12,000 square feet.
6.3 Minimum building setbacks:
from non - arterial street right -of -way 25 feet
from private street right -of -way 10 feet
from east boundary 25 feet
from north boundary 50 feet
From interior Tracts 00 feet
6.4 Off - Street Parking shall be provided as required by the applicable Use Unit of the Owasso Zoning
Code.
6.5 Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code.
6.6 Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged
as to direct the light away from properties within an R district. All lighting fixtures will incorporate
lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce
no more than two (2) additional foot candles of illumination adjacent to residential districts
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet,
if the abutting property is within an RE, RS, or RD District.
7. Development Standards for Lot 8, Block 1
7.1 Permitted Uses:
Uses permitted as a matter of right in an OM District (Office Medium Intensity District) and specific
use permit and all other uses customarily accessory to such permitted uses shall be permitted.
7.2 Minimum lot size shall be 12,000 square feet.
7.3 Minimum building setbacks:
from non - arterial street right -of -way 25 feet
from private street right -of -way 10 feet
from east boundary 10 feet
from south boundary 10 feet
From interior Tracts 00 feet
7.4 Off - Street Parking shall be provided as required by the applicable Use Unit of the Owasso Zoning
Code.
7.5 Signs shall be installed in accordance with Chapter 17 of the City of Owasso Sign Code.
7.6 Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged
as to direct the light away from properties within an R district. All lighting fixtures will incorporate
F.\Data\LEGAL\2004 \04061 DODavpd 7
lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce
no more than two (2) additional foot candles of illumination adjacent to residential districts.
8. Landscaping and Screening
8.1 A five (5) foot berm, with trees planted on and around said berm, will be constructed with the fifty
(50) foot building setback adjacent to R Districts.
9. Signage
9.1 One (1) sign shall be allowed along the west side of North 1291" East Avenue. This sign shall be
for the identification of the subdivision only and will have no advertising.
SECTION III. ENFORCEMENT, DURATION, AMENDMENT, AND SEVERABILITY
A. Enforcement
The restrictions herein set forth are covenants to run with the land and shall be binding upon the Owner,
its successors and assigns. Within the provisions of Section I. Easements, and Utilities are set forth
certain covenants and the enforcement rights pertaining thereto, and additionally the covenants within
Section I whether or not specifically therein so stated shall inure to the benefit of and shall be enforceable
by the City of Owasso, Oklahoma. The covenants contained in Section II. Planned Unit Development
Restrictions are established pursuant to the Planned Unit Development provisions of the City of Owasso
Zoning Code and shall inure to the benefit of the City of Owasso, Oklahoma and the owners of the lots
or a parcel herein. If the undersigned Owner, or its successors or assigns, shall violate any of the
covenants within Section II., it shall be lawful for the City of Owasso, or any owner of a lot to maintain any
action at law or in equity against the person or persons violating or attempting to violate any such
covenant, to prevent him or them from so doing or to compel compliance with the covenant. In anyjudicial
action brought by an owner of a lot which action seeks to enforce the covenants or restrictions set forth
herein or to recover damages for the breach thereof, the prevailing party shall be entitled to recover
reasonable attorneys fees and costs and expenses incurred in such action.
B. Duration
These restrictions, to the extent permitted by applicable law, shall be perpetual but in any event shall be
in force and effect for a term of not less that thirty (30) years from the date of the recording of this Deed
of Dedication unless terminated or amended as hereinafter provided.
C. Amendment
The covenants contained within Section]. Easements, and Utilities maybe amended or terminated at any
time by a written instrument signed and acknowledged by the owner of the land to which the amendment
or termination is to be applicable and approved by the City of Owasso Planning Commission, or its
successors and the City of Owasso, Oklahoma. The covenants contained within Section 11. Planned Unit
Development Restrictions, may be amended or terminated at any time by a written instrument signed and
acknowledged by the owner of the affected lot in Owasso Medical Campus and approved by the Owasso
Planning Commission, or its successor. The provisions Or any instrument amending or terminating
covenants as above set forth shall be effective from and after the date it is properly recorded.
Severability
Invalidation of any restriction set forth herein, or any part thereof, by an order, judgment, or decree of any
Court, or otherwise, shall not invalidate or affect any of the other restrictions or any part thereof as set
forth herein, which shall remain in full force and effect.
FADma\LEGALL004104061 DOD.wpd
IN WITNESS WHEREOF, the undersigned Owner, has executed this instrument this _ day of
, 2004.
Mingo Valley Healthcare Inc.
0
State of Oklahoma )
)S'S.
County of Tulsa_ )
This instrument was acknowledged before me this day of , 2004, by
Notary Public
My commission no. expires
£AData\LEGAL\2004104061 DOD.wpd 9
CERTIFICATE OF SURVEY
I, Jerry W. Ledford, of Tulsa Engineering & Planning Associates, Inc., a professional land surveyor registered
in the State of Oklahoma, hereby certify that I have carefully and accurately surveyed, subdivided, and platted
the tract of land described above, and that the accompanying plat designated herein as "Owasso Medical
Campus ", a subdivision in the City of Owasso, Tulsa County, State of Oklahoma, is a representation of the
survey made on the ground using generally accepted land surveying practices and meets or exceeds the
Oklahoma Minimum Standards for the Practice of Land Surveying as adopted.
Executed this day of 2004.
Jerry W. Ledford
Registered Professional Land Surveyor
State of Oklahoma )
) s.s.
County of Tulsa )
Before me the undersigned, a notary public in and for said county and state, on this _ day of
, 2004, personally appeared Jerry W. Ledford, to me known to be the identical person who
subscribed his name as Registered Professional Land Surveyor to the foregoing Certificate of Survey and
acknowledged to me that he executed the same as his free and voluntary act and deed for the uses and
purposes therein set forth.
D. Sue Mitchell, Notary Public
My commission no. 01004303 expires March 27,
2005.
FAData\LEGAL\2004 \04061 DOD.wpd 10
Owasso Medical Campus
Planned Unit Development No. 04 -03
A PP.EPA DEi 3Y:
Tulsa Engineering & Planning Associates, Inc.
6737South 85th EastAvenue
Tulsa, OK 74133
REVISED 08/12104 per OWASSO PLANNING COMMISSION RECOMMENDATIONS -
(Original dated 07/24/2003)
TABLE OF CONTENTS
Page
I. Development Concept ... ............................... .
Exhibit A - Conceptual Site Plan
Exhibit B - Development Area Plan
Exhibit C - Existing Topography Plan
Exhibit D - Surrounding Zoning and Land Use Plan
Exhibit E - Proposed Zoning Plan
Exhibit F - Architectural Rendering
II. Statistical Summary ................... ............................... 2
III. Development Standards - Office (Tract A) .. ............................... 3
IV. Development Standards - Office (Tract B) ............................... 4
V. Development Standards - Hospital/Medical Office (Tract C) ................... 5
VI. Development Standards - Office (Tract D) .. ............................... 6
VII. Development Standards -Senior Living (Tract E) ........................... 7
VIII. Development Standards - Office (Tract F) ... ............................... 9
IX. Architectural Review Board ............. ............................... 10
X. Landscaping and Screening ............. ............................... 10
XI. Signage ............................. ............................... 10
XII. Access and Circulation ................ ............................... 10
XIIL Site Plan Review ..................... ............................... 10
XIV. Platting ............................. ............................... 11
F:1Dam\.bIISC\2004 \04061.001 Owasso Medical Campus FUD.wpd
I. DEVELOPMENT CONCEPT
The Owasso Medical Campus development comprises ±66.42 acres located approximately 675 feet
west of North 129' East Avenue and northwest of the intersection of US Highway 169 and North
129`h East Avenue. The project lies south of Sherrill Acres and east of Bailey Ranch Estates II. The
project site is presently zoned RE (Residential District) along the northem 200 feet of the site, RS -2
along the west and southwest 125 feet of the site that abuts Bailey Ranch Estates II, and RS -3 for the
remainder of the development. We are simultaneously submitting an application for the re- zoning
of this parcel to OM (Office Medium Intensity District).
The site is characterized by relatively flat to slightly rolling terrain with an existing pond located in
the west central portion of the site. Soil types are of the type commonly encountered in the area and
should create no unusual developmental problems. The location is ideally suited for a development
of this type due to the favorable topography, tract configuration, accessibility, and location. Visibility
is excellent with views into the site from North 129" East Avenue and US Highway 169. Access to
the site, which in the case of a medical campus is of critical importance, is also excellent, with close
proximity to North 129 "' East Avenue, East 96'h Street North and US Highway 169.
The Owasso !Medical Campus development is proposed as a multi -use medical campus, with a state
of the art hospital, medical and general office buildings, and a retirement village. The retirement
village will offer a number of potential uses, including but not limited to independent living
residences, assisted living residences, rehabilitation facilities, continuing care facilities and skilled
nursing facilities. Based on the needs and lifestyles of the individual residents, this area will also
include one or more of the following types of residences: multi - family, single family, and/or duplex
homesites. Most of the structures in the development will be low rise in nature, generally 1 to 2
stories in height except for a 4 -story tower of the proposed hospital, which will be utilized for patient
rooms and will be located more than 300 feet from the north property line. There is also a proposed
helipad next to the hospital that will be mainlyused for critical patients that require transfer to another
facility. Use of the helipad should be infrequent, as it will not generally be used for trauma support
services.
With a medical campus theme for the Owasso Medical Campus PUD, open space and associated
landscaping will be an important component in the development of this project. An existing pond,
located in the Senior Living portion (Tract E) of the project will be utilized and improved to provide
an aesthetic enhancement to the site. A 50 foot building line and landscape buffer is being proposed
along the north and west property lines. While vehicular access and parking will be allowed within
portions of this buffer area, the 50 foot building line and landscape buffer will allow for a logical and
aesthetically pleasing transition from the residential areas to the north and west of the project site.
An interconnecting sidewalk and trail system will allow easy access to all areas of the development.
In addition to providing pedestrian access, it will also offer an excellent opportunity for the enjoyment
and exercising of the residents and patients of the medical campus and retirement village. In order to
aid in reducing the potential increase in traffic on East l 001h Street North, a crash gate will be installed
at the development boundary line with Bailey Ranch Estates II. In addition, the road from this
development that ties into East 100'h Street North will now feature a 90 degree bend to facilitate
traffic calming and reduce speeds.
F.\Dala\M1SC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page I of 12
II. STATISTICAL SUMMARY
TOTAL PROJECT AREA: ±66.42 Acres
TOTAL PROJECT FLOOR AREA (0.50 FAR): 1,446,628 sq. ft.
MINIMUM AMOUNT OF OPEN SPACE (15 %) ±9.96 Acres
OFFICE (Tracts A, B, D and F):
Tract A -
Total Area ±3.07 Acres
Maximum Proposed Floor Area (0.21 FAR) 28,000 sq. ft.
Tract B -
Total Area ±1.93 Acres
Maximum Proposed Floor Area (0.24 FAR) 20,000 sq. ft.
Tract D -
Total Area ±3.71 Acres
Maximum Proposed Floor Area (0.14 FAR) 22,000 sq. ft.
Tract F -
Total Area ±8.30 Acres
Maximum Proposed Floor Area (0.25 FAR) 90,000 sq. ft.
HOSPITAL /OFFICE (Tract C):
Tract C -
Total Area ±24.31 Acres
Maximum Proposed Floor Area (0.60 FAR) 634,711 so. ft.
SENIOR LIVING (Tract E):
Tract E -
Total Area ±25.10 Acres
Maximum Proposed Floor Area (0.60 FAR) 651,917 sq. ft.
Maximum Number of Dwelling Units 329 DUs
FAData\MISC\2004\04061.001 Owasso Medical Campus PUD.wpd Page 2 of 12
III. DEVELOPbIENT STANDARDS - OFFICE (Tract A)
Tract A shall be governed by the use and development regulations of the OM District, except as
hereinafter modified:
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non - Arterial Street RIW
from Private Street R/W
from East Boundary
from North Boundary
from Interior Development Areas
Off - Street Parking
Minimum Internal Landscaped Open Space
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
10 feet
25 feet
50 feet*
00 feet
As required by the Owasso Zoning Code
15%
Lighting Lighting used to illuminate an off - street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Sign Standards: Signs shall be installed in accordance with
Chapter 17, City o2 Owasso Sign. Code.
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58)
feet, if the abutting property is within an RE, RS, or RD District.
FADala\%11SC12004 \04061.001 Owasso Medical Campus PUD.wpd Page 3 Of 12
IV. DEVELOPMENT STANDARDS - OFFICE (Tract B)
Tract B shall be governed by the use and development regulations of the OM District, except as
hereinafter modified:
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non - Arteri al Street R/W
from Private Street R/W
from East Boundary
from South Boundary
from Interior Development Areas
Off - Street Parking
Minimum Internal Landscaped Open Space
Lighting
Sign Standards:
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
10 feet
10 feet
10 feet
00 feet
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off - street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
F.NData \MISC2004 \04061.001 Owasso Medical Campus PUD.wpd Page 4 of 12
V. DEVELOPMENT STANDARDS - HOSPITALAMEDICAL OFFICE (Tract C)
Tract C shall be governed by the use and development regulations of the OM District, except as
herein modified, and is planned for a Hospital/Medical Campus to include a full service hospital
and medical office buildings with support and accessory use facilities.
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non - Arterial Street R/W
from Private Street R/W
from North Boundary
from Interior Development Areas
Maximum Building Height:
Maximum Height of Cooling Towers
Off - Street Parking
Minimum Internal Landscaped Open Space
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
10 feet
50 feet*
00 feet
80 feet
20 feet **
As required by the Owasso Zoning Code
15%
Lighting Lighting used to illuminate an off - street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away liom surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Sign Standards: Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight
(58) feet, if the abutting property is within an RE, RS, or RD District.
FADataWIS02004 \04061.001 Owasso Medical Campus PUD.wpd Page 5 of 12
** A masonry wall of fourteen (14) feet in height, which coordinates with the building
materials of the hospital, will be constructed around the utility yard to assist in the
screening the cooling towers and other equipment in this area.
FADataUdISM2004\04061.001 Owasso Medical Campus PUD.wpd Page 6 of 12
VI. DEVELOPMENT STANDARDS - OFFICE (Tract D)
Tract D shall be governed by the use and development regulations of the OM District, except as
hereinafter modified:
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non - Arterial Street R/W
from Private Street R/W
from South Boundary
from Interior Development Areas
Off - Street Parking
Minimum Internal Landscaped Open Space
Lighting
Sign Standards:
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
25 feet
10 feet
00 feet
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off - street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
FAData \b11SC\2004\0406L00 I Owasso Medical Campus PUD.wpd Page 7 of 12
VII. DEVELOPMENT STANDARDS - SENIOR LIVING (Tract E)
Tract E shall be governed by the use and development regulations of the OM District, except as
herein modified, and is planned for a continuing care campus community to include some or all
of the following uses: Independent living apartments, cottages, duplexes, single - family
residences, assisted living residences, skilled nursing and special care facilities, and supporting
accessory uses. This tract will be available for expansion of the hospital/medical campus to
include a full service hospital and medical office buildings with support and accessory use
facilities.
Permitted Uses:
Minimum Lot Size:
Maximum Number of Dwelling Units
Maximum Floor Area
Minimum Building Setbacks:
from Non - Arterial Street R/W
from Private Street R/W
from West Boundary
from South Boundary
from Interior Development Areas
Maximum Building Height
Minimum Livability Space
Off - Street Parking
Minimum Internal Landscaped Open Space
Lighting
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
329 DUs
651,917 sq. R.
25 feet
10 feet
50 feet*
10 feet
00 feet
80 feet (Hospital)
45 feet (Assisted Living)
800 sq. ft. per DU
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off - street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
FAData4N1SCt2004 \04061.001 Owasso Medical Campos PUD.wpd Page 8 of 12
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Sign Standards: Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58)
feet, if the abutting property is within an RE, RS, or RD District.
FADala\M1SC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 9 of 12
VIII. DEVELOPMENT STANDARDS - OFFICE (Tract F)
Tract F shall be governed by the use and development regulations of the OM District, except as
hereinafter modified:
Permitted Uses:
Minimum Lot Frontage:
Minimum building setbacks:
from Non - Arterial Street R/W
from Private Street R/W
from North Boundary
from West Boundary
from Interior Boundaries
Maximum Building Height
Off - Street Parking
As permitted in the OM District, by right or
specific use permit.
100 feet
25 feet
10 feet
50 feet*
50 feet
00 feet
25 feet
As required by the Owasso Zoning Code
Minimum Internal Landscaped Open Space 15%
Lighting Lighting used to illuminate an off - street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Sign Standards: Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty
eight (58) feet, if the abutting property is within an RE, RS, or RD District.
FADa(aVb11SC\2004104061.001 Owasso Medical Campus PUD.wpd Page 10 of 12
IX. ARCHITECTURAL REVIEW BOARD
An Architectural Review Board (the Board) will be formed and will consist of members of the
owner's staff and development team, appointed to the Board by the owner. The Board will be
responsible for the review and approval of all site, landscape, drainage and architectural plans
as well as approval of all architectural building materials. The formation of the Architectural
Review Board will be one of the major steps in assuring that the project is developed in a
consistent and cohesive manner and in making sure all development follows the guidelines and
objectives of the PUD.
X. LANDSCAPING AND SCREENING
Landscaping and screening designed within the Owasso Medical Campus site is intended to
achieve unity throughout the planned unit development as well as provide an attractive view of
the project from, surrounding streets and neighborhoods. Sensitivity to the surrounding land
uses is also of critical importance so as to provide a development that will help to maintain
and/or increase property values for the area. A 5 foot berm, with trees planted on and around
said berm, will be constructed within the 50 foot building line /landscape buffer adjacent R
Districts. With the medical campus theme, where open space is a very important factor in
creating the type of environment that is required, the Owasso Medical Campus is poised to
create a beautiful and vital addition to the Owasso community.
XI. SIGNAGE
One sign shall be allowed along the west side of North 129ih East Avenue. This sign shall be
for the identification of the subdivsion only and will have no advertising.
XII. ACCESS AND CIRCULATION
The main access into the Owasso Medical Campus will be from North 129" East Avenue. There
will be three (3) other points of ingress and egress provided; two (2) from the existing stub
streets in Bailey Ranch Estates II and one (1) from the existing stub street in the Owasso Market
H subdivision. The East 10& Street North access point into Bailey Ranch Estatcs H will have
a crash gate installed at the contiguous boundary line between Bailey Ranch Estates II and the
Owasso Medical Campus, to aid in reducing the potential for increased traffic. Interior
circulation will be provided by an internal street system that will allow easy and efficient access
to and egress from all land uses within the PUD.
XIII. SITE PLAN REVIEW
No building permit shall be issued until a detailed site plan of the proposed improvements has
been submitted to and approved by the Owasso Planning Commission as being in compliance
F:IData\,MISCt2004\04061.001 Owasso Medical Campus PUD.wpd Page 11 of 12
with the development concept and the development standards. Submittal of a photo-metric plan
is required at the time of the site plan review to determine the impact on the surrounding R
Districts from potential light pollution. In addition, submittal of a grading plan will be required
to be submitted so that the berming in the 50' building line /landscape buffer can be illustrated.
XIV. PLATTING
No building permit shall be issued until the planned unit development project area has been
included within a subdivision plat submitted to and approved by the Owasso Planning
Commission and the Owasso City Council and duly filed of record. The deed of dedication
of the required subdivision plat shall include covenants of record, enforceable by the City of
Owasso, setting forth the development standards of the planned unit development.
Owasso Medical Campus PUD.wpd Page 12 of 12
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CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
FINAL PLAT
(BAILEY MEDICAL CENTER)
STAFF REPORT
BACKGROUND
The City of Owasso has received a request from the Larkin Bailey Foundation,
applicant/owner, for the review and approval of a final plat for Bailey Medical Center
consisting of 1 (one) lot in 1 (one) block on 26.32 acres, more or less. It is the intention
of the property owner to plat the property and develop a hospital on the site.
HEARING DATE: Planning Commission, September 13, 2004
LOCATION
The property is located at 11010 E. 106`h St. N, generally '/< mile west of N. Garnett Rd.
and 115 mile south of E. 106th St. N. A general area map has been attached for your
review.
EXISTING LAND USE
Vacant
SURROUNDING LAND USE
The surrounding properties are currently vacant with the exception of the southwest
corner. A City of Owasso water tower is being erected in that area.
PRESENT ZONING
The subject property lies in an area planned as part of OPUD 01 -02, The Lakes at Bailey
Ranch. The Planned Unit Development (PUD) calls for the property to be utilized in a
manner consistent with RS -3 (Residential) zoning. The PUD goes further to say that all
uses allowed by right or special exception in an RS -3 district are allowed on the property.
The applicant has received a special exception from the Owasso Board of Adjustment to
operate Use Unit 5: Community Services, Cultural, and Recreational Facilities on the
property.
SURROUNDING ZONING
Again, the property lies within an area planned by OPUD 01 -02, The Lakes at Bailey
Ranch. The Planned Unit Development calls for the surrounding property to be utilized
in a manner consistent with residential zoning with the exception of the area located
northeast of the subject property. That property is planned for Commercial use at the
comer of N. Garnett Rd. and E. 106'h St. N. with a buffer strip of Office development
surrounding it.
ZONING HISTORY
June, 2001 — The City Council approved OPUD 01 -02, a Planned Unit Development for
The Lakes at Bailey Ranch outlining the development of the property as residential.
April, 2004 — The Owasso Board of Adjustment granted approval of a Special Exception
to allow Use Unit #5: Community Services, Cultural, and Recreational Facilities on the
subject property. This action in effect allows a hospital or medical center to be developed
on property zoned for residential development.
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation.
Annexation is the method whereby land located outside the city limits is made a part of
the city. Property owners and land developers sometimes choose to have their property
annexed into Owasso in order to receive Owasso municipal services, such as police
protection, refuse collection, and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning. When
a property is annexed into Owasso, by law it must come in classified for AG Agricultural
use. In order to develop the property, the land must be zoned for particular kinds of uses,
such as residential, office, commercial, or industrial. Rezoning decisions are made in
accordance with the growth policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit
Development, or PUD. When a development proposes to exhibit a mixture of uses with
specific regulations and standards unique to a particular tract of land, a PUD is often the
preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A
preliminary plat is required for any development that proposes to divide land into two or
more lots. Preliminary plats illustrate the development concept for the property, and are
often modified significantly after being reviewed by the Technical Advisory Committee
(TAC), and the Owasso Planning Commission. Sometimes, difficult development issues
such as existing utility lines, wells, or easements are brought to light at the preliminary
plat stage and must be remedied prior to development.
After the preliminary plat has been reviewed by the City and various utility companies,
construction plans for the development's infrastructure are typically submitted. These
plans include specifications and drawings for stormwater drainage, streets and grading
and erosion control, waterlines, stormwater detention, and wastewater lines. Often,
approval is required of other agencies, such as the Department of Environmental Quality
for wastewater collection and the US Army Corps of Engineers for properties that may be
development sensitive.
Once the property development proposal shows a division of lots that is acceptable to
both the developer and the City of Owasso, a final plat application is submitted. A final
plat illustrates the layout and dimension of lots included on the final plat, right -of -way
widths, easements, and other physical characteristics that must be provided for review by
the City. After obtaining approval from the TAC and Planning Commission, the final
plat is considered by the City Council. If approved, the final plat is filed with the office
of the County Clerk and governs all future development on that property.
Another form of property division that can be considered in some cases is a lot split. Lot
splits are minor subdivisions of property into three or fewer tracts, and do not provide for
any new public streets. Typically, this is an appropriate option for a land owner who
wishes to take large undeveloped parcels of land and divide it into two or three smaller
tracts.
The fourth step in the development of a piece of property in Owasso is the site plan. Site
plans are reviewed by the TAC and Planning Commission. Issues such as building
setbacks, parking, access, landscaping, and building footprint are presented in the site
plan. Once a site plan is approved, the development is clear to apply for a building
permit and to submit construction plans for the building's foundation, plumbing,
electrical system, and HVAC.
FINAL PLAT REVIEW PROCESS
The Final Plat review process is initiated when a property owner submits an application
to the City of Owasso requesting the review and acceptance of a subdivision of land. The
application shall be accompanied by the correct fee and final plat drawings and
covenants. If the final plat is one lot on one block the applicant may forego the
Preliminary plat review, in such case the applicant will be responsible for submitting a
certified abutting property owners report at the final plat stage so that staff may notifying
abutting property owners.
Upon receipt of a complete application city staff will begin reviewing the proposal for
compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering
specifications.
The proposed final plat will then be presented to the Owasso Technical Advisory
Committee (TAC) for review and recommendation. At that meeting utility providers and
city staff are afforded the opportunity to comment on the technical aspects of the
development proposal. The TAC will forward a recommendation to the Planning
Commission.
The Owasso Planning Commission will hold a public hearing to determine if the
application is compliant with the Owasso Zoning Code, Subdivision Regulations, and
Engineering criteria. The Planning Commission will forward a recommendation to the
City Council.
The Owasso City Council will then determine if the final plat meets city specifications
and approve, deny, or approve the final plat with conditions.
If the City Council approves the Final Plat the applicant will then produce copies of the
approved Final Plat for signatures from the appropriate officials and file it with the
county clerk's office. The applicant will provide the city with three signed and recorded
plats along with an 8 '/z X 11 copy and an electronic copy for records.
ANALYSIS
A Final Plat is the final map or record of a subdivision and any accompanying material,
as described in the Subdivision Regulations, base on a Preliminary Plat with revisions, if
any, to be submitted to the Planning Commission and City Council for approval, denial,
or approval with conditions.
The Larkin Bailey Foundation is requesting the review and approval of the Bailey
Medical Center final plat so that they may eventually develop a hospital or medical center
on the property. The applicant was recently granted a Special Exception from the
Owasso Board of Adjustment allowing the property to be utilized as a community
service, i.e. a hospital. The special exception makes the proposed use legal according to
the Owasso Zoning Code.
The applicant is proposing this one lot plat on property planned as part of The Lakes at
Bailey Ranch Planned Unit Development. The PUD calls for a reasonable distribution of
residential, office and commercial land uses tied together with a rational network of
roadways. The proposed development and plat is compatible with the overall
development plan outlined in The Lakes at Bailey Ranch.
According to the proposal the property will be accessible directly from E. 106`x' St. N. via
a street running along the eastern side of the property connecting in the south to an as of
yet unbuilt collector street that will give the hospital access to N. Garnett Rd to the east.
The PUD outline for the surrounding property proposes a network of roads that would
eventually connect the subject property with development to the north, south, and west
via public secondary roads. The applicant is proposing a private road to provide the site
with connection between main public roads to the north and south. The private street is
proposed as being established by a Mutual Access Easement. The proposed street
provides the hospital site with its primary access. Staff believes that this roadway will
function as a public access way as it will provide a through traffic -way connecting a
primary arterial to the north with a neighborhood collector to the south. It is also staffs
belief that it is in the City's best interest that the proposed street be a public roadway with
a 50' right -of -way width so that the City is able to provide maintenance and so that our
police staff may ensure the roadways safety. The roadway will be required to be named
in accordance with the existing Owasso street network.
Current plans for surrounding primary roadway improvements include a plan to widen N.
Garnett Rd. from E. 86`h St. N. to E. 116`h St. N. to five lanes. This improvement is in the
10 year capital improvement plan. There are no existing plans to widen E. 106u' St. N.
however as growth patterns sometimes dictate The City of Owasso will accommodate
any new or unforeseen growth.
The applicant is proposing to develop a full service hospital on the subject property. If
and when the hospital were to expand and demonstrate a need to build associative
medical offices outside the proposed boundaries on the plat the applicant will be
responsible at that time for acquiring the appropriate zoning and platting the additional
property.
The proposed plat shows a drainage easement immediately to the north of the site which
will be filed separately and maintained by the Larkin Bailey Foundation as part of a
regional detention system serving the greater development area. It is the intention of the
developer to utilize that detention easement as a detention pond, one that would
aesthetically compliment the proposed hospital, but also provide required storm water
detention for the site. Before any building permit may be permitted drainage and
detention details must be reviewed and approved by the Owasso Public Works
department.
Any development that occurs on the property will be subject to a site plan review and
must adhere to all subdivision, zoning and engineering requirements including but not
limited to paved streets and sidewalks. The site will be provided with sewer and water
service by the City of Owasso. The applicant will be responsible for paying all fees
associated with developing the property including the Storm Siren fee of $16 per acre and
a $50 /tap fee payable to Washington County Rural Water District #3.
TECHNICAL ADVISORY COMMITTEE
The Final Plat was reviewed at the regularly scheduled Owasso Technical Advisory
Committee on September 1, 2004. At that meeting utility providers and city staff are
afforded the opportunity to comment on the technical aspects of the development
proposal. The following comments were provided:
1. Community Development — Change the Mutual Access Easement proposed for a
private road on the eastern side of the property to a public road by establishing a
50' Right of Way in its place. The Right of Way width should expand by 13'
within 100' of the intersection of East 106`" Street North to accommodate an
additional turn lane;
2. Community Development — Establish a 17.5' utility easement along the western
side of the newly created public right of way;
3. Community Development — Name the proposed roadway on the eastern side of
the plat North 110th East Avenue;
4. Community Development — Show book and page numbers with all easements or
R/W established by separate instrument shown outside the proposed platted area;
5. Community Development — Pay the Storm Siren fee of $16 per acre before final
plat is released from the City;
6. Community Development — Pay Washington County Rural Water District #3
$50 per water, tap established in the development.
RECOMMENDATION
Staff recommends approval of the Bailey Medical Center Final Plat subject to the
successful execution of the Technical Advisory Committee conditions.
ATTACHMENTS
1. General Area Map
2. Final Plat Application
3. Bailey Medical Center Final Plat
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Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376 ' 1597
www.cityofowasso.com
Site
Grt\5�`a�
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Final Plat
Bailey Medical Center
0.4 mile southwest of N.Garnett Rd. and E. 1
St. N.
N
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CITY OF OWASSO
P.O. BOX 130 OWASSO, OKLAHOMA 74055 (913) 272 -2251 FAX (913) 272 -4997
FINAL PLAT APPLICATION
PROPOSED SUBDIVISION
GENERAL LEGAL DESCRIPTION OF TRACT A P.49-r o r 1 p
DEVELOPER L ie_rN i34 rt&y ivt IJDRT1am ENGINEER / ARCHITECTt -ook4 /TS5. rt�C /�r_S�4?? -g #ee(�A ijC,
ADDRESS 611 5. _D FN V 82. ADDRESS 106, S. ASHr kio)6 9r ,, OK 7rjo)7
PHONE FAX PHONE 9/S Z58 /fy2 FAX0/l81S8yC19Y
TRACT
INFORMATION
Present Zoning
Present Use
^
Proposed Zoning
Pr posed Use
J
PLAT
INFORMATION
Total Acres
26 , 3 2
Number of Lots
I
Average Lot Size
I 2(� .32- AC
WATER SUPPLY
ED-City Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other
SANITARY SEWER
YTity Sewer
❑ Septic
❑ Disposal Plant
STREETSURFACING
❑ Portland Cement Concrete
E- Asphaltic Concrete ❑ Traffic -bound Surface Course
Please submit the completed application form and application fee ($100 plus $.50 per lot over 100 lots), along
with the completed Final Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the
Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Final Plats are
scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at
which the Final Plat will be reviewed. The applicant and /or the applicant's consultant should attend both the
Technical Advisory Committee and Planning Commission meetings at which the Final Plat will be
reviewed.
I (We), the undersigned developer, do slibmit that this subdivision has had preliminary plat approval and that all
conditions of said preliminary plat a ro < I have be m or listed below as conditions protested.
DEVELOPER SIGNATURE DATE��
r
Conditions Protested
TAC MEETING DATE
SUBMITTAL DATE
FEE RECEIPT NUMBER
FOR INTERNAL OFFICE USE
OPC MEETING DA
ZONING DISTRICT
APPROVED DENIED
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CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
FINAL PLAT
(REMINGTON PLACE II)
STAFF REPORT
BACKGROUND
The City of Owasso has received a request from Kellogg Engineering, applicant, for the
review and approval of the Remington Place II final plat consisting of 84 lots and one
(1) reserve area, in five (5) blocks on 20.98 acres, more or less. It is the intention of the
property owner to subdivide and develop the property in a residential manner.
HEARING DATE: Planning Commission, September 13, 2004
LOCATION
The property is located south of the developing Remington addition and east of the
German Acres mobile home park, south of E. 116`h St. N. and east of N. Garnett Rd. A
general area map has been attached for your review.
EXISTING LAND USE
Vacant
SURROUNDING LAND USE
North: Remington addition, single family homes abut a portion of the northern boundary
of the proposed site. Other portions the northern boundary of the subject site are
abutted by two workshop buildings to the northeast and vacant property to the
northwest.
South: Vacant
East: Large lot residential
West: German acres mobile home park abuts the northwest corner of the subject site the
rest of abutting property to the west is vacant.
PRESENT ZONING
RS -3 (Residential District)
North: RS -3 (Residential Single Family District)
South: AG (Agricultural District) — Tulsa County
East: AG (Agricultural District) — Tulsa County
West: AG (Agricultural District) — Tulsa County/RMH (Residential Mobile Homes
District)
ZONING HISTORY
In April, 2004 the Owasso City Council unanimously approved a request to annex the
subject property into the city limits of Owasso.
May, 2004: the property was rezoned from AG (Agricultural) to RS -3 (Residential
Single Family).
June, 2004: the Owasso Planning Commission approved the Remington Place II
Preliminary Plat with the following conditions:
1. Illustrate the northern portion of the public Right -of -Way for E. 111th St. N.
connecting to Fox Meadows Estates.
2. Name the streets and address the lots as directed by Community Development.
3. Pay the Owasso Storm Siren Fee of $16 per acre.
4. Incorporate a dedication of drainage and detention plans in the plat.
August, 2004: the City of Owasso annexed approximately 2.25 acres of property located
in the northeast corner of the Remington Place II area. The small parcel of property was
annexed to bring the detention pond proposed for the Remington Place II development
into the city limits.
Presently there is a request (in addition to this final plat) before the City of Owasso to
rezone the 2.25 acres recently annexed to RS -3 (residential) to be consistent with the
overall development's zoning and so that the developer may utilize a portion of that
property for residential use.
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation.
Annexation is the method whereby land located outside the city limits is made a part of
the City. Property owners and land developers sometimes choose to have their property
annexed into Owasso in order to receive Owasso municipal services, such as police
protection, refuse collection, and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning. When
a property is annexed into Owasso, by law it must come in classified for AG Agricultural
use. In order to develop the property, the land must be zoned for particular kinds of uses,
such as residential, office, commercial, or industrial. Rezoning decisions are made in
accordance with the growth policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit
Development, or PUD. When a developer proposes to exhibit a mixture of uses with
specific regulations and standards unique to a particular tract of land, a PUD is often the
preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A
preliminary plat is required for any development that proposes to divide land into two or
more lots. Preliminary plats illustrate the development concept for the property, and are
often modified significantly after being reviewed by the Technical Advisory Committee
(TAC), and the Owasso Planning Commission. Sometimes, difficult development issues
such as existing utility lines, wells, or easements are brought to light at the preliminary
plat stage and must be remedied prior to development.
After the preliminary plat has been reviewed by the City and various utility companies,
construction plans for the development's infrastructure are typically submitted. These
plans include specifications and drawings for stormwater drainage, streets and grading
and erosion control, waterlines, stormwater detention, and wastewater lines. Often,
approval is required of other agencies, such as the Department of Environmental Quality
for wastewater collection and the US Army Corps of Engineers for properties that may be
development sensitive.
Once the property development proposal shows a division of lots that is acceptable to
both the developer and the City of Owasso, a final plat application is submitted. A final
plat illustrates the layout and dimension of lots included on the final plat, right -of -way
widths, easements, and other physical characteristics that must be provided for review by
the City. After obtaining approval from the TAC and Planning Commission, the final
plat is considered by the City Council. If approved, the final plat is filed with the office
of the County Clerk and governs all future development on that property.
Another form of property division that can be considered in some cases is a lot split. Lot
splits are minor subdivisions of property into three or fewer tracts, and do not provide for
any new public streets. Typically, this is an appropriate option for a land owner who
wishes to take large undeveloped parcels of land and divide it into two or three smaller
tracts.
If the development is non - residential the fourth step in the development of a piece of
property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning
Commission. Issues such as building setbacks, parking, access, landscaping, and
building footprint are presented in the site plan. Once a site plan is approved, the
development is clear to apply for a building permit and to submit construction plans for
the building's foundation, plumbing, electrical system, and HVAC.
FINAL PLAT REVIEW PROCESS
The Final Plat review process is initiated when a property owner submits an application
to the City of Owasso requesting the review and acceptance of a subdivision of land. The
application is accompanied by the correct fee and final plat drawings and covenants. If
the final plat is one lot on one block the applicant may forego the Preliminary plat
review, in such case the applicant will be responsible for submitting a certified abutting
property owners report at the final plat stage so that staff may notifying abutting property
owners.
Upon receipt of a complete application city staff will begin reviewing the proposal for
compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering
specifications.
The proposed final plat will then be presented to the Owasso Technical Advisory
Committee (TAC) for review and recommendation. At that meeting utility providers and
city staff are afforded the opportunity to comment on the technical aspects of the
development proposal. The TAC will forward a recommendation to the Planning
Commission.
The Owasso Planning Commission will hold a public hearing to determine if the
application is compliant with the Owasso Zoning Code, Subdivision Regulations, and
Engineering criteria. The Planning Commission will forward a recommendation to the
City Council.
The Owasso City Council will then determine if the final plat meets city specifications
and approve, deny, or approve the final plat with conditions.
If the City Council approves the Final Plat the applicant will then produce copies of the
approved Final Plat for signatures from the appropriate officials and file it with the
county clerk's office. The applicant will provide the city with three signed and recorded
plats along with an 8 %z X 11 copy and an electronic copy for records.
ANALYSIS
Owasso Land Trust is requesting the review and approval of the Remington Place II final
plat so that they may plat and eventually develop the property as a residential subdivision
similar to the currently developing Remington Place I addition to the north.
According to the final plat, the developer is proposing to divide the property into 84 lots
and one (1) reserve area on five (5) blocks. This differs from the Remington Place II
Preliminary Plat in that the Preliminary Plat proposed 152 lots on 35.46 acres. The lot
and acreage reduction illustrated in the Final Plat occurred at the southern end of the
proposed development. The_applicant essentially severed the lower 68 lots and stubbed
the streets accordingly. The applicant made a decision reduce Remington Place II to
84 lots so as to provide for a more manageable and feasible phasing of the Remington
Place development. The applicant has purchased property south and west of the initial
Remington II development and will have the opportunity to lay out the lower property in
a different manner than was proposed in the preliminary plat. A new layout for the lower
property may provide for a better transition from Remington Place II.
The streets of Remington Place II are laid out in a pattern that would promote
connectivity within the neighborhood and to surrounding areas as three stubs are
proposed for the southern end of this platted area to provide future connections to
development south. Temporary turn- arounds are required at the terminuses of the stubs
to provide adequate space for emergency vehicles to maneuver. The plat shows current
access coming from the north through existing Remington Place and from the east
through Fox Meadows on E. 111`h St. N. As a section of E. I I I'h St. N. through Fox
Meadows is a county road staff discussed the connec ion wi ains o e ul —'f sa—
-County engmee —n mtmLmt-a a"o- has -gw -m hiS-support- far-the connection. He has
stated that they would be improving the county portion of E. 11 la' St. N. in Fox Meadows
to a 22' wide roadway. Tulsa County engineer Ray Jordan has stated that the County will
be improving the county's portion of E. 111th St. N. in Fox Meadow. The improvement
will be timed to coincide with road construction in Remington II. Mr. Jordan also statedS"
that the County will be inserting a traffic circle to provide traffic calming measures on E.
111th St N 2t the i atersgetie^ +i rr i " F Ave which is a point halfway between C%
the - arterial, N. 1291" E. Ave. and Remington Place II.
The plat shows two proposed areas for detention, one to the southwest of the platted area
and one to the northeast. The proposed detention pond to the northeast was recently
annexed into the city limits. The proposed pond to the southwest is deemed temporary
and will be suitable for the proposed development however the property owner has
intentions to continue the development south and west. As the development proceeds,
that detention pond will be altered to meet demand. As always, before any building
permits are issued a detailed drainage plan must be reviewed and approved by the
Owasso Public Works department.
Any development that occurs on the subject property must adhere to all subdivision,
zoning and engineering requirements including but not limited to paved streets and
sidewalks. Residential sewer service will be provided by the City of Owasso, while
water service will be provided by the rural water district #3 of Washington County. The
property will be subject to all payback fees including Storm Siren fees of $16 per acre.
The proposed plat is compliant with the provisions set forth in the Owasso Zoning Code
and Subdivision Regulations, unless otherwise specified by the Owasso Technical
Advisory Committee.
TECHNICAL ADVISORY COMMITTEE
The Final Plat was reviewed at the regularly scheduled Owasso Technical Advisory
Committee on September 1, 2004. At that meeting utility providers and city staff are
afforded the opportunity to comment on the technical aspects of the development
proposal. The following comments were provided:
1. Fire Marshall — Ensure that temporary emergency vehicle turn- arounds are
inserted at the southern terminuses E. 118th, 119 h, and 120a' E. Avenues;
2. Community Development — Establish 10' Utility Easement by separate
instrument on the southern side of Remington Place II to create a total of 17.5 U/E
along the southern boundary;
3. Community Development — Provide details in the covenants addressing the
ownership and maintenance of all detention and reserve areas within the plat;
4. Community Development — Study and consider the application of traffic
calming devices on E. Ills' St. N. at the connection with the Fox Meadows
addition and insert if deemed necessary;
5. Community Development — Pay the Storm Siren Fee, $16 /acres;
6. Community Development — Show individual lot addresses on the plat as
provided by the City Planner;
7. Washington County Water #3 — Provide standard language in the covenants;
8. Cox/AEP — Provide additional easements as directed;
RECOMMENDATION
Staff recommends approval of the Remington Place II Final Plat subject to the successful
execution of the Technical Advisory Committee conditions.
ATTACHMENTS
1. General Area Map
2. Final Plat Application
3. Remington Place II Final Plat
0
Remington Place
WW
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Owasso Community Final Plat N
Development Department Remington Place 11
111 N. Main St. W E
Owasso, OK 74055
918.376.1500
918.376.1597 S. of existing Remington Addition S
www.cityofowasso.com w,•k 24, 2ant
PROPOSED SUBDIVISION
GENERAL LEGAL
CITY OF OWASSO
P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997
FINAL PLAT APPLICATION
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WATER SUPPLY
td City Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other
SANITARY SEWER
05 City Sewer
❑ Septic
❑ Disposal Plant
STREET SURFACING
❑ Portland Cement Concrete
Asphaltic Concrete ❑ Traffic -bound Surface Course
Please submit the completed application form and application fee ($100 plus $.50 per lot over 100 lots), along
with the completed Final Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the
Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Final Plats are
scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at
which the Final Plat will be reviewed. The applicant and/or the applicant's consultant should attend both the
Technical Advisory Committee and Planning Commission meetings at which the Final Plat will be
reviewed.
I (We), the undersigned developer, do submit that this subdivision has had preliminary plat approval and that all
conditions of said preliminary plat !approval have been met or listed below as conditions protested. &
DEVELOPER SIGNATURE .I,— l C, DATE f'7 2--C
Conditions
TAC MEETING DATE
OPC MEETING DATE
SUBMITTAL DATE
ZONING DISTRICT
I
FEE RECEIPT NUMBER
APPROVED DENIED
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CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
FINAL PLAT
(HONEY CREEK II at BAILEY RANCH)
STAFF REPORT
BACKGROUND
The City of Owasso has received a request from Battle Creek Development,
applicant/owner, for the review and approval of the Honey Creek II at Bailey Ranch
final plat consisting of 119 lots and two (2) reserve areas in five (5) blocks on 37.02
acres, more or less. It is the intention of the property owner to subdivide and develop the
property in a residential manner.
HEARING DATE: Planning Commission, September 13, 2004
LOCATION
The property is located northeast of Honey Creek or generally located north and east of
the intersection of N. Mingo Rd. and E. 96`s St. N. A general area map has been attached
for your review.
EXISTING LAND USE
Vacant
SURROUNDING LAND USE
North: A municipal water tower is being constructed north of the subject site.
South: Honey Creek residential subdivision
East: El Rio Vista residential subdivision
West: Vacant
PRESENT ZONING
RS- 3 /OPUD 01 -02 The Lakes at Bailey Ranch (Residential District)
SURROUNDING ZONING
The subject property is surrounded by RS- 3 /OPUD 01 -02 (Residential District) with the
exception of the property to the west as it is zoned AG (Agricultural District).
ZONING HISTORY
June, 2001 — The City Council approved OPUD 01 -02, a Planned Unit Development for
The Lakes at Bailey Ranch outlining the development of the property as
residential.
Aug., 2003 — The Planning Commission approved a Preliminary Plat for Honey Creek II
with the following conditions:
1. Establish a Utility Easement along the boundary of the detention area
separating Honey Creek and Honey Creek II.
The first step in the development of a piece of property in Owasso is annexation.
Annexation is the method whereby land located outside the city limits is made a part of
the city. Property owners and land developers sometimes choose to have their property
annexed into Owasso in order to receive Owasso municipal services, such as police
protection, refuse collection, and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning. When
a property is annexed into Owasso, by law it must come in classified for AG Agricultural
use. In order to develop the property, the land must be zoned for particular kinds of uses,
such as residential, office, commercial, or industrial. Rezoning decisions are made in
accordance with the growth policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit
Development, or PUD. When a development proposes to exhibit a mixture of uses with
specific regulations and standards unique to a particular tract of land, a PUD is often the
preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A
preliminary plat is required for any development that proposes to divide land into two or
more lots. Preliminary plats illustrate the development concept for the property, and are
often modified significantly after being reviewed by the Technical Advisory Committee
(TAC), and the Owasso Planning Commission. Sometimes, difficult development issues
such as existing utility lines, wells, or easements are brought to light at the preliminary
plat stage and must be remedied prior to development.
After the preliminary plat has been reviewed by the City and various utility companies,
construction plans for the development's infrastructure are typically submitted. These
plans include specifications and drawings for stormwater drainage, streets and grading
and erosion control, waterlines, stormwater detention, and wastewater lines. Often,
approval is required of other agencies, such as the Department of Environmental Quality
for wastewater collection and the US Army Corps of Engineers for properties that may be
development sensitive.
Once the property development proposal shows a division of lots that is acceptable to
both the developer and the City of Owasso, a final plat application is submitted. A final
plat illustrates the layout and dimension of lots included on the final plat, right -of -way
widths, easements, and other physical characteristics that must be provided for review by
the City. After obtaining approval from the TAC and Planning Commission, the final
plat is considered by the City Council. If approved, the final plat is filed with the office
of the County Clerk and governs all future development on that property.
Another form of property division that can be considered in some cases is a lot split. Lot
splits are minor subdivisions of property into three or fewer tracts, and do not provide for
any new public streets. Typically, this is an appropriate option for a land owner who
wishes to take large undeveloped parcels of land and divide it into two or three smaller
tracts.
If the development is non - residential the fourth step in the development of a piece of
property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning
Commission. Issues such as building setbacks, parking, access, landscaping, and
building footprint are presented in the site plan. Once a site plan is approved, the
development is clear to apply for a building permit and to submit construction plans for
the building's foundation, plumbing, electrical system, and HVAC.
If the development is residential a site plan accompanies a building permit for each
individual lot. The site plan for the residential development on the lot is reviewed by the
City Planner for compliance with the zoning code and the provisions of the final plat.
FINAL PLAT REVIEW PROCESS
The Final Plat review process is initiated when a property owner submits an application
to the City of Owasso requesting the review and acceptance of a subdivision of land. The
application shall be accompanied by the correct fee and final plat drawings and
covenants. If the final plat is one lot on one block the applicant may forego the
Preliminary plat review, in such case the applicant will be responsible for submitting a
certified abutting property owners report at the final plat stage so that staff may notifying
abutting property owners.
Upon receipt of a complete application city staff will begin reviewing the proposal for
compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering
specifications.
The proposed final plat will then be presented to the Owasso Technical Advisory
Committee (TAC) for review and recommendation. At that meeting utility providers and
city staff are afforded the opportunity to comment on the technical aspects of the
development proposal. The TAC will forward a recommendation to the Planning
Commission.
The Owasso Planning Commission will hold a public hearing to determine if the
application is compliant with the Owasso Zoning Code, Subdivision Regulations, and
Engineering criteria. The Planning Commission will forward a recommendation to the
City Council.
The Owasso City Council will then determine if the final plat meets city specifications
and approve, deny, or approve the final plat with conditions.
If the City Council approves the Final Plat the applicant will then produce copies of the
approved Final Plat for signatures from the appropriate officials and file it with the
county clerk's office. The applicant will provide the city with three signed and recorded
plats along with an 8 '/z X 11 copy and an electronic copy for records.
ANALYSIS
A Final Plat is the final map or record of a subdivision and any accompanying material,
as described in the Subdivision Regulations, base on a Preliminary Plat with revisions, if
any, to be submitted to the Planning Commission and City Council for approval, denial,
or approval with conditions.
Battle Creek Land Development, Inc. is requesting the review and approval of the Honey
Creek II final plat so that they may eventually develop the property as a residential
subdivision consistent with the Honey Creek addition located immediately to the south
and west. Battle Creek Land Development is the developer for Honey Creek addition as
well. The Honey Creek II plat outlines the development of 119 residential lots and two
(2) reserve areas within five (5) blocks on 37.02 acres of property. The property is zoned
RS- 3 /OPUD 01 -02 for residential development. The proposed uses and subsequent
layout in the Honey Creek II plat are consistent with the Outline Development Plan for
OPUD 01 -02.
The area in which the Final Plat is proposed has been developing residentially as part of
the Lakes at Bailey Ranch Planned Unit Development. The residential development
proposed in this plat is compatible with surrounding development to the south and east.
The property to the north and west is planned in a manner that is consistent with the
proposed plat.
As you will see, the Final Plat for Honey Creek II plans four connections to and from
existing or future surrounding development. Two proposed streets will connect to Honey
Creek I to the south and will eventually provide access to E. 96`° St. N. One stub located
north on the proposed platted area will connect to future residential development over the
adjacent creek.
The platted area will be served water and sewer by the City of Owasso. The platted area
is within the Washington County Rural Water District #3 tap fee area and property
owners within the district are subject to a $50 fee per water tap to be reimbursed to the
rural water district. The property will also be subject to all payback fees including Storm
Siren fees of $16 per acre.
As previously mentioned site detention is planned to be contained in reserve areas
bordering the site to the south, however before any building permit may be permitted
drainage and detention details must be reviewed and approved by the Owasso Public
Works department.
Any development that occurs on the property will be subject to a site plan review and
must adhere to all subdivision, zoning and engineering requirements including but not
limited to paved streets and sidewalks. The proposed development will require no
significant expansion of utilities or infrastructure."
A preliminary plat for Honey Creek II was reviewed by the Technical Advisory
Commission and the Owasso Planning Commission in August, 2003. The proposed
preliminary plat was approved with the following conditions:
Community Development — Establish a Utility Easement along the boundary of
the detention area separating Honey Creek and Honey Creek II.
TECHNICAL ADVISORY COMMITTEE
The Final Plat was reviewed at the regularly scheduled Owasso Technical Advisory
Committee on September 1, 2004. At that meeting utility providers and city staff are
afforded the opportunity to comment on the technical aspects of the development
proposal. The following comments were provided:
1. Community Development — Show the book and page numbers in which the 11'
utility easement located on the northern side of the north boundary of the plat
were recorded;
2. Community Development — Provide a standard signature block on the final plat
for the City of Owasso to provide verification;
3. Community Development — Change the rear setback requirement stated in
section 2.3.C. of the covenants to 25' as required by OPUD 01 -02;
4. Community Development — Provide a 5' landscaped easement/buffer on thhe
southern boundary of Lots 4 -11 in Block 1 to provide screening between Honey
Creek II and Kelly Ann addition to the south;
5. Community Development — Establish a provision in the covenants outlining the
maintenance of the 5' landscape easement in Lots 4 -11 in Block 1 by the owner
of said lot(s) and clarify that the developer will be responsible for establishing the
initial landscaping in the easement to provide a screening between Honey Creek
II and Kelly Ann addition to the south;
6. Community Development — Pay Storm Siren fee of $16 /acre for Honey Creek II
before filing the Final Plat with the county;
7. Community Development — Pay Washington County Rural Water District #3
$50 per water tap in Honey Creek II;
8. Community Development — Establish lot addresses on the plat as directed by the
City Planner;
9. Fire Marshall — Ensure that Fire Hydrant locations are coordinated with the Fire
Marshall;
10. Public Works — Establish a 15' drainage easement along the entire eastern
boundary of Honey Creek II;
11. Cox/AEP — Establish addition utility easements as instructed by the utility
companies.
RECOMMENDATION
Staff recommends approval of the Honey Creek II Final Plat subject to the successful
execution of the Technical Advisory Committee conditions.
ATTACHMENTS
1. General Area Map
2. Final Plat Application
3. Honey Creek II Final Plat
SS��tOr
NY
E. 96th
Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
Honey Creek II
alb „NM
a
Final Plat
Honey Creek II
1/2 mi. N. of E. 96th St. N. and 2/5 mi. E. of N.
97th E. Ave.
7
N
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MVA 44, 4001
CITY OF OWASSO
P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272-1997
FINAL PLAT APPLICATION
PROPOSED SUBDIVISION
GENERAL LEGAL DESCRIPTION OF
TRACT
INFORMATION
Present Zoning
Present Use
Proposed Zoning
Proposed Use
PLAT
INFORMATION
Total Acres
—( n Z
Number of Lots
l
Average Lot Size '-7
� O `1— k 1.. 1
WATER SUPPLY
❑ City Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other
SANITARY SEWER
❑ City Sewer
❑ Septic
❑ Disposal Plant
STREET SURFACING
❑ Portland Cement Concrete
❑ Asphaltic Concrete ❑ Traffic -bound Surface Course
Please submit the completed application form and application fee ($100 plus $.50 per lot over 100 lots), along
with the completed Final Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the
Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Final Plats are
scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at
which the Final Plat will be reviewed. The applicant and/or the applicant's consultant should attend both the
Technical Advisory Committee and Planning Commission meetings at which the Final Plat will be
reviewed.
I (We), the undersigned developer, do submit that this subdivision has had preliminary plat approval and that all
conditions of said preliminary plat approval have een met or listed below as conditions protested.
DEVELOPER SIGNATURE -� ' DATE
Conditions Protested
TAC MEETING DATE OPC MEETING DATE
SUBMITTAL DATE ZONING DISTRICT
FEE RECEIPT NUMBER APPROVED DENIED
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CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
UNIFIED SIGN PLAN — OUSP 04 -01
(SMITH FARM MARKETPLACE)
STAFF REPORT
BACKGROUND
The City of Owasso has received a request from Hunt Properties, Inc., applicantlowner,
for the review and approval of a Unified Sign Plan (USP) for the Smith Farm
Marketplace. The USP proposes a total of 16 signs situated throughout the shopping
center.
HEARING DATE: Planning Commission, September 13, 2004
LOCATION
The property is located south and east of the intersection of N. Garnett Rd. and E. 96h St:
N. adjacent to U.S. Highway 169. A general area map has been attached for your review.
EXISTING LAND USE
Vacant (future home of Smith Farm Marketplace)
SURROUNDING LAND USE
North: Most of the northern parameter is bordered by rural property containing the Smith
farm land although the northeastern boundary is bordered by the Oklahoma
National Gas office.
South: U.S. Highway 169
East: U.S. Highway 169, although the City of Owasso water tower in located in the
northeast comer.
West: Lutheran Church and commercial/office space
PRESENT ZONING
CS (Commercial Shopping District)
SURROUNDING ZONING
North: AG (Agricultural District)
South: U.S. Highway 169
East: U.S. Highway 169
West: CG /OL /AG (Commercial Gereral/Offrce Light/Agricultural District)
ZONING HISTORY
May, 2004 — Subject property rezoned to CS (Commercial Shopping District)
May, 2004 — Applicant received approval of a preliminary plat for subject property.
Aug., 2004 - The Owasso City Council voted to accept the Smith Farm Marketplace
Final Plat.
Aug., 2004 — Smith Farm Marketplace site plan approved by the Planning Commission.
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation.
Annexation is the method whereby land located outside the city limits is made a part of
the city. Property owners and land developers sometimes choose to have their property
annexed into Owasso in order to receive Owasso municipal services, such as police
protection, refuse collection, and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning. When
a property is annexed into Owasso, by law it must come in classified for AG Agricultural
use. In order to develop the property, the land must be zoned for particular kinds of uses,
such as residential, office, commercial, or industrial. Rezoning decisions are made in
accordance with the growth policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit
Development, or PUD. When a development proposes to exhibit a mixture of uses with
specific regulations and standards unique to a particular tract of land, a PUD is often the
preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A
preliminary plat is required for any development that proposes to divide land into two or
more lots. Preliminary plats illustrate the development concept for the property, and are
often modified significantly after being reviewed by the Technical Advisory Committee
(TAC), and the Owasso Planning Commission. Sometimes, difficult development issues
such as existing utility lines, wells, or easements are brought to light at the preliminary
plat stage and must be remedied prior to development.
After the preliminary plat has been reviewed by the City and various utility companies,
construction plans for the development's infrastructure are typically submitted. These
plans include specifications and drawings for stormwater drainage, streets and grading
and erosion control, waterlines, stormwater detention, and wastewater lines. Often,
approval is required of other agencies, such as the Department of Environmental Quality
for wastewater collection and the US Army Corps of Engineers for properties that may be
development sensitive...
Once the property development proposal shows a division of lots that is acceptable to
both the developer and the City of Owasso, a final plat application is submitted. A final
plat illustrates the layout and dimension of lots included on the final plat, right -of -way
widths, easements, and other physical characteristics that must be provided for review by
the City. After obtaining approval from the TAC and Planning Commission, the final
plat is considered by the City Council. If approved, the final plat is filed with the office
of the County Clerk and governs all future development on that property.
Another form of property division that can be considered in some cases is a lot split. Lot
splits are minor subdivisions of property into three or fewer tracts, and do not provide for
any new public streets. Typically, this is an appropriate option for a land owner who
wishes to take large undeveloped parcels of land and divide it into two or three smaller
tracts.
The fourth step in the development of a piece of property in Owasso is the site plan. Site
plans are reviewed by the TAC and Planning Commission. Issues such as building
setbacks, parking, access, landscaping, and building footprint are presented in the site
plan. Once a site plan is approved, the development is clear to apply for a building
permit and to submit construction plans for the building's foundation, plumbing,
electrical system, and HVAC.
A Unified Sign Plan is an application requesting approval of a comprehensive sign permit
and falls within the development process after the site plan stage.
UNIFIED SIGN PLAN REVIEW PROCESS
A Unified Sign Plan (USP) is an application requesting approval of a comprehensive sign
permit establishing the size, location and design of signage on property being developed
as a unit. The purpose of a USP 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 the Owasso Zoning Code.
The Unified Sign Plan review process is initiated when a property owner submits an
application to the City of Owasso requesting the review and approval of the
comprehensive sign permit. The application shall be accompanied by the correct fee, a
site plan and sign plan and construction plans.
Upon receipt of a complete application city staff will begin reviewing the proposal for
compliance with the Owasso Sign Code.
The proposed sign plan will then be presented to the Owasso Technical Advisory
Committee (TAC) for review and recommendation. At that meeting utility providers and
city staff are afforded the opportunity to comment on the technical aspects of the
development proposal. The TAC will forward a recommendation to the Planning
Commission.
The Owasso Planning Commission will hold a public hearing to determine if the
application is compliant with the provisions of the Owasso Sign Code and approve, deny,
or approve the sign plan with conditions.
APPLICABLE REGULATIONS
Owasso Sign Code, Section 17.9 — Unified Sign Plan
ANALYSIS
The applicant is requesting a Unified Sign Plan to allow for the display of up to 16 signs
on the Smith Farm Marketplace site.
Smith Farm Marketplace's USP includes the following signs:
• Three (3) double faced monument signs 35' in height and 11' wide with 385ft2 of
display area. The signs are proposed to provide the prominent tenant display
along the major abutting traffic ways of E. 96`h St. N., N. Garnett Rd., and U.S.
Hwy 169. The signs will be constructed with steel columns, a concrete base and
stone veneer matching the architectural character of the primary structures in the
site.
Five (5) double faced monument signs — 10' in height and 15' wide with 150ft2 of
display area. The signs will be placed along N. 121" E. Ave. at points directly
correlated with the five proposed multi -tenant retail buildings within the site. The
architectural quality of the sign will match that of the proposed buildings.
• Eight (8) double faced monument signs — 5' in height and 10' wide with 50ft2 of
display area. The signs will be placed along N. 121" E. Ave. at points correlated
with restaurant and bank pad sites within the development. Again, the
architectural quality of the proposed signs will match that of the theme proposed
throughout the Smith Farm Marketplace.
All of the proposed sign locations are along proposed or existing roadways and to ensure
that the signs pose no conflict with the technical aspects of the site development the
application will be reviewed by the Technical Advisory Committee.
The unified sign plan includes the location, size, height, construction materials, type of
illumination, and orientation of all the proposed signs.
The requested number of signs shown in the unified sign plan does not propose a total
sign square footage in excess of three (3) square feet of signage per every one (1) linear
foot of street frontage of the subject property. The total square footage of signage
requested in the unified sign permit is 2, 086 ft. The Smith Farm Market place possesses
more than 3,500 ft of frontage with N. Garnett Rd. and N. 1215` E. Ave.
The applicant is requesting three (3) of the signs proposed to be 35' in height. These
three (3) signs are primary and will function as area markers for the development on N.
Garnett Rd., E. 96`h St. N. and U.S. Hwy 169. All signs will be aesthetically constructed
to compliment the architectural character of the overall development. The signs will be
lit from the interior and will not represent a nuisance or inordinate clutter to the roadway.
Before the sign on E. 96`h St. N. is allowed the applicant must provide the City with proof
of legal connection to the primary site as off site signs are prohibited.
The remaining 13 signs proposed in the sign plan are double faced monument signs with
five (5) being 10 ft. in height and eight (8) being five (5) ft. in height. All monument
signs will be architecturally compatible to the overall image of the development and are
placed so as to not represent an impediment to traffic.
The unified sign plan does not address wall signs specifically because of the nature of the
development being multi- tenant. Each tenant or lot owner will have their unique signage
requests and that multiplicity would be difficult to determine and spell out in a sign plan.
Each building and/or tenant space will be required to obtain individual permits for wall
signs.
As this sign plan addresses stand alone signs for the entire development no tenant or lot
owner will be permitted for additional signs other than banners and wall signs.
TECHNICAL ADVISORY COMMITTEE
The Smith Farm Marketplace Unified Sign Plan was reviewed at the regularly scheduled
Owasso Technical Advisory Committee on September 1, 2004. At that meeting utility
providers and city staff are afforded the opportunity to comment on the technical aspects
of the development proposal. There were no comments provided.
RECOMMENDATION
Staff recommends approval of the Smith Farm Marketplace Unified Sign Plan with the
following conditions:
1. That the applicant provide the Community Development department with proof of
attachment for the property on which the sign along E. 96`h St. N. will reside
before construction of said sign;
2. That the unified sign plan represent all stand alone signs allowed within the Smith
Farm Marketplace development and no additional stand alone sign be permitted;
3. That all tenants and/or lot owners acquire sign permits for any banner or wall sign
proposed in the development;
4. That before each sign is constructed the owner obtains approval from the building
inspector for the electrical components of the sign.
ATTACHMENTS
1. General Area Map
2. Unified Sign Plan Application
3. Unified Sign Plan and Site Plan
4. Construction Plans
.
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Subject Prope
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Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
5man t -arm
Marketplace
OUSP 04 -01
Smith Farm Marketplace
SE of E. 96th St. N. and N. 129th E. Ave.
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Owasso Community
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111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
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Marketplace
OUSP 04 -01
Smith Farm Marketplace
SE of E. 96th St. N. and N. 129th E. Ave.
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SETBACK
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CITY OF OWASSO
COMMUNITY DEVELOPMENT DEPARTMENT
ARMSTRONG CENTER
SITE PLAN
STAFF REPORT
The City of Owasso has received a request from John K. Davis, applicant, for the review of a
site plan for an office development on 1.29 acres, more or less.
The Armstrong Center site plan was tabled at the June 7, 2004 Planning Commission meeting
to allow the applicant additional time to address the Technical Advisory Committee
comments. The Technical Advisory Committee reviewed the Armstrong Center site plan at
their May 26, 2004 regular meeting and had the following comments:
1. Provide a screening fence along the eastern perimeter of the property abutting
the residentially zoned districts.
2. Ensure that a sidewalk be placed along the entire perimeter abutting the Owasso
Expressway service road.
3. Ensure that parking spaces are to zoning code specifications (including required
HC spaces).
4. If parking spaces are 18' long ensure that the 2' hang -over is accounted for in all
parking islands and building perimeter walkways. Walkways must maintain a
4' passable width and landscaping in the parking lot islands must not obstruct
the 2' parking hang -over.
5. Demonstrate on the plans existing and future locations of utilities.
6. Provide a site grading plan showing existing and proposed spot elevations and /or
contours.
7. Delineate between curb and gutter, edge of pavement and parking stops.
8. Provide site drainage details that present location and definition of materials.
9. Ensure that driveway permits are secured from ODOT, if necessary.
The Owasso Technical Advisory Committee determined that an inadequate- amount -of -
information was presented as a part of the Armstrong Center site plan to provide a proper
review of the plans. The site plan did not provide enough detail to illustrate adequate site
grading or drainage. Utilities were not specifically identified nor were curb and gutter, edge
of pavement or parking stops. Parking space dimensions were not sized and require
modification which could alter the layout of the site plan.
The applicant has since been in contact with the Public Works and Community Development
departments and feels that he has made adequate changes to the site plan and wishes to re-
submit the application for Planning Commission review.
HEARING DATE: September 13, 2004
LOCATION
The subject property is located in the southeast comer of Owasso Expressway and E. 901h St.
N. immediately north of Children's Depot child care facility.
EXISTING LAND USE
Vacant
SURROUNDING LAND USE
North: U.S. Hwy 169
South: The Children's Depot child care center
East: Three Lakes Residential development
West: U.S. Hwy 169
PRESENT ZONING
CG /OM — (Commercial General /Office Medium District)
SURROUNDING ZONING
North: U.S. Hwy 169
South: CG /OM (Commercial General /Office Medium District)
East: RS -3 (Residential Single- Family District)
West: U.S. Hwy 169
RELEVANT ZONING HISTORY
March, 1995: the property was rezoned from AG to a combination of CG and OM. A
majority of the property was rezoned to CG while a thin sliver of property abutting the
eastern property line was rezoned OM to provide a height buffer between the subject property
and the residential development to the east.
March, 1997: the Owasso Planning Commission approved a lot split for Lot 2 of Castle Point
splitting the property into two parcels so that the southern portion would be used for the
Children's Depot development. The northern half of that lot split is being utilized as part of
the subject site development.
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation. Annexation
is the method whereby land located outside the city limits is made a part of the city. Property
owners and land developers sometimes choose to have their property annexed into Owasso in
order to receive Owasso municipal services, such as police protection, refuse collection, and
sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning. When a
property is annexed into Owasso, by law it must come in classified for AG Agricultural use.
In order to develop the property, the land must be zoned for particular kinds of uses, such as
residential, office, commercial, or industrial. Rezoning decisions are made in accordance
with the growth policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit Development, or
PUD. When a development proposes to exhibit a mixture of uses with specific regulations
and standards unique to a particular tract of land, a PUD is often the preferred land use
control mechanism.
The third step in the development of a piece of property in Owasso is platting. A preliminary
plat is required for any development that proposes to divide land into two or more lots.
Preliminary plats illustrate the development concept for the property, and are often modified
significantly after being reviewed by the Technical Advisory Committee (TAC), and the
Owasso Planning Commission. Sometimes, difficult development issues such as existing
utility lines, wells, or easements are brought to light at the preliminary plat stage and must be
remedied prior to development.
After the preliminary plat has been reviewed by the City and various utility companies,
construction plans for the development's infrastructure are typically submitted. These plans
include specifications and drawings for stormwater drainage, streets and grading and erosion
control, waterlines, stormwater detention, and wastewater lines. Often, approval is required
of other agencies, such as the Department of Environmental Quality for wastewater
collection and the US Army Corps of Engineers for properties that may be development
sensitive.
Once the property development proposal shows a division of lots that is acceptable to both
the developer and the City of Owasso, a final plat application is submitted. A final plat
illustrates the layout and dimension of lots included on the final plat, right -of -way widths,
easements, and other physical characteristics that must be provided for review by the City.
After obtaining approval from the TAC and Planning Commission, the final plat is
considered by the City Council. If approved, the final plat is filed with the office of the
County Clerk and governs all future development on that property.
Another form of property division that can be considered in some cases is a lot split. Lot
splits are minor subdivisions of property into three or fewer tracts, and do not provide for any
new public streets. Typically, this is an appropriate option for a land owner who wishes to
take a large undeveloped parcels of land and divide it into two or three smaller tracts.
The fourth step in the development of a piece of property in Owasso is the site plan. Site
plans are reviewed by the TAC and Planning Commission. Issues such as building setbacks,
parking, access, landscaping, and building footprint are presented in the site plan. Once a site
plan is approved, the development is clear to apply for a building permit and to submit
construction plans for the building's foundation, plumbing, electrical system, and HVAC.
SITE PLAN REVIEW PROCESS
The Site Plan review process is initiated when a developer or builder of a particular project
submits an application for a site plan review to the City of Owasso. The application shall be
accompanied by a fee and a full set of the required drawings which include a site plan,
grading and drainage plan, erosion control plan, utility plan, and landscape plan.
The review of the site plan begins with a thorough analysis by the City Planner and City
Engineer for compliance with the Owasso Zoning Code, Subdivision Regulations, and
engineering standards.
The Site Plan is then presented to the Owasso Technical Advisory Committee (TAC) for
review. The TAC review board provides comments on the technical aspects of the plan and
presents a recommendation along with the City staff to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the site plan is
compliant with city standards. The Planning Commission may grant approval of the plan as
presented or with conditions. If the Planning Commission grants approval the applicant shall
make any and all prescribed changes and submit a final copy to the City Planner. Once the
final site plan is received and reviewed for compliance with the conditions of approval the
applicant may proceed with the development process.
LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW
During the review of a site plan elements for consideration include specific site details such
as street details, parking lots, building size and placement, sidewalks, and drainage details.
The Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications
provide appropriate guidelines for the review of all site plans conducted by city staff, the
Technical Advisory Committee and the Planning Commission.
ANALYSIS
By reason of potential adverse effects on public services or to neighboring land uses, site plan
review and approval is required for any commercial developments for the purposes of
assuring proper accessibility, circulation, functional relationships of uses, and compatibility
with adjoining and nearby development. No building permit shall be issued nor use
commenced within this development except in accordance with an approved site plan.
The requested site plan review from John K. Davis is in anticipation of the development of
two commercial office buildings on property fronting the Owasso Expressway between 86`h
St. N. and 96b St. N. The subject property is primarily zoned CG (Commercial General) with
a thin buffer strip zoned OM (Office Medium) separating the subject site from the residential
development to the east. According to the Owasso Zoning Code a commercial office building
is typically categorized under Use Unit # 11 (Offices and Studios) and is allowed by right in
both CG and OM districts, therefore the placement of the buildings in relationship to the
buffer strip is not an issue. The proposed development is not in conflict with the Owasso
2010 Land Use Master Plan as it calls for moderate commercial /office activity in the area.
The Armstrong Center plans show access gained via the Owasso Expressway service road.
Tyann Development Company is currently in the process of extending the Owasso
Expressway service road from its southern terminus just north of the subject property to the
stub just south of 96`h St. N., adjacent to Home Depot. This service road, once connected will
provide an additional north/south link between Owasso's two busiest commercial corridors.
The improvements to the service road will better accommodate the additional traffic caused
by the proposed development.
The subject property lies within a platted development planned with a regional detention
system. Drainage from the property should flow as outlined during the platting stage. The
drainage and detention plans for the Armstrong Center have been reviewed and have been
found to be consistent with the drainage plans approved by the Owasso Public Works
department for the Castle Point subdivision plat.
Unless addressed in the Technical Advisory Committee comments, the layout of the property
meets the requirements of the Owasso Zoning Code, specifically the spacing and setback
standards. The plan proposes more than an adequate number of parking spaces with the
required member of handicapped spots. The property will be served sewer and water by the
City of Owasso.
TECHNICAL ADVISORY COMMITTEE
During the initial review of the site plan in May, 2004 the Owasso Technical Advisory
Committee provided several comments, which are listed above, as conditions of approval. Of
those conditions the following were addressed in the applicants revised site plan:
• The applicant shows a screening fence placed along the eastern perimeter of the
property adjacent to residentially zoned districts;
• The applicant has shown a sidewalk along the entire length of the abutting R -O -W;
• The applicant has adjusted all parking spaces to be consistent with the code
requirements of 9' X 20';
• All existing and future locations of utilities are shown;
• The applicant has provided a site grading plan and proposed spot elevations and
contours;
• Drainage details have been submitted and reviewed and approved by Public Works.
The Technical Advisory Committee reviewed the Armstrong Center site plan at their
September 1, 2004 regular meeting. At that meeting, utility providers and city staff are
afforded the opportunity to comment on the application and request any changes or
modifications. The following comments were provided:
1. Fire Marshall - Coordinate Fire Hydrant location and reach with the Fire Marshall before
building permit is issued;
2. Community Development - Shield exterior lighting from adjacent residential districts;
3. Community Development - Ensure that two of the HC spots are van accessible, one per
building;
4. Community Development - Move all HC spots adjacent to the buildings or provide
- - - -- - - -- - - - -- striped HC accessible walkways between the HC spots
located in the interior parking lot and adjacent building
walkways;
5. Community Development - Delineate between curb and gutter, edge of pavement and
parking stops along the eastern and western boundary lines;
6. Public Works - Submit an adequate erosion control plan for Public Works approval
before building permit is issued;
RECOMMENDATION
Staff recommends approval of the Armstrong Center site plan subject to the successful
execution of the Technical Advisory Committee conditions.
ATTACHMENTS
1. General Area Map.
2 . Armstrong Center site plan Application.
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Owasso Community Site Plan
Development Department
111 N. Main St. Armstrong Center
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com SE corner of Owasso Expwy and E. 90th St. N
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CITY OF OIVASSO
P.O. BOX 180 OWASSO, OKLAHO:VLk 74055 (913) Z72 -2251 FAY (9 t8) 272 -49g7
TYPE OF DEVELOPMENT
Retail/Commercial
Ot ice
❑ Lndusttial
NA1ME OF DEVELOPMENT
LEGAL DESCRIPTION AND ADDRESS OF
PHONE RAX
LOT Frontage _
INFORMATIDN /
a Lfeet
is UTIDINC Fro fit
SETBACK (from center of street)
81TE Total Floor Area I Total Stand
INFORMATION 1noLyL esidential) Parking -^Z
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SITE PLAIN APPLICATION
❑ Multi- Family Residential
❑ Planned Unit Development
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INFOILIIATION Dwellings
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fulti - Family Dwellin s To f Livability
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Please submit the completed application form and $25 application fee, along with the completed Site Plan
Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission
submittal deadline as shown on the official City of Owasso calendar. All Site Plans are scheduled for review by
the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Site Plan will
be reviewed. The applicant and/or the applicant's consultant should attend both the Technical Advisory
Committee and Planning Cammissiotj.rrreefivas at which the Site Plan will be reviewed.
APPLICANT SIGMA
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