HomeMy WebLinkAbout2022.07.12_Worksession AgendaThis meeting Is a work session for Council /Trustee discussion only.
There is no oaportunity for public comments at work session.
PUBLIC NOTICE OF THE JOINT MEETING OF THE
OWASSO CITY COUNCIL
OWASSO PUBLIC WORKS AUTHORITY (OPWA)
OWASSO PUBLIC GOLF AUTHORITY (OPGA)
Council Chambers Old Central Building 109 North Birch, Owasso, OK
Tuesday, July 12, 2022 - 6:00 PM
AGENDA RECEIVED
1. Call to Order JUL 0 7 2022
2. Discussion relating to Community Development Department items
Karl Fritschen City Clerk's Office
A. Proposed amendments to the Land Use Master Plan - GrOwasso 2035
B. Request for rezoning (OZ 22 -04) - approximately 2.07 acres located at 501 North
Carlsbad from Residential Single Family (RS -3) to Residential Multi Family (RM)
C. Request for rezoning (OZ 22 -05) - approximately 7.652 acres located at 12525 East 116th
Street North from Residential Multi - Family (RM) and Commercial Shopping (CS) to
Commercial Shopping (CS)
D. Request for rezoning (OZ 22 -06) - approximately 2.46 acres located at East 86th Street
North and North 137th East Avenue, south of the Owasso High School Campus from
Office (0) and Commercial Shopping (CS) to Commercial Shopping (CS)
3. Discussion relating to Tax Increment Financing, Owasso Redbud District, Increment District No.
1, Development Project Assistance - proposed Development and Financing Agreement with
51h Ave Business Park, LLC
Chris Garrett
4. Discussion relating to City /Authority Manager items
Chris Garrett
A. Monthly sales tax report and revenue outlook
B. City Manager report
5. City Councilor /Trustee comments and inquiries
6. Adjournment
Notice of Public Meeting filed in the office of the City Clerk on Friday, December 10, 2021, and
the Agenda posted at City Hall, 200 South Main Street, at 5:00 pm on Thursday, July 7, 2022.
M. Stevens,
The City of Owasso encourages citizen participation. To requesYon accommodation due to a disability, contact the City
Clerk at least 48 hours prior to the scheduled meeting by phone 918- 376 -1502 or by email to istevens@cityofowasso.com
TO: The Honorable Mayor and City Council
FROM: Karl A. Fritschen AICP, RLA
Planning Manager
SUBJECT: GrOwasso 2035 Land Use Master Plan
DATE: July 7, 2022
BACKGROUND:
In the summer of 2021, planning staff began the process of a major update to the GrOwasso
2030 Land Use Master Plan. Two committees were formed to help steer and guide the update
process by reviewing the proposed and modified goals and action plans. The internal
committee consisted of mostly City staff from departments who directly deal with development
issues, while the other committee was comprised of elected and appointed City representatives,
residents, and City staff. A total of 4 meetings were held with each group during the update
process. Additionally, staff conducted several on -line interactive surveys, each centered
around a different topic, to gather input from the public. This information was presented to both
committees and, where possible, integrated into goals and action plans.
Public open houses were held in March and May of 2022, to allow citizens to review a draft of
the updated Land Use Master Plan Map and the proposed goals and action plans.
Approximately 30 people attended these events.
In April, staff provided the Planning Commission with an overview of the proposed Plan at their
regular meeting. The same information was then presented to the City Council in May.
The Land Use Master Plan is not considered a codified document that is law, but is more
accurately described as a policy document functioning as a flexible regulatory tool. The Plan is
a fluid document that periodically requires changes and adjustments and typically updated
every 5 or 10 years. These updates are intended to keep the Land Use Master Plan Map current
in light of recent development trends related to annexations, zoning changes, and infrastructure
improvements primarily in the area of wastewater and transportation.
The Land Use Master Plan is used in conjunction with the Zoning Map in evaluating various
development applications received by the City. The attached map along with the supporting
document is proposed as the new GrOwasso 2035 Land Use Master Plan Map for Owasso,
Oklahoma. If approved by City Council, subsequent Master Plan amendments for individual
parcels would amend this map from this point forward, should the situation warrant.
PUBLIC HEARING:
A public hearing will be held to take in public input and comments regarding the Plan at the
July 19, 2022 City Council Meeting,
ATTACHMENT:
GrOwasso 2035 Land Use Master Plan draft
2035 Land Use Master Plan
Acknowledgements
This project commenced in August 2021. Below is a comprehensive list of those who
contributed to the process of developing the GrOwasso 2035 Plan. A special thanks is
extended to all of the residents of Owasso, who participated in this update process via
online surveys, in- person open houses, and countless conversations with City staff.
Owasso City Council
Mayor Kelly Lewis, Ward i
Vice Mayor, Alvin Fruga, Ward 2
Council Bill Bush, Ward 3
Councilor Lyndell Dunn, Ward 4
Councilor Doug Bonebrake, Ward 5
Owasso Planning Commission
Commissioner David Vines
Commissioner Tim Miller
Commissioner Dr. Paul Loving
Commissioner Dr. Chad Balthrop
Commissioner Jeri Moberly Dotson
Land Use Plan Internal and External Committee Members
Warren Lehr, City Manager, City of Owasso
Chris Garrett, Assistant City Manager, City of Owasso
Doug Bonebrake, Owasso City Councilor
Kelly Lewis, Mayor, Owasso City Council
Tim Miller, Owasso Planning Commissioner
Chad Balthrop, Owasso Planning Commissioner
Jerry Fowler, Strong Neighborhoods Coordinator, City of Owasso
David Hurst, Fire Chief, City of Owasso
Jason Woodruff, Deputy Police Chief, City of Owasso
Josh Quigley, Community Center Manager
Chelsea Levo Feary, Economic Development /Chamber President
Michael Amberg, Owner, Amazing Athletes and Owasso Chamber of Commerce
Roger Stevens, Public Works Director, City of Owasso
Brian Dempster, Community Development Director, City of Owasso
Karl Fritschen, Planning Manager, City of Owasso
Alexa Beemer, City Planner, City of Owasso
Ray Adcock, Owasso Business Owner
Dirk Thomas, Owasso Business Owner
Kyle Davis, Simmons Bank
Executive Summary
What is Included in the Plan?
Based on extensive public outreach and
input from two diverse steering IF Land
committees, the Plan consists of a land Map
use plan map and a supporting text
document that contains data, specific
goals, action plans, and
recommendations for land use and
development in the City and surrounding
areas within the fenceline. The map AIIIIMN
illustrates, in a generalized manner, a
preferred land use pattern of
development for all areas within the City
of Owasso and the fenceline.
How was the Plan Developed?
Development of this Plan included input from citizens,
and political leaders, the real estate community,
stakeholders. Additionally, communication with o
their own long -range plans was taken into our
scheduled and recent infrastructure impremnl
wastewater collection system and transportation IV_,
encourages urban densities in areas ere an
reasonable costs.
ignificant land owners, business
to Public Schools, and other
ning jurisdictions regarding
The Plan also accounts for
relating to the
Therefore, the Plan
services can be provided at
ignificant land owners, business
to Public Schools, and other
ning jurisdictions regarding
The Plan also accounts for
relating to the
Therefore, the Plan
services can be provided at
Upon adoption, the Plan will become a policy document providing guidance to City
officials as they:
• Develop future budgets
• Plan for expansion of infrastructure and other services
• Make important land use decisions, such as considering re- zoning requests
• Assess the City's progress towards the Goals outlined in the following chapters
As a policy document, the Plan is different from a regulatory document such as the
Zoning Code. Although the Zoning Code and the Plan are both officially adopted by
the Owasso City Council, only the Zoning Code sets forth regulations that are legally
binding. Conversely The Plan becomes an official statement by the City of its vision,
intentions, goals, action plans and strategies for future land use development.
Plan
Elements
As discussed, the Plan is a long -term general guide for a desired future development
pattern and is not an inflexible or rigid document unresponsive to different land use
scenarios that may occur over the next 20 years. During preparation of the Plan there is
no way to predict with any degree of certainty all of the changes that may occur in
Owasso and surrounding area over the next 20 years. Recognizing that unforeseen
changes occur, the Plan is a flexible document and provides a reliable tool for
evaluating development proposals. Procedures are identified allowing amendments to
the Plan when warranted. Amendments will be evaluated based on how they
advance the goals of the Plan and if the change is still consistent with the overall
concepts of the Plan. The basic process to amend the Plan is shown in Appendix C.
Table of Contents
Chapter I - Community History and Background I
Introduction and Overview I -1
Regional and Historical Context 1 -2
Chapter II - Plan Development II
Community Engagement II -1
Land Use Plan Steering Committee 11 -13
Stakeholder Interviews 11 -13
Visual Reconnaissance and Adjoining Jurisdictions' Plans II -14
Chapter III - Core Issues and Trends
Opportunities and Weaknesses
Community Facilities, Infrastructure, and T spor ' n III -3
Land Use and Development III -5
Quality of Life and Parks and Recreation < III -7
Economic Development 111 -8
Public Safety III -9
Growth Assumptions III -10
Future Population Project 111 -12
Chapter V - Future Development Plan V
Summary
V -1
Chapter IV - Goals and ion PI StlOtegies
IV
Plan Element - Land U
IV -2
Plan Element- Quality o ife
IV -7
Plan Element- Infrastructure
IV -12
Plan Element - Downtown Area
IV -15
Plan Element- Public Safety
IV -17
Plan Element - - Sense of Community
IV -19
Plan Element - Economic Development
IV -20
Chapter V - Future Development Plan V
Summary
V -1
Land Use Categories
V -3
Park and Ride or Transit Stops
V -15
Bicycle and Pedestrian Component
V -15
Land Use Master Plan
V -16
Land Use Evaluation Matrix
V -18
Appendix A AA
Land Use Plan Steering Committee Exercise AA -1
Citizen Survey Results Summary AA -5
Appendix B AB
Historic Commercial and Residential Building Permits AB -1
Appendix C
Community Analysis Map
Existing Land Use Map
Proiected Build -Out Pooulafion Man
CI
AC
AC -I
AC -2
AC -3
AC -4
END OF
2035 Land Use Master Plan
Chapter 1, Community History and Background GrOwasso 2035 Land Use Master Plan
INTRODUCTION AND OVERVIEW
Communities prepare land use plans for many of the same reasons people prepare
individual retirement plans. In order to reach a desired quality of life at some defined point
in our future, decisions must be made today regarding investments and commitments that
will provide benefits for years to come. For a community, these planning decisions center
on identifying solutions to current problems and creating new opportunities to meet
anticipated future needs. Quite simply, a comprehensive planning process offers the
opportunity to discuss, direct, manage, and manifest change.
The City of Owasso has seen tremendous growth in the past ten years, growing from a
population of 28,915 in 2010 to 38,242 in 20201, representing an approximate 32.25%
population increase with average annual growth rate of 2.84% during this period. Now well
into the third decade of the 21 st century, Owasso is faced not only with challenges, but also
numerous opportunities and potential. Beginning in the 1940s and up until just a few years
ago, Owasso's workforce was heavily dependent upon the airline industry due to the
convenient access to the Tulsa International Airport. However, in recent years this dynamic
has changed, and the economy is now becomi more diversified. Medical related
industries and facilities, along with small compo anufacturing for the aerospace
industry, business services, and retail and hospit 'lity se ' es now comprise much of local
economy. Strategically located in the Tulsa op itan a (Figure 1 -1), in close proximity
to three major highways, the Tulsa Internatio rport, an inland port (Port of Catoosa),
and the Cherokee Industrial Park, Owass uic evolving from its origins as a small single
industry town to a more diverse and r io evolving city of considerable size and
population.
The exceptional growth in population and housing within the city and surrounding region, as
well as the growth of the commercial sectors, provides Owasso residents with convenient
access to an abundance of cultural, educational, recreational, commercial, and
entertainment opportunities However, the rapid growth in population over the past two
decades also brought inevitable challenges, such as increased traffic congestion, school
overcrowding, the increased demand on utilities, need for more recreational amenities,
and others. How to successfully manage this growth- while continuing to provide citizens
with quality services and facilities- will be the community's main challenge in the future.
The last major update of the City's land use master plan was in 2013 during a period where
the community was experiencing an annual average growth rate of around a 4 %2 . Since
2013, the community has continued to grow, but at a slightly slower average annual growth
rate (2 %)3 than what was seen before 2013. By 2013, the City had recovered from the
national recession that began in late 2008. With mortgage rates remaining low, Owasso
settled into a stable, albeit slower, growth rate between 2013 and 2020. However, with the
outbreak of COVID -19 and the pandemic that followed in 2020, growth became erratic
and choppy.. Average permit numbers varied from month to month, with some months
seeing extremely high numbers and some months seeing lower numbers.
3 US Census
Z City of Owasso Building Permit Data
a City of Owasso Building Permit Data
Page 1 -1
Chapter 1, Community History and Background GrOwasso 1035 Land Use Master plan
Beginning in 2021 the Country was slowly recovering from the effects of the pandemic. At
the same time, two new subdivisions came on -line; as such, Owasso saw a surge in new
construction activity during the first part of 2020. While current trends indicate single family
residential permits rebounding, they are not at the levels seen between 1997 and 2005,
when the annual growth rate was near 6 to 7 %. While single family residential permits have
slowed since that time, apartment projects increased with nearly 670 new units added
between 2013 and 2021, Additionally, the community is seeing more interest from
developers in building smaller multi - family complexes. Developments such as patio homes
and similar style units that require minimal yard maintenance are increasing in number in
the City. The GrOwasso 2035 Land Use Master Plan accounts for these recent trends in
housing development.
Figure 1 -1, City of Owasso Location Map
Regional and Historical Context
The City of Owasso is located just north of Tulsa, Oklahoma in the northern half of Tulsa
County and the western portion of Rogers County. Owasso is situated on Tribal lands
belonging to the TsblagT (Cherokee) Tribal Nation. The community began as a small
settlement in 1881, located in the Cooweescoowee District of the Cherokee Nation, Indian
Territory. The city was founded near 66th Street North and North 129th East Ave along the
Page 1 -2
Tulsa
Regional and Historical Context
The City of Owasso is located just north of Tulsa, Oklahoma in the northern half of Tulsa
County and the western portion of Rogers County. Owasso is situated on Tribal lands
belonging to the TsblagT (Cherokee) Tribal Nation. The community began as a small
settlement in 1881, located in the Cooweescoowee District of the Cherokee Nation, Indian
Territory. The city was founded near 66th Street North and North 129th East Ave along the
Page 1 -2
Chapter 1, Community History and Background GrOwasso 2035 Land Use Master Plan
banks of Elm Creek, and was initially named Elm Creek. In June 1893, plans were drawn up
for a rail line connecting Bartlesville to the cattle ranches in the vicinity of the new
community. At that time Elm Creek (Owasso) had several residences, a blacksmith shop,
and a general store. The first post office and postmaster were established on February 10,
1898 by Preston Ballard, owner of the general store. Another prominent family who settled
in the area was the Joseph T. Barnes family, who moved to the settlement in 1897. Joseph
and Luther Barnes bought and began operating the blacksmith shop in 1898. In 1902 the
first gas station was opened by Donovan Ranta. The rail line to the town site was never built
and as a result the location of present -day Owasso was impacted.
Just as highway access is important today, railroads were major influential factors to
communities in the 1800s and early 1900s.Owasso was no exception to this phenomenon. In
1897, the Kansas, Oklahoma Central & Southwestern Railway Company acquired right -of-
way approximately three miles northwest of the Elm Creek settlement and dammed a
natural spring near 86th St. North and Mingo Road to form a lake for a water supply for the
railroad engines. This lake became known as "Owasso Lake." Approximately one mile to the
south of the newly impounded lake, the railroad company built Owasso's first train depot.
This development essentially caused the original town settlement of Elm Creek to relocate
to the new location. Late in 1898, Joseph and Luther Barnes moved their blacksmith shop
and families to the new community and became the first local citizens to officially move to
the new depot community. During 1898, many other residents and businesses moved from
the Elm Creek settlement to the new community. Since the post office retained the name of
Elm Creek, the new community also retained the name.
The railroad completed its line in 1899 and its-
parent company, the Atchison, Topeka & Santa
Fe Railway Company (ATSF), took over the line
and property. The first train arrived in Elm Creek
on November 1, 1899 and as the land around the
end of this railroad line developed, the Osage
Indian word Owasso, meaning "the end of the
trail" or "turn around ", was adopted to identify
the area because the rail line ended in a
turnaround "Y" near the depot. The name stuck
and the name Elm Creek was changed to
Owasso on January 24, 1900. In 1905, the rail was
extended into Tulsa, which offered Owasso a
connection to a larger regional city.
When Oklahoma became a state on November 16, 1907, Owasso had a population of 379
within the town limits. The Owasso Ledger, first published on August 7, 1903 by U. P. Wardrip,
was the first newspaper with a subscription price of $1.00 per year (to be paid in advance.)
On February 6, 1905 the Pioneer Telephone and Telegraph Company was granted a
franchise to operate the first telephone service in the community and became the town's
first telephone exchange. Prior to the construction of the town's first water tower in 1924,
water was brought into town in barrels from the Owasso Lake and sold for 50 cents a barrel.
Page 1 -3
Chapter 1, Community History and Background GrOwasso 2035 Land Use Master Plan
On March 26, 1904 the plat of the original
Owasso town site of Owasso, Cherokee Nation, I.T.
Today, Owasso is a modern city, with a variety of housing choices, shopping areas, medical
offices, educational facilities, and office buildings. However, even with all of these
conveniences, there remain many challenges. Chiefly among them is the need to ensure
that the GrOwasso 2035 Plan denotes land area that provides a healthy balance of land
uses to promote a vibrant and sustainable community. Today's younger professionals, of
whom Owasso is largely composed, demand more from a community in terms of
entertainment, recreation, safety, and convenience. This Plan, developed with significant
public input, provides the basic framework- or blueprint- that will guide growth and
development with these factors in mind. Table 1 -1, provide some basic facts about the
community.
Page 1-4
was signed by the Secretary of the Interior in
concert with the town's incorporation. That
plat shows three streets running north and
a
south and eight streets running east and west,
with the north /south streets named
Oklahoma, Kansas, and Missouri. The
east /west streets north of what is now
Broadway were named for Union generals,
MEwhile
the east /west streets to the south were
named for Confederate generals. These
names were changed around 1960 with the
east /west streets identified by numbers, and
north /south streets named after trees. Owasso
officially became a chartered city on
September 28, 1972.
In they 1980's US -169, a major north /south
highway setting the community, was
expanded to - lanes. Prior to this expansion,
US -169 terminated at 861h St. North and
Garnett Road, where it became two lanes
north to Nowata. US -75, currently located
west of Owasso, was formally Main Street and then turned west at 861h St. N. towards the
town of Sperry, Oklahoma. Today, US -75
is a 4 -lane highway from Tulsa to Bartlesville,
Oklahoma and offers Owasso citizens additional access to regional employment areas and
amenities. Together, these two highways played a crucial role in Owasso's development
and growth. This is particularly true for US -169, as shortly after its expansion the community
began to grow rapidly. `
Today, Owasso is a modern city, with a variety of housing choices, shopping areas, medical
offices, educational facilities, and office buildings. However, even with all of these
conveniences, there remain many challenges. Chiefly among them is the need to ensure
that the GrOwasso 2035 Plan denotes land area that provides a healthy balance of land
uses to promote a vibrant and sustainable community. Today's younger professionals, of
whom Owasso is largely composed, demand more from a community in terms of
entertainment, recreation, safety, and convenience. This Plan, developed with significant
public input, provides the basic framework- or blueprint- that will guide growth and
development with these factors in mind. Table 1 -1, provide some basic facts about the
community.
Page 1-4
Chapter 1, Community History and Background
Table 1 -1, Basic Facts
GrOwasso 2035 Land Use Master Plan
Source: US Census, City GIS database
Page 1 -5
Land Area City Limits (S q. Miles
8
9
14.84
16.74
Land Area Fenceline (S q. Miles
52
58
58
58
Estimate of Fenceline Population
18,776
30,709
47,110
57,008
Estimate of City Limit Population
11,151
18,502
28,915
38,242
Median Age
34.3
33.21
32.7
32.9
Median Income
$ 33,000
42,981
1 $ 64,566
$ 72,443
Source: US Census, City GIS database
Page 1 -5
2035 Land Use Master Plan
Chapter It, Plan Development
PLAN DEVELOPMENT
GrOwasso 2035 Land Use Master Plan
The Plan was developed with input from Citizens,
City staff, elected and appointed officials,
and key stakeholders. It is a document
intended to anticipate change, plan for the
future, and steer development in a desired
I and logical pattern. It is important to note
the Plan is not a zoning map or existing land
use map, rather it is document that reflects
how the community should grow and be
i developed. Existing parcels that show a use different
o from what the Plan shows may continue indefinitely
until or if the use is ever proposed to be changed. At that
point, the Plan is referenced to determine whether the proposed use is
appropriate for the property. The GrOwasso 2035 Land Use Master Plan
represents a vision to guide future development, an inventory of the community's resources,
an analysis of trends, goals and action plan strategies covered in Chapter IV.
COMMUNITY ENGAGEMENT
The heart of the Grow
Master Plan is the people
was created. This Plan d o
City, or its employees. Ra
to every single person tha
As such, this Plan should
asso 2035 Land Use
for, and by, whom it
es not belong to the
Cher, the Plan belongs
t calls Owasso "home ".
reflect the diversity of
viewpoints, life experiences, and needs seen
within the Owasso community as a whole. As
such, an integral part of developing this Plan
was Community Engagement efforts undertaken
by the Community Development Department;
the Plan Update process would not have been
possible without the vast input given to City
staff by the residents of Owasso.
The Community Engagement portion of the
Plan Update process began in May of 2021 with
the launching of the Plan Update Hub webpage
(Page). From this Page, residents were
introduced to some general information about
the Plan Update and its process. Beginning in
May of 2021 and ending in early September of
2021, bi- weekly online activities were posted on
The City's Vision gig Picture Ideas
for the City
The City's sense quality of Life
of Commuty
Land Use Economic
Development
this Page. A total of nine online activities were opened
for public comment during this time period.
TransportaftAn
Page II -1
Chapter 0, Plan Development GrOwasso 2035 Land Use Master Plan
In total, City staff received approximately 480 responses across all nine activities. This section
outlines the key takeaways garnered from these online activities. These key findings were
used to help shape and direct the Goals and Action Plans seen within this Plan. A complete
description of all of the online responses can be found in Appendix B.
Big Picture Activity
The online engagement activities began with the release of the Big Picture Activity. Here,
residents were asked to tag locations on a map that they liked, locations they thought
could be improved, and locations they thought would be suited for a new type of use.
Figures 11.1, 11.2, and 11.3 depict the findings from this particular activity. Overall, residents
seemed to enjoy locations associated with parks, trails, and open space, as well as
locations associated with shopping and gathering, like the Smith Farms area and the Red
Bud District. Likewise, residents appear to feel that much of what needs to be improved in
the City revolves around roads and intersections, with a majority of respondents citing traffic
flow and road conditions as major places the City could improve. Finally, residents pointed
to open areas along Us -169 and the Sports Park, as well the Red Bud District as places they
would like to see future (re) development. The most popular types of development residents
cited wanting were unique restaurants and retail, ad anal parks facilities, and mixed -use
development.
Page II -2
Chapter ll, Plan Development GrOwasso 2035 Land Use Master Plan
Figure 11.2: "Big Picture" Activity Responses- Places to Improve
Figure 11.3: "Big Picture" Activity Responses- Places to Develop
Page II -3
Chapter 11, Plan Development GrOwasso 2035 Land Use Master Plan
Visioning Activity
When asked about future challenges, an overwhelming majority of respondents stated that
population growth and infrastructure expansion /pacing will be Owasso's largest challenge
in the next ten years, followed by the need to increase the City's housing supply. Figure 11.4
illustrates these various responses.
Likewise, residents ranked Figure 11.5: "Visioning" Activity Responses
"Infrastructure" as what they
would consider to be the
important Plan Element to end uae
consider in this Update,
followed by "Land Use" and Quality of Life
"Quality of Life." Figure 11.5 Public Safety
shows an aggregation of these Economic Development
rankings.
Dawnm,vn Area
0 2 3 4 5
Quality of Life Activity
Residents reported that the school system, access to employment, and the sense of
community drew them to live in Owasso. Figure 11.6 depicts the top characteristics that drew
people to Owasso. On the other hand, respondents cited a lack of recreational options,
infrastructure issues, and traffic as characteristics that they disliked about the City.
In terms of recreational amenities, residents identified a number of things they would like to
Figure 11.6: "Quality of Life" Activity- Response- Likes see in Owasso in the future.
a„ Figure 11.7 depicts these
requests, including more
/parks and an
event /recreation center.
lived rake, Likewise, Figure 11.8 depicts
community schools s rBmVemdlaveY n area in town that residents
H.U. em&bm IIIIn9B reported as their favorite
Convenience. Family
Page II-0
dltoMandiN neoole shcuciv;;.
Figure 11.5: "Visioning" Activity ord Cloud
Oklahoma
using
States
sources
Quality of Life Activity
Residents reported that the school system, access to employment, and the sense of
community drew them to live in Owasso. Figure 11.6 depicts the top characteristics that drew
people to Owasso. On the other hand, respondents cited a lack of recreational options,
infrastructure issues, and traffic as characteristics that they disliked about the City.
In terms of recreational amenities, residents identified a number of things they would like to
Figure 11.6: "Quality of Life" Activity- Response- Likes see in Owasso in the future.
a„ Figure 11.7 depicts these
requests, including more
lot tails /parks and an
recreation center.
ived rake, Likewise, Figure 11.8 depicts
community schools area in town that residents
reported as their favorite
Convenience
Chapter 1l, Plan Development GrOwasso 2035 Land Use Master Plan
places to spend time. Areas like the Redbud District, the Smith Farms shopping corridor, and
various park facilities were frequently mentioned.
Figure 11.7: "Quality of Life" Activity Response- Requests
Centers Monet
residents sufficient industrial
paned
basketball options wdd nice inside
indoor
walk
sidewalks tennis
expand trails.
sponsor hand .
Chapter it, Plan Development GrOwasso 2035 Land Use Master Plan
Land Use Activity
Figure 11.9 represents the most popular responses residents had when asked what sorts of
land uses they would like to see more of in Owasso. Parks and trails were the most common
response, followed by affordable and senior- oriented housing and unique retail and
restaurants. When asked where in the City was likely to develop in the near future,
respondents pointed to areas along US -169, near the Sports Park, and around 76th Street
North due to their proximity to new development and arterial roadways. Figure 11.10
illustrates the areas residents pegged as potential future development hotspots.
Figure 11.9: "Land Use" Activity Response- Wants
"Land Use" ftctiViky
Page II -6
Chapter ll, Plan Development
GrOwasso 2035 Land Use Master Plan
Transportation Activity
When asked about future transportation improvements, residents pointed to the need for
more non- automobile infrastructure like bike lanes /trails, a bus or trolley route, and better
light signalization and timing. A summary of these responses can be seen in Figure 11.11.
Figure 11.11: "Transportation" Activity
Housing Activity v
In terms of Housing, the
majority of respondents
reported that they were satisfied
with Owasso's current housing
stock. Figure 11.12 illustrates this. Of
those who were not satisfied,
many residents pointed to the
need for more senior housing,
affordable housing, and "middle"
housing like townhomes, multi-
plexes, and condominiums. Figure
11.13 represents the findings from
this particular activity.
• Bike Lanes/Trail
• Signalization/ Light Timing
• Bus Route
• Sidewalks/ Crosswalks
• Land Widening
• Intersection Improvements
• Year -Round Holly Trolley
• Street Rehab
Park and Ride
Complete Streets
Increase Speed Limits
Figure 11.12: "Housing" Activity Response- Satisfaction
• Yes
. No
Page II -7
Chapter ll, Plan Development GrOwosso 2035 Land Use Master Plan
Sense of Community Activity
Figure 11.16 shows that the vast majority of respondents feel that Owasso is indeed a safe
community. On the other hand, Figure 11.17 shows that a large portion of respondents feel
that Owasso is not always an inclusive community. Of those who thought Owasso was not
as welcoming as it could be, many residents pointed to the fact that they feel there may
be some bigoted and discriminatory behavior happening in the community.
Figure 11.17: "Community" Activity Figure 11.16: "Community"
Response- Inclusiveness Activity Response- Safety
Downtown District Activity
Residents reported enjoying the various local restaurants and retail stores, the new park,
and the events that occur within the Redbud District; Figure 11.18 represents these responses.
Similarly, residents indicated that they ,wished that the Redbud District had more unique
dining and shopping locations, as well as more mixed -use development that would
accommodate more dense housing. The locations respondents pointed to as having
potential for these new developments are shown in Figure 11.19.
Figure 11.18: "Downtown District" Activity Response- Likes
downtown slop Callmrins..EYERMIXCI final
park restaurants
Chapter 1l, Plan Development GrOwasso 2035 Land Use Master Plan
Figure 11.19: "Downtown District" Activity Response- Potential
Page II -10
Chapter//, Plan Development GrOwassa 2035 Land Use Master Plan
APPLYING THE KEY COMMUNITY ENGAGEMENT FINDINGS
As stated previously, the development of this Plan truly began with the Community
Engagement activities outlined above; input from the City's residents was vital in ensuring
that this Plan reflected the
ideas, needs, and visions of
all of the Owasso community.
This section synthesizes the
Land Use
key input received from
respondents for each of the
Plan's Elements. The Plan
Elements seen in Chapter IV
were developed, in part, as a
Continue to push for
response to the overall findings
more mixed -use,
Continue to update and
from the Community
walkable development
expand the City's park
Engagement activities.
within all sectors of the
facilities, specifically the
trails system
Attract higher -wage
employment industries to
the City, specifically those in
the healthcare and
professional services sectors
Work on developing the
City's "image" with
promotional materials and
branding efforts
Continue to attract and
promote unique, mixed -use
developments that would
provide for a variety of
retail, dining, and
entertainment options
Address the need to divee$lf
the city's housing stock A
prioritizing the construction <
senior housing, affordable
housing, and smaller multi-
family units like du- and tri-
plexes ;
Concentrate commercial
development along major
corridors in town, like
within the US -169 Overlay
District
Continue to employ sound
planning principles, in
order to adequately buffer
between different land
uses
Work to balance the City's
continued growth with its
historic "small- town" feel
Consider the creation of a
recreational "hub" for
residents, such as
preforming arts center or a
community center with a
pool
Expand the current
programming offered to
residents, specifically in
terms of programming at
the Community Center and
other Parks facilities
Keep the relationship with
the City and the School
District strong, as a
majority of Owasso
residents feel their school
system is a point of pride
Page II -11
Chapter fl, Plan Development GrOwasso 2035 Land Use Master Plan
Work to develop infrastructure
proactively, rather than
reactively, as the City continues
to grow and expand. This is
especially true in terms of the
City's roadway capacity.
Focus on expanding non -
automobile infrastructure,
such as bike lanes, sidewalks,
pedestrian connections, and
perhaps a transit route
Ensure that adequate
infrastructure is in place and
ready to serve new, larger -
scale developments
Work to make City facilities
and infrastructure more
accessible to all people, with
all levels of ability
Continue to offer a wide array of
programming and events at the
Redbud Festival Park, and In the
greater Redbud District, in order
to continue to develop a distinct
Identity for the District
Promote mixed -use
construction in th
downtown area, to - Ride Ili
denser, pedestria le
development and hou ing
Improve the look of major
corridors within the Redbud
9 District
Work to ensure that
Owasso remains a safe, low
crime community into the
future
Work to develop culture
that is welcoming of all
people and viewpoints
Ensure that all information
distributed by the City is
accurate, fair, and accessible
to all residents
Explore ways to expand
Owasso's stock of affordable
housing
Ensure that programming
and events happening in
Owasso are inclusive to
people from all backgrounds,
and represent the diversity
seen within the City itself
Page II -12
Chapter ll, Plan Development GrOwasso 2035 Land Use Master Plan
LAND USE PLAN COMMITTEES
The previous iteration of Owasso's Land Use Plan, the GrOwasso 2030PIan, was prepared
with one large steering committee comprised with a mixture of citizens, City staff, and
members from the Planning Commission and City Council. With the 2035 Plan update, staff
took a different approach utilizing two smaller committees: an Internal Committee and an
External Committee. The Internal Committee consisted of key City staff from departments
that directly affect growth and development. The External Committee consisted of citizens,
business owners, City staff, and representation from the City Council and Planning
Commission.
The Internal Committee's main responsibility was to drill down and analyze the key issue
facing the community and then develop a draft Plan map, draft goals and draft action
plan strategies. Many of the goals and action plan strategies were based on internal
knowledge of the community, infrastructure and capital needs, anticipated operational
needs, and input gathered from the community at large via the multi - pronged online
engagement strategy outlined in the previous section.
As mentioned, the Plan is a blueprint and vision to guide future
growth and development of the community based on
upcoming Capital Improvement Projects (CIP), an inventory of
the community's resources, analysis of trends, public
engagement, and visual reconnaissance. With this
information, the Internal Committee developed a_ draft series
of goals and action plan strategies addressing the key issues.
The Internal Committee guided the development of the Plan
and transmitted information such as key issues, proposed goals
and action plans as well as the Plan map to the Extremal
Committee- who ensured the Plan accurately reflected the
broader community vision, policies, and goals.
STAKEHOLDER INTERVIEWS
Key to any plan development is learning what some of the major community landholders
intentions are for their property in the future. Considering this, interviews were conducted
with area stakeholders. Stakeholders were defined as individuals that hold significant
amounts of land in Owasso, have a prominent business presence in the community, or are
key leaders within the community. The key organizations or individuals that were
interviewed as part of the development of this Plan were:
• Owasso Public Schools
• Major land holders throughout the community
• Owasso Chamber of Commerce
Page II -13
Chapter ll, Plan Development
GrOwasso 2035 Land Use Master Plan
VISUAL RECONNAISSANCE AND ADJOINING JURISDICTIONS' PLANS
In an effort to get a better perspective of the context of certain areas of the community,
staff performed a windshield survey of the community, driving all of the arterial street
sections. This method allows one to gain a firsthand observation of specific areas of the
community and current surrounding development activity. Overall, physically observing the
landscape allows one to get a better perspective of the overall context of the area as
opposed to looking only at aerial photographs. From these windshield surveys, staff was
able to identify certain areas within the community that were developing in ways that the
previous' iteration of this Plan did not anticipate. For example, the GrOwasso 2035 Land Use
Master Plan identifies some large tracts of land near Memorial Rd, between 106th St. N. and
116th St. N. for future residential development. The previous 2030 Plan identified much of this
area for future commercial or transitional development; however, since that Plan was
adopted, a number of new estate -size developments were platted with new homes being
built in this area. As such, staff anticipates that this section of the community will most likely
not be commercially developed in the next 20 years.
Local plans zoning patterns of adjoining
jurisdictions ere also examined and taken into
„ account regarding the identification of the future
land uses' For, just across 1261h St. N. in the
northv, portion of the Owasso planning area,
y the. City of Collinsville zoned much of this property
industrial as> there are several new industrial
businesses -in this location. For this reason, the
GrOwasso 2035 Land Use Master Plan shows a large
land for future industrial uses just across the
street from this emerging area of industrial uses in
ollinsville. Further, Owasso really does not have
much area left in which to place small industrial
users, so it made sense to show this area as Regional
Employment /Industrial on the Plan map. With the
y- new standards in the Zoning Code for landscaping,
buffering, and site design, adequate protection
from any nearby residential areas is ensured.
Page II -14
2035 Land Use Master Plan
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Opportunities and Weaknesses
During the course of the Internal and External Committee meetings, the participants were
asked to identify what they felt are key opportunities and weaknesses of the community.
Additionally, the on -line public engagement surveys revealed additional opportunities and
weaknesses facing the community. Overall, it was felt that Owasso is positioned for
boundless growth opportunities well into the future; however, there are several challenges
the community will need to address along the way to ensure sustainability and to maintain
the attractiveness it has today. While a complete Strengths, Weaknesses, Opportunities,
and Threats (SWOT) analysis was not conducted as part of this Plan's development, citizens,
stakeholders and committee members were asked to identify what they felt were
opportunities and weaknesses of the community. Once this information was collected,
common themes emerged which are identified below.
OPPORTUNITIES & STRENGTHS
The Port of Catoosa, Cherokee Industrial Park,
and Tulsa International Airport continue to
represent great opportunities for Owasso in
terms of providing space for large employer
areas. These areas should be taken
advantage of with local and regional
recruiting efforts. Aft
• The US -169 corridor has excellent
access, making it very ati
commercial and office develooa
• Owasso has great transportatiol%gccej to
the region and the world with t
highways, inland port (Port of Catoosa), and
major airport.
• Owasso has a great highly valued school
system which should continue to be
maintained and supported.
• Overall, Owasso is a safe community in which
to live and raise a family.
• The health care industry has established a
solid foundation in Owasso which could help
grow other complementary businesses
paving the way for increased job growth.
WEAKNEST THREATS
• wa really doesn't have a focal point,
destina feature, or clear identity. For the
, it remains a bedroom community to
TKbre is a lack of passive recreational
opportunities, especially in the area of
pedestrian trails. This could serve to make
Owasso less attractive when compared to other
peer communities.
Easier to develop land is disappearing with more
challenging parcels left. Many of the parcels
have various issues; the easier to develop, larger
tracts of land have already been developed.
Due to this, infill development and assembling
land into larger tracts from smaller tracts will
become increasingly necessary. This could also
increase development costs as it may create a
supply and demand issue. All of this will be
challenging in terms of political support, in that
infill projects will introduce change in established
developed areas.
Owasso does not have a diverse funding base
and relies solely on sales tax for operations;
therefore, it is harder to deliver quality services
and be more proactive with repairs and
maintenance. As the community grows, more
and more pressure will be placed on City
services unless the tax base keeps pace.
Page III -1
There is a, supportive, friendly atmosphere in
Owasso which people seem to enjoy. This
should be maintained to the greatest extent
possible.
• New capital infrastructure upgrades,
particularly related to water and sewer
capacity, is capable of handling projected
growth.
• Owasso is becoming a more full- service
community, decreasing the need to
commute to Tulsa on a frequent basis.
• The local economy is strong and fairly resilient
against regional and state downturns.
• Newer developments are attractive, unique,
and sustainable due to strong development
codes and thus are maintaining high
property values.
Land Use Master Plan
The community is bisected by three other water
districts, and most of the future growth will be
outside of Owasso's water district; this will affect
revenues. Additionally; the rural water districts
often have more stringent development
requirements, which can impact development
by making projects more expensive.
• The sewer payback system fees placed on
developers can have the effect of thwarting
development, especially with non - franchised
businesses, as it can make projects prohibitively
expensive.
Page III -2
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth GrOwosso 2035 Land Use Master Plan
Core Issues
Most long- range, comprehensive land use plans begin with an identification of the core
issues and needs of a community along with a discussion of the opportunities and
constraints. As identified in Chapter II, the GrOwasso 2035 Land Use Master Plan represents
a thorough public involvement process that spanned several months. During this process,
along with meetings from both the Internal and External Committees, core issues and needs
of the community emerged and this chapter summarizes those findings. Together they form
the framework of the recommendations found throughout this document.
As mentioned, City staff conducted a series of on -line surveys between May 2021 and
September 2021, in which over 480 responses were collected. The information collected
from these survey responses was also used to assist the Committees with the identification of
key issues and the development of goals and action plan strategies. The surveys asked a
broad range of questions covering such topics as park development, the adequacy of the
roads and other transportation systems, land use and direction of growth, and areas that
needed specific attention. A number of pin drop m were also employed that allowed
citizens to place a pin at any location in the cit d surrounding areas, and make a
comment regarding that area specifically. A sample survey responses is provided in
Appendix A.
While the on -line citizens surveys were_,beirig conducted, the Internal and External
Committees, as well as key City staff members, ware given an assignment in which they
were asked to identify what they believed were the largest key issues facing the
community. The activity also asked participants to identify what they perceived to be
opportunities and weaknesses they have - observed in the community. This information was
compiled and consolidate --into descriptive statements, which are summarized in this
chapter.
COMMUNITY FACILITIES, INFRMTRUCTURE, AND TRANSPORTATION
In most growing communities, keeping up with roads- from
both a maintenance and congestion standpoint- is
typically cited as a major issue. Owasso is no different in
this respect; the information collected from staff, the
Committees, and citizens reveals that roadways remain a
significant issue in Owasso. It was also recognized that
Owasso will continue to play "catch up" or be reactive to
needs rather than proactive with respect to transportation
infrastructure unless an alternate source of funds is
identified. Many roads have been identified for widening
sometime in the near future, but the current revenue
streams only allow so many roads to be addressed at any
given time. In other words, the list of needs greatly
Page III -3
Chapter IH, Opportunities, Weaknesses, issues, & Growth GrOwasso 2035 Land Use Master Plan
outweighs the ability to fund projects in a timely manner. All of the groups or individuals
engaged in this Plan update also agreed that as the community continues to grow and
expand, more stress will be placed on infrastructure- particularly the roads.
Along with roads, keeping up with other infrastructure, and community facilities were
identified as significant issues. Like roads, balancing other infrastructure, such as water and
sewer facilities, with growth is critically important to ensure that residents and future
development are adequately served. The wastewater collection system is particularly
important to growth and in Owasso, this is especially true. The wastewater system essentially
determines density, as an increase in capacity for wastewater treatment means more
dwelling units are able to be constructed. This increase in residential development in turn
expands the market for more commercial development. In 2021, construction began on
the expansion of the current wastewater treatment plant; this expansion will open up more
land for development and ensure adequate capacity for many years.
The issue identification process also revealed that maintaining a quality education system
and avoiding overcrowding in schools, which has plagued so many growing communities, is
an issue about the forefront of many community members' minds. Many of the school
related issues seen in the City are linked to the way the State funds public schools. For the
most part, the City has little control of the way schools are funded or addressing
overcrowding issues, as the School District does most of their own long -range planning.
However, the Owasso School District was a participant on the External Committee and their
concerns and issues have been integrated within this document. In order to ensure that
school - related infrastructure continue to ,grow and improve at a rate comparable to the
City's growth, the strong relationship currently seen between City staff and School District
personnel must be maintained.
Core Issues: Community Facilities, Infrastructure. and Transportation
➢ It is important that easy and
convenient access to Tulsa be
maintained (e.g. Highway 169
widening to 126th St. N. and improved
access to US -75).
➢ The School District will need additional
land for another elementary school
and potentially a bus barn facility. The
school is investigating all available
options.
➢ Keeping up with Infrastructure needs and how to fund them. This is
particularly important in the Redbud District.
➢ Disinvestment in aging neighborhoods could increase crime, depress
property values, and tax City resources.
Page III -4
Chapter III, Opportunities, Weaknesses, Issues ,& Growth GrOwasso 2035 Land Use Master Plan
➢ Cost of infrastructure to private developers (extensions, easements, etc.),
especially for smaller, in -fill projects.
➢ Increased growth is increasing traffic congestion.
➢ The train parked on the railroad tracks on 76th St. N. frequently causes delays
and traffic issues, which create concerns for emergency vehicles accessing
points to the west.
Maintaining a level of service that is sustainable in relation growth, even with
limited revenue streams.
The community has historically been extremely auto - focused in its
infrastructure investments. As such, it is difficult to get around by foot or bike in
the community.
D Ensuring that residential roads are maintained and repaired properly is
essential so as to not let them get in such disrepair which may become
enormously expensive to rebuild.
LAND USE AND DEVELOPMENT
One of the main concerns
echoed by citizens and the
Committees regarding land use
was to continue protecting lower
intensity single family
neighborhoods from higher
intensity uses. This type of
concern is usually the case in
most suburban communities and,
Owasso is no different in this
regard. This Plan attempts to
address this concern by focusing
more intense commercial and
regional employment uses along
more heavily- trafficked corridors- such as US -169 and the emerging corridor along 1161h St.
N. west of US -169. In general, more intense commercial development, industrial, and
regional employment uses should be concentrated in areas where the transportation
infrastructure can handle the traffic volume in a safe and efficient manner. Lower intensity
commercial and transitional uses are better suited in areas away from high traffic volume
corridors.
Continuing to expand the development in the Redbud District (downtown core) with both
new commercial, lighter intensity uses, and redevelopment was also cited as an important
plan element as this location has an established, vibrant commercial corridor.
Page III -5
Chapter lll, Opportunitie& Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
There was overwhelming consensus that new development, particularly commercial, be
well planned and that access is controlled to reduce congestion and traffic conflict points.
For future industrial and regional employment developments, there were discussions
regarding the shortage of land for companies who might need a large footprint building.
Further, the majority of stakeholders insisted that adequate
land area should be provided for new, high skilled
employment- generating businesses. For this reason, the Plan
opens up some new areas for these types of uses. One area Q
is located along 126 th St N between Memorial Road and
Garnett Road, to complement the emerging industrial
developments occurring across the road in the Collinsville
fenceline. The other area was on the east side of US -169,
between 116th St. N and 126th St N, which contains quite a
few larger tracts of land. This new classification was a
change from what was depicted on the previous Plan,
which called out much of this area for Commercial and
Transitional uses only.
Another comment received multiple times throughjfthe community engagement phase
of this update project was the need to ensure t4 the as adequate open space in the
community. This is closely tied with the commu 'sJ esire r a broad range of recreational
opportunities, especially with regards to bi s and trails. Others emphasized that
Owasso lacks an identity, nightlife, and entertdi,ment opportunities which could serve to
attract more young professionals, as well as new erbployers. Pedestrian friendly streets and
developments were other features that individuals' believed should also be continued and
expanded upon. In 2015, the City "Council adopted The Complete Streets Policy under
Resolution 2015 -03, which prom6fed the cosastruction of these complete streets. In passing
this Resolution, the Owasso ity Council accomplished one of the goals of the 2035 Plan.
As of early 2021, the Cit as completed two Complete Streets projects, with two more
under construction.
Core Issues: land Use and Develooment
➢ Land is becoming increasingly scare and the parcels left are more difficult to
develop.
➢ New larger commercial developments should have a well- conceived plan as
to how traffic is managed.
Poorly placed high intensity land uses, such as commercial, can have a
detrimental impact on single family neighborhoods.
Lack of quality recreational areas, particularly for adults.
➢ Community aesthetics and appearance in certain areas of the community,
particularly in the gateways into the community from US -169 and 76th St. N.
Page III -6
Chapter 111, Opportunities, Weaknesses, Issues, & Growth GrOwosso 2035 Land Use Master Plan
D Lack of nightlife and entertainment venues means many community
members have to travel to surrounding municipalities for fun. This, in turn,
means that quite a lot of entertainment dollars are not kept within Owasso.
➢ Having adequate land for large footprint regional employment and industrial
facilities could prove difficult, as infill development becomes more common.
QUALITY OF LIFE AND PARKS AND RECREATION
Lack of entertainment, cultural
venues, bicycle and pedestrian trails,
and the maintenance of existing
parks appeared to the biggest issues
citizens mentioned within the Quality
of Life on -line survey. For the most
part, citizens felt as though there
were an, adequate number of parks
;IF in Owasso, but that some of the parks
needed upgrading and better
maintene as they are becoming
antiquated ®and showing signs of
deterioration. Some citizens said
Owasso parks were "boring" or
"uninteresting" with a lack of adult- related elements, such a tennis and pickleball
courts. There was overwhelming support for pedestrian trails in the community, which
has been reflected in other past surveys. With the exception of a few small trails
inside existing parks, Owasso lacks an extensive network of pedestrian trails found in
some other nearby communities. The City also does not currently have any trails that
connect to the regional trail network that serves the greater -Tulsa area.
It should be noted that since the 2030 GrOwasso Plan was adopted in 2014, the
community made several park upgrades due to an influx of monies from the Excess
Vision 2020 funds. This extra money was part of the original Tulsa County Vision 2020
referendum package that was unspent until the Bank of Oklahoma Arena was
completed. Once it was completed, the extra funds were dispersed to the
communities in Tulsa County. Owasso used its funds for the following quality of life
improvements:
• Development of Redbud Park in the Redbud District
• Refurbishment of Elm Creek Park with new shelters,
playground equipment and the perimeter trail
• Upgrades to the existing splash pad in Rayola Park
• Upgrade and installation of sports fields in the Owasso Sports
Park
• Major rehabilitation of Funtastic Island, which includes a new splash pad
Page III -7
Chapter lll, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Core Issues: Quality of Life and Parks and Recreation
A Lack of pedestrian trails, connectivity to parks and gaps in the sidewalk
system leave some residents isolated.
➢ Parks and recreational spaces are not keeping pace with population growth
and diversity. Increased diversity among the population will drive diversity in
recreational needs.
➢ Lack of adult- oriented quality recreational areas
➢ Lack of variety in terms of amenities within the parks
➢ Deficient in varied entertainment options and destination features to attract
people and families and keep young families and professionals living in
Owasso.
There is a lack of funding for quality -of -life a ents; selling a conservative
client base on the need to be m oactive concerning city
enhancements as they relate to recruitin f bot usinesses and citizens is a
challenge.
ECONOMIC DEVELOPMENT`
Ask the average citizen to describe economic development and you will likely get a
variety of answers. Some think it means more variety in retail shopping areas or
restaurants, some may say higher education, and others may say more jobs and
entrepreneurism. The truth is that all' of these elements are interrelated and are
highly dependent on the other issues mentioned in
other topic areas covered in this, chapter. The general
consensus from the interactive meetings with
committees, stakeholders, and citizens was that there
were not enough professional sector higher paying
jobs in the community. Other issues centered on
ensuring that the community maintains itself as a good
place for starting and growing a business. A few
comments also mentioned that the community needs ,
to become less dependent upon Tulsa for higher
paying jobs. The topic of continuing to improve the
Redbud District (original downtown area) and making
it more of a destination place also was mentioned as
an issue.
Page III -8
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Core issues: Economic Development
Specific issues related to Economic Development and the strategies to address them
are found within the Economic Development Strategic Plan. This Plan shall be utilized
as a reference for City Goals and Action Plans within this issue category.
PUBLIC SAFETY
For the most part, citizens indicated that Owasso
was still a safe community in which to live and
they were satisfied with the police and fire
departments. However; there were some
concerns expressed regarding increases in crime
as the community continues to grow. Some of
the comments made during the community
engagement pros related to youth crimes;
many residents a ressed a need to ensure the
youth of Owasso h. things to do to keep them
from vandalism and er petty offenses. There
were a number com ents regarding keeping
the schools safe, particularly the high school.
Many of the comments received related to safety "concerns associated with traffic
and congestion, and how it was causing roads to become increasingly unsafe for
both motorized vehicular travel,, bicyclists, and pedestrians. Ensuring that older areas
of town do not fall into complete disrepair and, therefore, become a magnet for
criminal activity was discussed. Many of the issues expressed below merge into other
categories, such as infrastructure comments relating to unsafe congested roads.
Core issues: Public Safety
➢ Speeding traffic in neighborhoods.
Deteriorating neighborhoods could cause increases in crime absent
proactive measures.
➢ Traffic congestion on streets is making them increasingly unsafe.
Safety for pedestrian and bicycle safety along roadways
➢ Ensure adequate staffing levels in the Police and Fire Department relative to
population growth inside the City and Fenceline.
Making sure that communications infrastructure is adequate and up to date.
Page III -9
Chapter IIl, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Growth Assumptions
Owasso's gently rolling terrain rising from Bird Creek,
along with excellent transportation access to the region,
provides an attractive development setting for
continued growth. A strong history of public investment
in schools, community, transportation, and utility
infrastructure provides the framework necessary to
support the continued growth of Owasso well into the
future. However, considering these positive attributes,
growth will be more concentrated in certain areas than it
was in the past due to a shrinking land stock, floodplain
constraints, and extension of the wastewater collection
system into key corridors.
Long range plans are largely based on making future
growth assumptions, in the community. These
assumptions can range from the geographic direction
". growth will take, what external factors- such as national
or regional economic trends- might affect growth, or
what the population will be at some point in the future. Assumptions are just what the word
implies; they are based on the best speculation of future conditions given current facts and
trends. This is one reason long -range planning documents are reviewed and updated
periodically, usually every 5 years. The GrOwasso 2030 Land Use Master Plan included
analysis and discussions related to this topic. Throughout the update process, both Internal
and External Steering Committees were asked to make assumptions about future growth
and the following conclusions were drawn.
➢ The community will see more tempered annual growth closer to 3 %, as opposed to
the 5-6% growth that was seen between 2001 and 2006. This will be mainly due to
slower business expansion and job growth, tighter lending requirements, and fewer
large, unencumbered tracts of land.
Owasso grew at a phenomenal rate over the past twenty years, with the number of
single - family building permits reaching their peak in 2005 -06. However, the number of
permits and associated growth rate tapered off beginning in 2009, which is when the
effects of the national recession really began to be felt in Owasso.
➢ The majority of new growth will occur in the northern portions of the community,
mostly north of 96th St. N. Another major area for future growth will be in the Stone
Canyon development. Some growth may also occur in the western portions of the
community, but will be highly dependent upon the availability of sanitary sewer
service.
Page III -10
Chapter llh Opportunities, Weaknesses, Issues, & Grawth GrOwosso 2035 Land Use Master Plan
➢ Housing demand will continue as
people desire to locate in the
Owasso School District. The cost of
land will dictate density and housing
type, but "middle housing,"
such as smaller apartment
complexes, multiplexes, and small
patio style homes will likely increase
due to land prices and
demographic trends.
Using the City's Geographic Information System, infrastructure information from the Public
Works Department, and future programmed capital projects an Analysis Map was
prepared indicating probable growth areas in the community. This map, depicted in
Appendix C, was presented to the External Committee for review. The map broke the
growth down into the following timeframes: 1 -5 years, 5 -10 years, and greater than 10 years.
Overall, the group agreed with the map projections and made some additional suggestions
which were used to update the map. The map accounted for inputs such as available
sewer, transportation capacity, available unencumbered land, and discussions with some
key landholders. T
Page III -11
Chapter lll, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Population Projections
Annual Average Growth Rate Method
In developing long -range plans, it is important to understand a community's historic
population growth. Over the past 20 years, Owasso has grown from a population in 2000 of
18,500 to an estimated population of 38,240 in 2020. Using building permit data, annual
average growth rates can be calculated to determine future population at a given point in
time. During the period from 2000 to 2020, the Owasso population grew at an average
annual rate of 3.5 57o. However, since 2010 that number slowed to 2.34 %. Figure III.1 reflects
this growth rate and the leveling off of population growth over the course of this period. This
slowdown in the growth rate is mostly attributed to a reduction in available larger, easier to
develop tracts of land. This information was discussed with both Committees; most
participants agreed that the future growth will stabilize at around 2 -3% and this figure should
be used to calculate future population projections. Therefore, using an assumed 2.5%
growth rate, the City of Owasso could have a population of 53,607 by the year 2035 (Figure
III.2). This is a fairly simplistic way to forecast a future population, and does not account for
potential recessions that may cause a significant slowdown in growth, a major employer
leaving the area, or significant increases in the cost of development. Estimates of
population 15 years info the future should be refreshed like the land use plan at frequent
intervals to account for such variables.
figure 111.1
Population Growth 2010 - 2020
60,000
a 50,000
40,000
30,000
.N E 20,000
10,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Year - 0 City Limit
- 4- Fenceline
Source: US Census American Community Survey and building permit data
Page III -12
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Figure 111.2
60,000
Future Population Using a Growth Rate of 2.5%
2035 City Limit Estimate - 53,697
50,000
40,000
30,000
20,000
10,000
Land Use Plan Method
Another method that was used to project out future population growth involved the
examination of land use in Owasso. Staff worked to inventory vacant tracts of land and
land that has the potential to redevelop. Proximity to sewer was also used as a factor to
determine likely density of future development at a given location. Overall, this process
involves identifying and examining the fenceline area for vacant tracts of land that are
denoted on the Plan for residential uses (single family and attached housing). Once the
total acreage is determined, an estimate of a total built out population can be made by
first subtracting 20% of the land area for roads, stormwater detention areas, and other
utilities. Next, one multiplies the balance of the acreage by an average density and persons
per household (PP /HH) statistic. Based on historic trends, the average density for residential
single- family development, including developments in Tulsa and Roger's County, is about
3.1 dwelling units per acre. For estimating attached housing, like apartments and duplexes,
the same technique is used but the PP /HH number is lower because fewer people typically
reside in apartments. The PP /HH number was revised slightly downward from the 2010
Page III -13
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
census figures, because historic trends indicate fewer people in each household and a
growing older population. Appendix C provides the maps that were used to help make
prediction about future growth and population.
Since it is difficult to predict exactly where the future City Limit lines will be in 2035, this
estimate was prepared for the entire fenceline which includes the current City Limits as well
as land situated in Tulsa and Rogers Counties. Table 111.1 accounts for the assumptions
described above, and as such yields a total potential built out population for the entire
Owasso fenceline of 116,506 persons. It is important to consider that this figure may occur
beyond 2035, which is the planning horizon year of this document.
Table 111.1
Potential Built Out Population, Fenceline
Source: City GIS, US Census, Owasso Building Permit data
Page III -14
Balance of
Approx.
acreage Average
less 20% for Density Total Persons
Undeveloped
Acreage Less
roads, (Dwelling Estimated
utilities, and Uniis Per Housing Household
Per
Estimated
Land Use Category
Residential Single-
Floodplain
detention Acre) Units (PP
Population
FamilyWlfhout
Sewer
Residential Single-
Fa
Attached Housing
Developments
Including Mixed-
Use
New o
Estimated 2020 Fencellne Population
Ultimate Estimate of Built Out o
Source: City GIS, US Census, Owasso Building Permit data
Page III -14
2035 Land Use Master Plan
Chapter Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Summc ",7
The GrOwasso 2035 Land Use Master Plan (Plan) consolidates key land use issues relative to
the City's population growth, emerging trends, public input, economy, community facilities,
and infrastructure availability into a single, comprehensive plan for guiding future growth
and development within the City and surrounding areas (see Chapter V). The 2035 Plan
builds upon goals that were part of the previous Land Use Plan, 2011 Quality of Life Initiative,
Go Green Initiative, Wastewater System Master Plan, Capital Improvements Plan,
Transportation Master Plan and adjoining jurisdiction's plans.
One of the most important and time - consuming phases of the land use planning process is
the development of detailed Goals and Action Plans to guide future development, land
use regulations, and city policies. The Goals for this Plan were developed with guidance
from both the Internal and External Committees, as well as input received from the citizens
surveys. These Goals are an integral part of the Plan, as they are essentially a statement of a
desired end product within each topic area. The Go Is identified as part of this Plan in
some cases mirror, or are refined versions of, those i ntified from the previous Plan (2030
Plan) In other cases, the Goals outlined below ar goals, reflecting current needs of
Owasso.
In addition to Goals, the Plan also describes various�ction Plans- or strategies- defining how
to achieve the stated Goals. These Action Plans are important because they lay the
foundation for policy and regulatory changes fhdt should be considered in the future.
Goals are a general expression of an -ideal future result or condition, while the Action Plans
are detailed and descriptive roadmaps to achieve the Plan Goals. Action Plans may be
long -term or short-term in scope, and represent tasks to be accomplished towards
achieving the stated GoaLf;Once Goals and Action Plans are established, strategies are
developed to facilitate their implementation. All of the Goals and Action Plan strategies
from the previous Plan were evaluated as to their relevance and as to whether the needed
to be removed, modified, or remain.
As mentioned, the Action Plans reflect the specific actions necessary to achieve the Goals
of this Plan. Achievement of the Goals and implementation of the Action Plans may require
revisions to existing plans and programs, as well as modifications to ordinances and
regulations- such as the Owasso Zoning Code, Engineering Design Criteria, Subdivision
Regulations, and other related land development regulations. The Goals and Action Plans
for each core topic area studied as part of the Plan are presented hereafter.
Plan Element: Land Use
The most influential and all- inclusive element of this Plan is that of land use. Land use, which
is essentially the type of activity that occurs on a particular parcel of land, has the ability to
influence a number of different factors that relate to a city's growth and future
development. The responses from the citizen surveys conducted as part of this Plan update
indicate that most citizens believe the Plan should stipulate preferred intensity patterns for
given areas within the community. In other words, one of the main objectives of this Plan is
to prescribe what sort of uses would be appropriate at a given location within the
Page III -2
Chapter Ill, Opportunities, Weaknesses, Issues, &Growth GrOwasso 2035 Land Use Master Plan
community. In doing so, this Plan will form the basis of providing guidance for
developmental decisions by the City's appointed and elected officials, including decisions
concerning capital expenditures on elements such as roads, fire stations, parks, etc.
A sound land use plan complements or responds to available or planned infrastructure. For
example, it makes little sense to show commercial or office uses, which can generate high
traffic counts, in areas where it will be difficult to adequately serve the property with
infrastructure. In other words, land use must complement available and planned
infrastructure; conversely, infrastructure should guide land use planning. As part of
developing this Plan, staff from the Public Works Department was consulted as to future
planned infrastructure expansions and capabilities. This information is very important in
determining the intensity and density of future development, as well as the location of
preferred uses. The GrOwasso 2035 Land Use Master Plan takes into account this information
when defining the future land use pattern throughout the entire fenceline.
For the most part, the Plan attempts to utilize a
transitional process, whereby higher intensity uses
are concentrated near the corners of intersections
or adjacent to high- traffic volume streets or
highways. Lesser intense uses further away are
generally concentrated farther away from these
high- traffic nodes. Please refer to the image to the
left for a representation of this stair- stepped
approach to land use and development patterns.
There are a few exceptions to the transitional land
use pattern shown on within this Plan. In these
areas, it is not unusual to find commercial uses
adjacent to residential uses. The difference in these
areas is that the commercial uses will be far less intense in nature, as the smaller lot sizes
dictate the intensity of the use. One is the downtown area (Redbud District). The other area
falls within Stone Canyon, a development in far southeastern Owasso; both of these areas
are identified for Mixed Use. , The Redbud District was created for pedestrian scale
developments, based on a block pattern. it is not uncommon to see the mixing of different
uses in the Redbud District, often times within the same structure.
Page III -3
& Growth
PLAN
ELEMENT:
LAND USE
Goal l: Owasso will be a well - coordinated and
planned community following sound planning
principals.
Rezoning and development applications shall
complement and support the Land use Master Plan and
other related plans such as the Capital Improvement
Plan, Trails Master Plan. Transportation Master Plan,
Wastewater Master Plan, etc.
Maintain an open line of communication with
Tulsa and Roger's County regarding zoning
and development applications In the
unincorporated areas
Infrastructure expansions and the cost of expansion
shall be weighed against the overall economic benefits
that will be yielded from such expansions. Evaluate
what will be the short terms gains verses the long-
term costs
an ongoing strategy, encourage uses that
can revitalize and reuse aging industrial or
commercial facilities within the City.
Higher intensity uses shall be concentrated
near major transportation corridors where
possible.
Ensure that there is adequate infrastructure to serve new
development.
Ensure that new development proposals are
compatible with surrounding existing and proposed
land uses and infrastructure. A
Ensure that Owasso participates in regional planning
efforts that would have a direct impact on the
community.
Continue to employ the latest technology for
land use and capital planning
Page III -4
Chapter ill,
PLAN
ELEMENT:
4 LAND USE
Goal 2: Owasso will have a diverse range of
housing options and a broad range of
transportation, retail shopping, entertainment
and employment options.
Adequate buffering shall be used between high intensity
' uses such as commercial and industrial and single-
` family neighborhoods.
Collaborate closely with the Economic Development
Department to ensure that tracts of land that have
high visibility and good transportation access are
promoted for the highest and best use.
Promote areas that can serve to attract regiaribl
employment that meet the needs of the current and
future population of the City
Conduct an audit i the regulatory and payback
fee systems to see "rf [here are avenues to
streamline processes or modify fee structures to
minimize significant up -front costs of development
proposals.
Continue to upgrade and modify development
codes as needed to ensure that Owasso
remains a progressive community that protects
the interests of its residents and investors.
GrOwasso 2035 Land Use Master Plan
Continue efforts to minimize curb -cuts by encouraging
consolidated driveways and mutual access easements
where feasible.
Conduct an audit of the zoning code to Investigate
ways to streamline the development process for the
'missing middle housing (e.g. townhomes, tri-
plexes, four- plexes, etc.).
Integrate the use of new technology into the planning
process in order to educate and engage residents on
quality development practices.
Continue to explore ways to incentivize infill
redevelopment opportunities for better, more
efficient use of municipal infrastructure, resources - and facilities.
Continue to participate in the Coalition of Tulsa
Area Governments (CTAG) regarding legislation
affecting land use planning and development
Develop a small area plan for the northeast corner
of 86th Street North and US -169.
Page III -5
Chapter III, Opportunities, Weaknesses, Issues, &Growth GrOwosso 2035 Land Use Master Plan
PLAN
ELEMENT:
LAND USE
Goal 3: Owasso will be a sustainable community
that promotes efficiency, wise use of resources,
and green development practices.
Develop open space and natural areas for passive
recreation oppor(unities. Ensure trail easements are
secured where possible within all newly - platted
subdivisions.
Promote educational efforts for builders and
developers regarding the control of sediment and
runoff.
Explore options to develop codes promoting Low
Impact Development (LID).
Continue to require the preservation of open
space throughout the city with new planned unit
development applications.
Maintain development regulations containing specific
standards and criteria designed to protect
environmentally sensitive lands consistent with the
stormwater provisions of the engineering design criteria
and other adopted City stormwater regulations;
enforcement measures and penalties sholl be a part of
the overall stormwater monitoring process.
Follow Best Management Practices to reduce
pollutant discharge.
Continue to promote and improve recycling efforts
in the community by investigating the feasibility for
curb side recycling and developing a new recycling
center master plan.
Investigate what elements from the Go Green Initiative
document that can be employed related to land use
and sustainable development practices.
Page III -6
Chapter III, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Plan Element - Quality of Life
Overall, citizens indicated, through various
surveys and in- person activities, that Owasso
has a good quality of life but is lacking in
V some areas related to recreational and
cultural facilities. Owasso citizens continue
to indicate through these surveys and other
v planning efforts that a high quality of life is
one of the most important considerations in
the future planning for Owasso. In addition
to the traditional factors that draw people to
communities- such as jobs, schools, public
safety, and roads- quality of life is increasingly
important. National studies and surveys
reinforce this notion, as highly skilled employees seek areas that have a high quality of life
related to parks, recreation, and cultural venues. Money magazine's Best Places to Live
annual report often cites quality of life as a leading factor in communities receiving high
scores. Companies are becoming increasingly aware of this and factor in a community's
quality of life into relocation or expansion decisions. An article form the May 30, 2014 issue of
Area Development Online reinforced this fact when it contained an article discussing the
increasing importance of corporate relocation as it relates to high quality of life
communities. The overall concept is that people relocate and settle in places that are
appealing on various levels, providing a balance of economic stability, recreational
opportunities, healthy surroundings, cultural experiences, and a stable educational
foundation.
Quality of life factors are intertwined with many planning
elements covered in this Plan. For example, communities with
exceptional educational opportunities generally have lower
crime risks and a higher sense or well- being. This can attract
cultural diversity, instill pride in the community, and in turn,
stimulate economic growth. Striving for high quality of life
standards promotes a balanced, prosperous community.
Further, it helps with placemaking4 , as people tend to feel more
"at home," so to speak, in communities where all of their needs
are being met Quality of life permeates all areas of the
community, as it measures the ease of mobility for people,
where they live, access to parks and recreation, the quality of
their schools, and the safety of their neighborhoods, among
other metrics. Therefore, quality of life is a term that measures
and accounts for anything that affects an individual's ability to lead a balanced, healthy,
prosperous life.
Placemaking is defined as the process of creating quality places that people want to live, work, play, and learn in.
Page III -7
Chapter Ill, Opportunities, Weaknesses, Issues, &Growth GrOwasso 2035 Land Use Master Plan
PLAN 1
ELEMENT:
QUALITY
OF LIFE
Goal l: Owasso will be be acommuni�ty that offers
opportunities and venues for citizens of all age
groups to be physically active and live a healthy
lifestyle.
Explore opportunities to use Tobacco settlement
Endowment Trust (TSET) and American Association of
Retired Persons (AARP) grant funds for installing public
amenities that promote a healthy lifestyle.
Budget funds for matching the Transportation
Alternatives (TA) grant through INCOG, and have
shelf -ready plans in place for trail facilities.
Seek to develop partnerships with tribal agencies such
as Cherokee Nation, Healthy Nation, Owasso Public
Schools, Tulsa Community College (TCC). hospitals,
and related businesses to sponsor the development of
trail facilities throughout the area
Acquire lands that have an environmental quality
that lend themselves to )
preservation and nature -based activities.
t Place the Trails Master Plan on the CIP list so that trail
projects can be funded and /or enable funds to be used
for matching grants.
Having a high quality of life is often
about providing options for people, so that the
community meets the needs of a broad range
of individuals. For example, communities
completely planned around and catering to
the movement of the automobile might be
very unappealing to individuals committed to
walking, biking, or using transit for commuting.
Considering this, balancing a highly functional
road system with multi -modal options makes
for a high quality of life standard for
transportation, and should be a factor when
planning for transportation projects. Recently,
the City committed to this effort by adopting a
complete streets policy. As a result, all new
road projects, where possible, now are
constructed for not only motorized vehicles,
but also for bicycle and pedestrian modes of
transportation. This Plan builds upon the
important relationship between Quality of Life
and the planning elements covered in this
document because they are significant in
establishing the type of community the citizens
and leaders' desire.
' PLAN
ELEMENT:
QUALITY
OF LIFE
Goal 2: Owasso will provide a variety of adult -
oriented sporting and recreational activities.
Explore the possibility of partnering with private
entities to renovate or expand the community center
and its programming.
Continue to help promote adult sporting events
such as bike and running races, adult league t
games, etc.
Page III -8
& Growth
F PLAN
ELEMENT:
QUALITY
OF LIFE
Goal 3: Owasso will have a network of trails,
sidewalks and bicycle transportation systems
that safely connect parks, schools,
neighborhoods, and shopping areas.
GrOwasso
PLAN
ELEMENT:
QUALITY
OF LIFE
Goal 4: The City shall be an aesthetically pleasing
community based on a solid foundation of code
enforcement and in seeking opportunities to improve
zoning and development codes.
Partner with the Owasso Public Schools to identify Continue monitoring development codes and
potential projects for the Safe Routes to Schools
regulations that promote quality architecture and
program or other related projects aimed at improving landscaping.
safety and visibility. ,
Employ measures to expand crosswalk access, and
make all existing crosswalks safer and more visible. i Strntinue to follow the principals of the Complete
eets Policy with new street projects
Explore opportunities to partner with private land
owners to obtain trail and conservation easements
using such entities as the Trust for Public Land and the
Nature Conservancy.
Continue participation with the Indian Nation
Council of Governments (INCOG) with any
updates to the Regional Trails Master Plan.
Continue employing the goals of the adopted Complete
4 4 Streets City Council Resolution for future road
improvements.
Make available to the public bicycle safety Information
brochures, pamphlets and web site connections and C
promote or partner with the private sector bicycling
events.
Continue efforts to install gateway entry signs along
US -169 and other main roads leading into Owasso
and to the Redbud District
Work with ODOT and the Division 8 office to ensure
that aesthetics are included in improvements to
US -169 and other highway projects. These could 4
Include such treatments as embossing the
concrete on bridge abutments to integrating
planters at the aprons at each Interchange area.
Consistently improve code enforcement practices
and methods and partner with Owasso Strong
Neighborhoods to develop neighborhood coalitions
that emphasize the importance of code
enforcement in maintaining property values.
Page III -9
Chapter Ill, Opportunities, Weaknesses, Issues & Growth GrOwasso 2035 Land Use Master Plan
Quality of Life Initiative
The Quality of Life Initiative was adopted by the City Council as a policy document in 2011.
The document contained numerous goals and strategies for many different elements
related to aesthetics, parks, recreation and infrastructure. Many of those same goals and
action plans were mentioned throughout the development of this Plan. Therefore, rather
than re -list all of the some goals, the GrOwasso 2035 Land Use Master Plan incorporates all
of the goals and action plan strategies identified in the Quality of Life Initiative by reference,
PLAN
QUALITY
OF LIFE
al 5: The City of Owasso shall contain one or more
al points or gathering spaces that provide a sense_
place and can host venues for community events,
social, and cultural activities.
Develop planning initiatives and strategies that
promote the creation of destination districts,
especially In the downtown area.
Explore strategies to promote and expand the
farmers market as a way to increase a sense of
place within the community.
PLAN
ELEMENT:
QUALITY
OF LIFE
shall have high quality parks, offering
opportunities for all age groups.
Continue to update the Parks Master Plan on a regular
basis, in order to identify potential areas of possibility
for the expansion /installation of new recreational
equipment.
Develop shelf -ready master plans for each City
park that con be used to Implement park P
elements and take advantage of potential grant
sources.
Explore the possibility of partnering with private
and grant- giving entities to develop new parks
facilities. Such as a multi -use sports court
complex.
Page III -10
Chapter ill, Opportunities, Weaknesses, Issues, & Growth GrOwosso 2035 Land Use Master Plan
PLAN
ELEMENT:
QUALITY
OF LIFE
Goal 7: The City will have ample parks to serve its
citizens in an equitable manner, and parks will be
conveniently located throughout the City so all citizens
may enjoy them.
Explore funding mechanisms for the purchase of
land for both passive and active recreation
amenities in under -served areas of the community.
Study opportunities to expand and create pocket
parks within residential neighborhoods. Potentially
partner with neighborhood groups like HOAs to
accomplish this.
Inventory Owasso park assets and benchmark
Owasso against other peer communities to
determine deficiencies that can be addressed,
Evaluate current revenue streams in relation to
park maintenance costs and compare to other
peer communities. i11
Investigate the possibility of obtaining trail
easements and land within the jurisdictional
floodway and floodplain, to be used as passive
recreation amenities
Page III -11
Chapterlll, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Plan Element - Infrastructure
Infrastructure is the backbone for any community,
and its quality and availability determine how
and to what extent a community grows. Water,
sewer, storm water, and safe high quality
transportation systems are required for nearly
every development. Without these elements,
quality development does not occur. Owasso
has recently made significant progress in the
areas of wastewater and water system
improvements. Becoming part of the Urbanized
Area within the metropolitan Tulsa Area allowed
access to more Federal funding for road projects.
As with land use planning, infrastructure or capital planning should respond to targeted
growth areas as well. For example, if the community desires to attract a regional
headquarters for a major company, it must have adequate infrastructure to serve such a
business. Infrastructure, particularly transportation,, can also be used to make an area
attractive for desired uses. Many communities around the country build roads and
infrastructure before development arrives, thus essentially creating pad ready sites. But a
community must have a reliable and diverse funding mechanism in order to make this
happen.
In the past, infrastructure typically focused 'on roads, water, and wastewater systems.
However, pedestrian and multi -modal transportation systems (pedestrian, bicycle, transit)
are becoming more integrated with transportation projects. Multi -modal transportation
systems are now considered as an infrastructure component in the some way as the other
traditional elements, such as roadways.
Recent surveys indicate that citizens
continue to respond overwhelmingly in
support of better bicycle and pedestrian
transportation facilities, For many years,
Owasso was lacking with regards to
these facilities, but has recently made
some end roads with the passage of the
Complete Streets Policy. Still, multi -modal
transportation elements are an element
that still needs attention, and many of
the Goals in this section respond to this
fact.
As the community continues to grow, there will be added pressure placed on existing and
needed infrastructure systems. One of the questions that will have to be asked, is can the
community meet the needs of its citizens and deliver services in an efficient manner, given
the present funding mechanisms and current and future sales tax revenue stream? While
the Plan does not attempt to craft a funding plan, it is an underlying concern with many of
the Goal statements, and is identified in some of the Action Plans.
Page III -12
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
PLAN
ELEMENT:
INFRASTRUCTURE
Goal I: Continue to build on the foundation of
durable infrastructure to withstand future
stressors, and be more proactive and less
reactive to growth.
Ensure that adequate amount of capital
expenditures s i s spent maintaining and rehabilitating
existing transportation networks. New capital
expenditures should be targeted in areas of high
growth.
Expand on the adopted Complete Streets
resolution by investigating possibilities for future
multi-modal expansion within the community.
Special attention should be paid to potential
transit stops, park and ride locations, and bicycle
and pedestrian routes.
Continuously review the Capital Improvements Plan to
ensure that it is in keeping with land use trends.
two Conduct
year an infrastructure audit p least i every
two years to determine areas of potential
concern.
Continue to work to ensure Owassos representation
INCOG'S long range transportation gard to planning
efforts, specifically with regard to regional bus
transportation and roil systems.
state Explore a the possibility is future partnerships with
state agencies such as ODOT, in order to ensure
cohesiveness between multi- agency
transportation projects.
PLAN
ELEMENT:
INFRASTRUCTURE
cal 2: Owasso will have a well - planned multi
modal transportation network that facilitates
safe, efficient travel for all.
Continue to ensure that all rood improvement
projects are designed to accommodate all modes
of transportation; bicycle. pedestrian, and motorized.
Continue to require connected street and V
,pedestrian systems between residential,
commercial, recreatlonal, employment and other
land uses.
Continue ensure all site plans provide for adequate
vehicular movement off - street parking, pedestrian
activity, and emergency access.
Page III -13
Chapter 111, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
PLAN
ELEMENT:
INFRASTRUCTURE
Goal 3: Owasso will target infrastructure
development and spending to both serve new
growth and expand coverage and level of
service to current developments.
Conduct an audit of then Master Plans, to ensure
Water, and Transportation Master Plans. [o ensure
that these plans have goals that minor the goals
within this Land Use Master Plan.
Develop a sustainable'green infrastructure plan,
which should include funding mechanisms for
operation and maintenance of all Infrastructure <t>
systems.
Page III -14
Chapter 111, Opportunities, Weaknesses Issues & Growth GrOwasso 2035 Land Use Master Plan
Plan Element — Redbud District (original Town Area)
The public engagement exercises employed during this update process
continued to show that citizens want a downtown area in Owasso that is
vibrant, active and attractive. The previous 2030 Plan identified several
Action Plans to address the downtown area. Among these was a
branding campaign, in which the name Redbud District was chosen to
identify the area. Subsequent to this effort was the adoption of new
Zoning Code, which included regulations for a new downtown overlay
district, which was subject to unique design and development standards.
Since the adoption of the previous Plan, the City also undertook the
creation of a Tax Increment Financing District (TIF) within the downtown area.
A prosperous and healthy downtown is key to the success of many communities. Ignoring
public investment in older downtown areas often leads to higher crime, private
disinvestment, and lower property values. The experience of numerous downtowns and
central city locations around the country has shown, that a few well- targeted catalyst
projects, public- private development projects, and infr6structure investments can generate
additional redevelopment activity. Over time, initial investments are repaid with an overall
increase in property values, economic activity, and associated tax revenues. Having a
vibrant downtown core with a mix of diverse
businesses, housing options, restaurants, and
services is very important in attracting and
retaining a skilled workforce that is crucial to
economic growth. Busy professionals enjoy
having a mix of services and retail opportunities
close to their place of work and home, for both
convenience and as a lifestyle amenity.
Additionally, a lively downtown can greatly
contribute to a city's placemaking efforts.
A vibrant downtown serves to promote higher
residential property values, as homes closer to
high - quality commercial corridors command
higher prices than those near low- quality
corridors. "High- quality" corridors are generally
described as areas with low vacancies and have
a walkable, pedestrian -scale environment;
whereas low- quality commercial corridors are
generally more automobile oriented, with wide
cross - section streets that contain few, if any,
pedestrian or bicycle access amenities. These low - quality corridors also tend to experience
higher vacancies. Moreover, land use studies show that investments in neighborhood
greening, such as streetscaping, tree planting, pocket parks, and median plantings,
resulted in sizeable gains in comparable home values. Homes located in special districts,
aimed at achieving these elements were found to be worth more than homes not within
these areas.
Page III -15
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
PLAN
ELEMENT:
REDBUD DISTRICT
Goal 1: Owasso shall have a vibrant, energetic,
and pedestrian- oriented downtown with a mix of
housing types, restaurants, boutiques, shops, and
offices.
seek out partnerships with private entities to both
promote and develop the downtown district in a way
that achieves the goals outlined in the Overlay chapter
of the Zoning Code. Explore the potential of an
incentive to help spur new development .
Consider contracting with a private firm to
conduct a feasibility study of the downtown 20 lz
area, and use the results to inform the 94
creation of a new small area plan. m
Continue to promote downtown events within the
community, especially within Redbud Park via a
comprehensive branding and marketing strategy.
Utilize the latest technology to help with this promotion.
Revisit the Downtown Overlay chapter of the
Zoning Code to assess if there are any
modifications needed to help achieve the
desired goal of the Downtown Area.
Continue efforts to meet with downtown
stakeholders on a regular basis, to gain
insight into their perspectives on the growth
and development of the downtown district.
One specific point related to the
Redbud District that was discussed at length by
both the Internal and External Committees was
the need to invest in more infrastructure
upgrades to reduce upfront costs of
prospective developers. This is particularly an
issue with smaller developers, who may not
have the financial resources of a large national
developer. This concern is reflected in some of
the Action Plans listed below.
Continue to implement the Vision 2020 project for
the entire length of Main Street
Continue targeting CDE G funds towards projects
that eon continue to upgrade the Downtown and
surrounding areas.
Ensure that any branding and marketing campaign
for the City highlights the downtown district as the
cultural, urbanized center of the City.
Increase capital spending for Infrastructure to
help reduce upfront costs for developers and
for continued revitalization of the area.
Explore the possibility of making capital spending
for revitalization projects in the downtown area
one of the key objectives of the Economic
Development Department.
Page III -16
Chapter 111, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Plan Element - Public Safety
Crime was a topic that frequently arose during conversations
with both the Internal and External committees. Many
respondents to the online surveys also indicated that,
although they feel Owasso's crime rate is currently quite low,
the potential for an increase in crime should be considered in
the Plan update. This tends to indicate that, for the most part,
Owasso citizens feel safe in the community. But, as growth
continues, crime rates should be monitored closely. While
citizens generally are satisfied with the level of service they are
receiving from emergency personnel, there are some
emerging issues that are of concern. These issues were
expressed by police and fire leadership.
Feeling safe and secure within our homes, job locations, parks,
and other public spaces is a basic human desire and right.
Public safety is also one of the key determinants in the perception of the quality of life of a
community. As a community grows, the needs for safe social and physical environments,
where people are able to participate fully in their communities without fear of incident,
becomes an increasing challenge. Crime affects all members of a community. If crime
rates increase, a community's overall sense of security and perception of safety generally
diminish. High levels of crime lower property values,
discourage commercial investment, reduce"
competition, erode employment opportunities
shrink customer bases, and, ultimately, depress a
City's economy. Therefore, perceived safety and
actual crime rates are crucial components in the
overall welfare of a community. None of these "'S'tl
results can be taken for granted, as it takes little
DEPT.
upward movement in crime trends, rates, or
response times to influence the public perception of
safety. Essentially, public safety is the responsibility
of all branches of government, and it will take a
multi- pronged approach to ensure the common
goals of preventing, reducing, and solving crime are met.
Fire protection is also a key component of public safety. Having a highly responsive Fire
Department with highly trained personnel is just another element that adds value to a
community. Having adequate coverage areas and response times are looked at closely
by prospective businesses, and help with commercial and residential insurance ratings. If
there are gaps in coverage areas that increase response times, it can hurt the overall
perception of having adequate emergency service coverage.
Page III -17
Chapter III, Opportunities, Weaknesses, Issues,. & Growth GrOwasso 2035 Land Use Master Plan
PLAN
ELEMENT:
PUBLIC SAFETY
Goal I: Owasso will have quality emergency
services with excellent response times that meet
the needs of the citizens and a growing
population.
Ensure that police and emergency services
personnel are adequately analysis hosed al current
and anticipated work -load analysis and calls for
service.
Develop proactive problem - solving strategies for
crime prevention.
Develop a strategic and long -range plan that
comprehensively analyzes departmental needs.
capital needs and coverage area.
Continue to improve and upgrade the
communications systems for both the Police and
Fire Departments.
Continue to employ the latest technology to make
emergency services more responsive and efficient
Consider employing the Firewise program in the
community to educate and develop more
proactive approaches towards fire safety.
PLAN
ELEMENT:
PUBLIC SAFETY
Goal 2: Owasso shall be a community with safe
neighborhoods, shopping, and employment
areas.
Conduct regular neighborhood meetings with the
Police Department to learn of any issues or areas of
increasing concern.
Continue with the Alert Neighborhood Program
and community policing efforts.
Employ both the Police and Fire Department
strategic plans for long range planning purposes.
Educate the citizens about the need for code
enforcement and the Impact It has on their
neighborhoods by developing and promoting
proactive approaches to code enforcement
Page III -18
Chapter Ill, Opportunities, Weaknesses, Issues, & Growth
Plan Element Sense of Community
As the City has grown over the past few
decades, so has the diversity in its community
members. Diversity, in this context, refers not
only to racial and ethnic differences, but
differences in gender, sexuality, income level,
ability, and educational attainment. Best
practices in the planning profession now
implore planners to think about inclusivity in
their community. While Owasso has traditionally
boasted a close -knit, small -town feel, the City is
not exempted from this need to address
inclusivity. In fact, a number of respondents to
the on -line surveys reported that they felt that
Owasso could improve its ability to be a
welcoming community. i. Because this need
has been identified by the community, this Plan
now includes this additional Plan Element, that
was absent from its past iterations.
This new Plan Element is simply an extension
and elaboration of existing policy. The City of
Owasso has adopted a Vision statement that is
centered around removing obstacles standing
in the way of people celebrating their lives. This
statement is all- encompassing, and includes all
people within the Owasso community. In order
for the City to truly attain its Vision, there must
be policy adopted that outlines how the City
and its staff will ensure that they can help to
remove obstacles from every, resident's life,
regardless of their background. The following
Goals and Action Plans address the steps
Owasso must take in order to become a fair,
equitable, and welcoming community for
people from all walks of life.
Work to build trust between the community and City staff via a variety of outreach and educational efforts.
Promote and expand the City's stock of affordable
housing, to ensure all residents have a safe place
to call home.
GrOwasso 2035 Land Use Master Plan
PLAN
ELEMENT:
SENSE OF
COMMUNITY
Call I: Owasso will be a city that welcomes all
across all spectrums and allows them to
Dlebrate their lives regardless of their income
race, ethnicity, ability, gender, or education
status.
Ensure that Owassos Vision statement and Core
values are taken Into account during any decision-
making process undertaken by City staff and
officials,
Work to a ensure community every resident feels forts to tl
into the community via the continued efforts to
diversify and expand placemaking activities.
Ensure that every resident has access to timely and
accurate information concerning happenings in the
City via the use of new technology and a variety of
public outreach methods.
Audit the Gigs current planning processes in an c
attempt to identify barriers to public porticipatian.
Formulate, with extensive resident input, a
singular'City Identity" that reflects the wants
and needs of all people living within the
community.
Page III -19
Chapter 111, Opportunities, Weaknesses, Issues, & Growth GrOwasso 2035 Land Use Master Plan
Plan Element - Economic Development
Specific issues related to Economic Development and the strategies to address them are
found within the Economic Development Strategic Plan. This Plan shall be utilized as a
reference for City Goals and Action Plans within this category.
PLAN
ELEMENT:
ECONOMIC
DEVELOPMENT
Specific issues related to Economic Development
and the strategies to address them are found
within the Economic Development Strategic Plan.
The Economic Development Strategic Plan shall be
utilized as a reference for City Goals and Action
Plans within this category
Page III -20
Land Use Master Plan
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
Summary
The Goals and Action Plan strategies of the GrOwasso 2035 Land Use Master Plan (Plan)
have been outlined in Chapter IV. This chapter, however, summarizes the future land use
categories recommended for the City of Owasso. This chapter also prescribes the
corresponding zoning categories that are used to implement the Plan. Additional
information is provided for special situations that may arise where the strict application of
this Plan cannot be maintained. Each of the recommended land use locations accounts
for existing plans from Rogers and Tulsa County, development adjacent to the fenceline,
local development plans such as- approved plats, planned unit developments, existing
zoning, and new development trends. The recommended land uses were also examined
in concert with the current provisions of the Owasso Zoning Code to ensure that
appropriate zoning classifications match the suggested land use categories.
During the development of this plan, the City utilized its Geographic Information System
(GIS) field observations and the location of land parcels that were for sale to analyze where
high growth areas would likely occur in the communit . Specifically, the key factors that
were considered and analyzed were: available 20 planned sanitary sewer service,
transportation improvements, physical constraints,, c nt trends, and land availability.
While there may be other unforeseen factors that may sh hese areas, the data collected
as part of this Plan reveals the key high growth area6 that e likely to occur in the next 10
years. At the time of the next Plan update, these areas will again be reviewed and
adjustments made.
The land use categories and accompanying map shall be used as a policy guide for future
development by the City Council, the Planning Commission, and developers doing
business within the City of Owasrp. Additionally, adjoining jurisdictions can also utilize this
document as a reference tagI en examining development proposals that would impact
Owasso in the near( k term
Using the Plan
The Plan is a policy document that lays out the blueprint of how the community should
grow over time, and where certain uses should be placed relative to their intensity. Other
factors such as underlying zoning patterns, adjoining communities land use plans, and
future capital improvements also played a role in determining where the land use
categories were placed. However, the Plan is a plan and is not inflexible or concrete. From
time to time, there will be certain uses that are proposed that will merit additional
evaluation and create the possibility for Plan amendments.
It is important to note that the uses depicted on this Plan represent the highest preferred
intensity for that location. Uses that are less intense are assumed to be of lower impact,
and therefore are permitted within that category. For example, a parcel of land that is
identified for future "Transitional' uses may be an appropriate site for a new single - family
neighborhood, as a single - family neighborhood is less intense of a use than the multi - family
or office development that is traditionally associated with "Transitional' uses. However,
there may be situations where it may not be appropriate to permit a lower intensity use. For
example, allowing single - family residential uses in an area designated for "Commercial' or
"Regional Employment/ Industrial uses may not be appropriate if said area abuts a major
Page V -1
Cater V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
transportation corridor or is surrounded by more intense uses. Further, the City must be
careful on allowing industrial and commercial land uses to be removed from the Plan, as
this has an impact on City revenues and removes land from potential job- creating business.
Overall, this Plan serves to assist the Planning Commission and City Council in making
decisions about development proposals. The information contained in this Plan should be
referenced in staff memos and reports that are brought before these governing bodies,
and assist in determining whether a proposed development conforms to the vision of the
Plan or not. It is important to understand that the Plan is not an existing land use map, nor
does it mean that certain uses that conflict with a proposed use category must cease to
exist. Current uses that are in conflict with the Plan recommendations may continue, as the
Plan is primarily consulted when there is proposed zoning change to the property in
question.
Page V -2
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
Land Use Cateaories
1. Public /Institutional /Quasi Public
The Public /Institutional /Quasi Public
land use category includes
government and quasi - governmental
facilities. Uses that may be found in
this category include: hospitals, public
buildings, schools, and /or utility
substations.
Since it is difficult to predict with any
degree of certainty where public and
institutional uses might locate, as
many of them rely on land donations
or `acquisition using public dollars, the
Plan does not specifically identify where future public uses might occur. Rather, the public
uses shown on the plan currently exist and are dedicate I a specific public purpose.
This category does not include churches, as they 47e permitted in residential, duplex, and
multi - family zoning districts with a specific use permit and by right in the office and
commercial zoning districts. While the plan may not specifically call out areas for future
public uses, it may identify areas for
future public uses. Such is the case for ' Corresponding Zoning Classifications:
the proposed new Public Works facility
located near 116th St. N. and Mingo Public uses are permitted in all zoning districts.
Road. The Plan depicts this area as. Some public uses require a Specific Use Permit
Public /Institutional /Quasi Public as it wild depending upon the location.
be the future site of this new facility, as
well as a regional detention area.
Specific Plan Recommendation
Denote an area near the southeast corner of the
intersection of 116th St. N. and Mingo Road as
Public /Institutional /Quasi Public for the future Public
Works facility.
2. Parl<s /Recreational
Similar to the Public /Institutional /Quasi Public land use category, the Parks /Recreational
category generally identifies land area already being used for public parks. The plan does
not identify all of the private neighborhood parks, private golf course facilities, or other
private recreational uses. The one exception to this is the large pond and surrounding green
space around the Three Lakes Subdivision. This Park contains a regional detention facility
and public funds have been used in the past to clean the pond. in general, parks should be
Page V -3
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
situated conveniently to allow access to all citizens in the community and be socially
equitable. Currently, Owasso has 11 parks including the Skate Park located near the
wastewater treatment plant, south of the intersection of 761h St. N. and Main Street. Another
Park of note is Veterans Park, which has no amenities and is located on the north side of 86th
St. North, between US -169 and 129th E. Ave. The Bailey Ranch Golf Club is identified on the
Plan as being within the Parks /Recreational category, along with the Greens at Owasso Golf
and Athletic Club.
For the most part, Owasso citizens are
geographically well served by park facilities,
&WOE with one notable exception- the
northeastern part of the City. In this area,
where there has been significant residential
growth, there is no public park facility.
However, several of the newer subdivisions
' have installed neighborhood parks
maintained by private homeowners'
associations, which offers people in those
particular neighborhoods a place to
recreate and socialize. Public parks require local funding for operations and maintenance.
Currently, the City is not fiscally able to take on or acquire additional park land as park
budgets and personnel are typically stretched thin, even to just maintain the current park
land inventory. Additionally, suitable tracts of land are becoming more difficult to locate
and the cost of acquisition is also a concern. While this Plan may suggest locating property
for a park in the northeast quadrant of the City, the cost of that and the long -term
maintenance need to be carefully weighed against projected revenues.
The Plan also shows a portion of the existing
stone quarry located in the southerntipart of Corresponding Zoning Classifications:
the planning area as Parks /Recreational.
Interviews with the landowner and quarry Parks are permitted in all zoning districts.
operator indicated that a portion of the
quarry was to be closed in 2016 and be allowed to fill with water for recreation purposes. As
of the time of the preparation of this Plan, the quarry amenity has yet to occur. However,
there is still a possibility of the quarry creating this proposed park in the near future. For this
reason, this area was designated for future Parks /Recreational uses.
Specific Plan Recommendation
Identify a suitable parcel of land in the northeastern portion
of the City for the construction of a neighborhood park of 3
to 25 acres in size (However, this recommendation should be
carefully weighed against projected revenues verses long
term maintenance costs).
Page V -4
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
The Residential category represents the
most predominant character of
development in Owasso. This category
typically is comprised of single- family
neighborhoods of varying lot sizes and
densities, and represents the lowest
intensity of all the use categories. Dwelling
unit densities within the Residential
category generally range from 2 to 5
dwelling units per acre. However, in some
cases density may be as much as 12^
dwelling units per acre within a
development zoned Residential Neighborhood Mixed (RNX). In other locations, particularly
the eastern and western portions of the fence line in Rogers County, density can be as little
as 1 or fewer units per acre. Planned Unit DeveiRoments may also be found in the
Residential land use category and may contain vqr" intensities of residential housing. In
most cases, the Residential use category is buffered m higher intensity uses such as
Commercial with the Transitional use category.
Sewer is the dependent variable in terms of the type of density a residential neighborhood
may have. Densities within future developments within the Residential category will depend
greatly on the availability of sanitary sewer service '.. Most of the higher density single - family
neighborhoods can be found west of 161 st E. Ave. This is due to (lack of) availability of
sanitary sewer service to the east of 161st E. Ave.
A significant upgrade to the
Ranch Creek sanitary sewer line
just west of the SKO Railroad
tracks, along with the
Medowcrest sanitary sewer line
just east of the South Sports
Park, will allow undeveloped
areas west of US -169 to
develop at more urban densities. Due to these improvements, it is reasonable to assume
that higher density residential development might occur in both sewer basins. Other areas
of the fenceline area may not develop to densities any greater than 1 or 2 dwelling units per
acre, because of the expense of bringing sewer to these locations. As a result of the many
variables involved, the Residential category was not broken apart into two different
categories- such as rural or urban.
Land availability is another key determinant associated with residential development. Large
tracts of land with few physical constraints typically develop first in most suburban
communities. As a community matures, land becomes more challenging to develop and
often has significant issues with large utility easements or other physical features (such as the
presence of flood plain). In other cases, land assembly is required for multiple parcels to
make a parcel large enough to be economically developed. This is where Owasso finds
itself in 2022; all of the easier to develop property suitable for residential development has
Page V -5
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
been developed, and generally what remains are the more challenging parcels.
In some instances, duplexes or townhomes may be appropriate in the Residential land use
category. Typically, this will be accomplished using the Planned Unit Development (PUD)
approach for development applications. As the City grows, it becomes more urbanized
and development becomes more complex. Therefore, more care needs to be taken when
allowing higher density and more intense uses in developed areas. Considering this, duplex
and townhome uses
may be appropriate Corresponding Zoning Classifications:
in some locations
within the The following zoning districts are best suited for the Residential
Residential land use District:
district under certain • Agricultural (AG)
conditions. • Residential Estate (RE)
• Residential Single Family (RS -1, RS -2, RS -3)
• Residential Duplex (RD) or Residential Neighborhood Mixed
(RNX) — Allowed under the any of the following conditions:
1. Is part of an existing, sifnilarly dense development.
2. Is functioning as a buffer between higher and lower
intensity uses, such as between single family residential
and commercial uses or an arterial roadway.
3. Is within or part of a larger PUD
4. Developed as a PUD, with appropriate safeguards to
buffer adjacent lower intensity developments.
• Planned Unit Developments (PUD), with any of the above
base zoning designations
4. Neighborhood Mixed
The Plan identifies two Neighb ood Mixed -Use Districts; one is part of the Stone Canyon
master planned community and the other falls
within the Redbud District (Original Town area).
The Stone Canyon area is shown as a
Neighborhood Mixed -Use District because it
complements the approved development plan.
Prior to when Stone Canyon was annexed into
the City in 2008, it was approved in Rogers
County as a Planned Unit Development. This
approved development plan showed a large
area as a proposed mixed -use development.
Therefore, the Plan correspondingly shows this
area with the Neighborhood Mixed -Use District.
The Redbud District, as described in Chapter III, is
the other area denoted as being appropriate for
the RNX zoning district. The very nature of these
Districts is to allow them to evolve over time into
an area made up of a mix of land uses, which
Page V -6
Chapter V, future Land Use Plan GrOwasso 2035 Land Use Master Plan
affords people the opportunity to live, work, shop, and have immediate access to recreation
facilities in one general area.
The intent of the Neighborhood Mixed -Use District is to encourage a mixture of
complementary uses that will function as an integrated center, allowing for pedestrian
connections between developments and uses. Additionally, identifying an area as a
Neighborhood Mixed -Use District offers some degree of flexibility to the developer as to
where and how they place the uses within the area due to changing market conditions.
In the future, additional Neighborhood Mixed -Use Districts may be needed as the
community grows and becomes more complex. However, it is recommended that
designations of this district be accompanied by small area plans that are more prescriptive
in terms of uses and the physical
characteristics of the Corresponding Zoning Classifications:
development. Small area plans
are more specific than Land Use The following zoning districts are best suited for the
Plans, and identify appropriate Neighborhood Mixed -Use District:
areas or parcels for housing,
live /work units, commercial, and . Residential Single Family (RS -3)
employment centers and can . Residential Duplex (RD)
provide guidance for decision . Residential Neighborhood Mixed (RNX)
makers when reviewing . Residential Multi - Family (RM)
development proposals . , Commercial Shopping (CS)
located in these areas. Small . Office (0)
area plans also provide another Planned Unit Developments (PUD), with any of
key component -the conceptual the above base zoning designations
layout of an internal roadway`.
network.
5. Transitional
The Transitional Land Use District
represents a transitional zone from
single family residential development
to non - residential development.
5. Typical uses found in the transitional
use zone include attached housing
(e.g. duplexes, apartments, senior
This district would not be suitable for
multiple story office buildings, if adjacent to single family neighborhoods. Office areas within
this district would include planned office complexes and single use office facilities.
Page V -7
Cater V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
Transitional zones generally act as a buffer
between higher intensity uses, such as commercial,
and lower intensity uses, such as single family
residential. Hence the name Transitional District.
Additionally, there is normally a connection to an
arterial street from the Transitional District.
Transitional Districts can also be integrated with
planned unit developments as part of larger
neighborhood master plan.
Corresponding Zoning Classifications:
The following zoning districts are best suited for the
Transitional District:
• Office (0)
• Residential Single Family (RS -3)
• Residential Multi - Family (RM)
• Residential Neighborhood Mixed (RNX)
• Residential Duplex (RD)
• Planned Unit Development (PUD), wit
the above base zoning designatig`%&.,
6. Commercial
of
The Commercial Land Use District
represents areas of retail trade and
services. Typically, these areas are
located around nodes of arterial
street intersections, or in some cases
at intersection of collectors and
arterials. Commercial Districts can
also be found in corridors that have
an established commercial use
pattern, such as the Smith Farm
area, or highly visible areas, such as
along US -169, SH -20, and 1161h St. N
west of US -169. The Commercial District includes uses that
range from neighborhood
convenience shopping areas, single free - standing buildings, big box retailers, restaurants,
automotive services centers, and other similar retail uses.
Page V -8
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
Corresponding Zoning Classifications:
The followina zoning districts are best suited for the Commercial District:
• Commercial Shopping (CS)
• Commercial General (CG)
• Office (0)
• Industrial Light (IL) is possible if:
1. No traffic passes through residential areas to access said sites.
2. Care is taken to provide attractive architecture with masonry facades of
brick, stone, stucco, split face block or equivalent materials.
3. Storage of outdoor materials is completely screened with an opaque wood
or masonry fence in the rear of the property.
Access is a key factor in the location of Commercial Districts. A site with poor access or that
is difficult to get to is prone to fail; whereas a site with good and safe access will stand a
better chance of survival. In general, the development of long commercial strips around the
perimeters of square miles should be avoided, as this development pattern can present
problems with access control. In all cases of a mercial development, access
management should be carefully controlled With. des ixtreatments such as mutual or
shared access drives and cross connections easements or mutual access agreements.
7. Neighborhood Commercial
The neighborhood commercial
category is a new category that was
not within the 2030 Plan, or earlier
plans. These areas are most
appropriate for light intensity
commercial uses. Uses in this area are
geared towards neighborhood
convenience goods and services, with
buildings in size of around 5000 square
feet. Neighborhood Commercial
Districts are best suited in lower intensity
regions that will have limited or no
access to sanitary sewer service.
Corresponding Zoning Classifications:
The followina zonina districts are best suited
for the Neiahborhood Commercial District:
• Commercial Shopping (CS)
• Office (0)
Page V -9
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
8. Industrial /Regional Employment
The Industrial /Regional Employment Land Use District represents the highest intensity of land
use in Owasso. The Plan calls for industrial uses to be targeted around existing patterns of
industrial activity, including: locations near S. 5th St., along portions of US -169, and near the
existing quarry sites near 66th St. N. and 145th E. Ave. Most of Owasso's current industrial
activity includes light industrial uses, such as warehousing /storage facilities and small
manufacturing shops. It is expected that this trend will continue, with perhaps an increase in
the prevalence of research and development facilities. Some higher intensity commercial
uses may be appropriate in the Industrial /Regional Employment Use district, depending on
the proposed design of the site.
The City of Collinsville has zoned several parcels
industrial in an area north of 1261h St. N. near the
northwestern portion of the Owasso fenceline.
There are already several existing
businesses operating in this location.
industrial
For this
reason, the Plan shows a large area as
Industrial /Regional Employment just south of this
emerging industrial area in Collinsville. Additionally,
Owasso really does not have much land area left
in which to place small industrial users, so it makes
sense to show this area as Industrial /Regional
Employment. With the new standards employed within the Zoning Code for landscaping
and buffering, adequate protection for any nearby residential areas is enhanced.
Corresponding Zoning Classifications:
The following zoning districts are best suited for the Industrial /Regional Employment District:
• Commercial Shopping (CS)
• Commercial General (CG)
• Industrial Light (IL)
• Industrial Medium (IM) is possible if:
1. The site is within a PUD, if it is abutting an area designated for residential or
transitional uses or abutting an area zoned for residential uses or being used
for residential purposes. Said projects will also be evaluated as to the
number and type of jobs created and overall economic impacts.
• Industrial Heavy (IH) is possible is:
1. The site is within a PUD, if it is abutting an area designated for residential or
transitional uses or abutting an area zoned for residential uses or being used
for residential purposes. Said projects will also be evaluated as to the
number and type of jobs created and overall economic impacts.
Page V -10
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
9. Redbud District
The Redbud District (also known as the
Downtown Development District) identified on
the Land Use Master Plan establishes and
represents an area targeted for mixed -use
developments, pedestrian scale commercial
uses, and higher density housing. The Redbud
District essentially identifies the commercial core
of the Original Town area of Owasso (Figure V-
1). Current land use within the Redbud District
varies with a mixture of single - family homes,
multkfamily housing, industrial, office, and
commercial uses. The context of the area is
different than the rest of Owasso in terms of how it developed. Unlike the rest of the city, this
area represents a typical pre -WWII, pedestrian friendly, grid street development pattern. This
pattern provides a good canvas from which to initiate revitalization efforts and continue
building upon the recently- developed mixed -use facilities. In an effort to incentivize
redevelopment of this area, a Tax Increment Financing (TIF) District (Figure V -2) was
established and
Corresponding Zoning Classifications:
The following zoning districts are best suited for the Downtown
Development District: >
• Residential Duplex (RD)
• Residential Neighborhood Mixed (RNX)
• Residential Multi - Family (RM)
• Commercial Shopping (CS)
• Office (0)
• Planned Unit Developments (PUD), with any of the above
base zoning designations
• Downtown Mixed (DM)
Specific Plan Recommendation
approved with
Resolution 2017 -02 by
the City Council. This
area, which overlays
and extends beyond
the boundaries of the
Redbud District, offers
tax incentive rebates
for new
development and
construction, as well
as fund for fagade
upgrades to existing
buildings.
• Low intensity, pedestrian- oriented commercial and office uses, as well as attached
residential /residential above retail uses are encouraged.
• High - intensity commercial uses such as auto sales lots, motor vehicle repair, or
truck wash facilities should be avoided.
• Ensure that new developments promote the goals of the Downtown Overlay, as
outlined in the Owasso Zoning Code
Page V -11
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
Figure V -1 Overlay /Redbud District
Page V -12
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
Figure V -2 TIF District
The 2004 Downtown Development District Plan (Figure V -3), adopted under resolution 2001-
10, established a land use plan for areas that covers most of the Redbud District shown on
the GrOwasso 2035 Land Use Master Plan. The 2004 Plan also described the area as best
suited for pedestrian - ordinated development, with the characteristics and appeal of a
small -town Main Street. The 2004 Plan also called for a focus on specialty retail stores,
restaurants, entertainment, and civic services. Residential units above retail and office uses
was also cited in the 2004 Plan as an important factor to expand the level of use in the
Page V -13
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
downtown area. Elements such as improving
to the north, and installing gateway elements
important goals. In all cases, careful control
the adopted 2004 Plan considers.
pedestrian connectivity to the neighborhoods
near the US -169 interchange were stressed as
of architecture was common a theme, which
Figure V -3 2004 Downtown Development District
Legend
Commercial
Reoidanttal Terkel Open Spent RetaiVUlflco
In 2015, an amendment to the Zoning Code was adopted under Ordinance 1051 which
introduced a chapter that created and regulated the Downtown Overlay District (Figure V-
1). This Ordinance was prepared in response to the recommendations of the 2004
Downtown Development Plan, as well as the goals of the 2030 GrOwasso Land Use Master
Plan. This chapter remains the primary tool for implementing the Goals outlined in this Plan
for the Redbud District.
The Redbud District, as defined in this Plan, covers a portion of the area shown on the 2004
Downtown Development District Plan. New development proposals within the Redbud
District should be carefully scrutinized to ensure the goals for the district (see Chapter III) are
not compromised, and that the planning principals identified in the 2004 Downtown
Development Plan are advanced. While there are a few specific land use plan
Page V -14
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
recommendations for this area shown on the 2035 GrOwasso Plan, care should be taken to
ensure that each development proposal is examined individually. Consideration must be
given as to how they meet the stated goals of the Overlay District, and advance the
character of the area.
Park and Ride or Transit Stops
There are three Park and Ride /Transit Stop locations shown on
this Plan. These are locations where such facilities would be
encouraged to locate, should regional transit service be made
available to the City of Owasso at some point in the near
future. The three locations were identified based on their
location to highly traveled corridors, or were placed in
locations where potential bus and rail transit has been
discussed in the past. These locations do not necessarily have
to be stand -alone facilities, but they could be located ' existing parking lots of commercial
or church areas. While there would be no require - t for developers to actually install a
designated park and ride lot, it is important that I ti be identified in the event they are
needed or desired by the citizens at some pointhe fut
Bicycle and Pedestrian Component
This Plan identifies future bicycle and pedestrian
transportation routes that were originally shown on
the adopted GOPlans, of which Owasso .was a
part. As parcels are platted, corridors for these
routes should be protected, and .. easements
secured, so that these routes can be developed as
funding becomes available. As road widening
projects occur along streets identified for on- street
bicycle routes, the complete street design should
be included as part of the engineering plans.
It is important to note that the routes identified on
the GOPlan are not fixed. As development occurs
near a planned route identified on the Plan,
opportunities should be explored to obtain trail easements or corridors that achieve a similar
purpose or connection.
The GO Plan is the regional bicycle and pedestrian plan that was facilitated by the Indian Nations Council of
Governments (INCOG), of which Owasso was a part. The City Council adopted the Go Plan under resolution 2016 -07 as
the chief tool to impellent a safe and effective pedestrian and bicycle network.
Page V -15
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
2035 Future Land Use Master Plan
Figure V -4 shows the adopted 2035 Future Land Use Master Plan for the entire Owasso
Fenceline, The City Limits are not shown because City Limit boundaries are fluid and
changing. Further, State Statute allows communities to plan within their fenceline, since land
may be annexed within this boundary area. The map document will be used in conjunction
with the individual use category descriptions (outlined earlier in this chapter) when
evaluating development proposals within the City Limits, or when commenting on referral
cases from both Rogers and Tulsa County.
The map clearly shows two commercial corridors: one emerging corridor along SH -20 and
116th St. N. and one existing, expanding corridor along US -169. These areas are along
highly used transportation corridors. 116th St. N. now connects to a new interchange to the
west at US -75, making this corridor more attractive for future commercial and transitional
type of development. The land uses identified for remaining areas of the fenceline
essentially followed the nodal concept, typical of previously adopted plans.
Page V -16
Figure V -1, City of Owasso Adopted Land Use Plan
Chapter V, Future Land Use Plan GrOwasso 2035 Land Use Master Plan
Allowable Density Matrix
Figure V -2 is a table that accompanies the Land Use Master Plan and shows
preferrable densities within each of the residential zoning classifications. This
table provides a level of predictability to citizens and decision makers in terms
of the type of characteristics a residential project may have in a certain area.
Figure V -2, Residential Densities
Residential Densities
Zoning District
Gross Density
Residential Estate (RE)
1.8 DU /AC
Residential Single Family (RS -1)
3.2 DU /AC
Residential Single Family (RS -2)
4.8 DU /AC
Z7DU/AC
Residential Single Family (RS -3)
6.2 DU /AC
Resdiential Mobile Home (RMH)
Residential Duplex (RD)
70.3 DU /AC
Residential Neighborhood axed ?w)
12 DU /AC
Residential Multi - Family
12 DU /AC
Land Use Evaluation Matrix
In an effort to provideqLlevel alpr9dictability for landowners and developers,
and guidance for plan stjff, Planning Commission, and City Council, a
matrix was developed th ML "
alwss references land uses with zoning districts. The
matrix identifies the appropriateness of use relative to each zoning district.
Table V -1 is the land use evaluation matrix developed as part of the Land Use
Plan.
An "Allowed" designation indicates that the corresponding zoning district is
appropriate for the land use district indicated in the table. The "Possible"
designation indicates this district may be appropriate, depending on specific
circumstances, as outlined in the text for that particular land use category. A
blank cell indicates that the zoning district is inappropriate for the indicated
land use. In this case, a rezoning to that specific zoning district would involve
some heightened scrutiny, and possibly an Amendment to the Plan.
V -18
Table V -1, Land Use Evaluation Matrix
Base Zoning Districts
Land Use Categories
Residential
Allowed
Transitional
Allowed
Neighborhood
Mixed Use
Neighborhood
Commercial
Industrial/
Regional
Employment
Redbud
District
Agriculture (AG)
Residential Estate (RE)
Allowed
Allowed
Residential Single Family (RS -lj
Allowed
Allowed
Residential Single Family (RS-2)
Allowed
Allowed
Residential Single Family IRS -3)
Allowed
Allowed
Allowed
Allowed
Residential Duplex (RD)
Allowed
Allowed
Allowed
Allowed
Residential Neighborhood Mixed (RPIXj
Allowed
Allowed
Allowed
,Allowed
Residential Mobile Home (RMH)
Allowed
Allowed
Residential Multi - Family (RM)
Allowsd
Allowed
wed
ed
Allowed
'Allowed
Allowed
Allowed
009:;4
Allowed
'Allowed
Allowed
F
Allowed
Inc
Allowed
Possible
Indu- ---
Possible
Allowed -The zoning district is appropriate within the land use district.
Possible - The zoning may be possible if certain conditions are met or exist. The Plan text should be consulted for clarification.
Blank cell -fie zoning district is inappropriate for the land use district indicated.
' Maximum allowable square footage of total building area is 4,5W square feet.
Appendix A
• Land Use Plan Internal and External Committee Issues Sheet
• Citizens Survey Results Summary
Appendix /I GrOwasso2035 Land Use Master Plan
Page AA -1
Summarized Issues
Does the City have the
Apparent Issue
ability to control or affect
If the City has some form control,
orm orm o o
the. Issue?
then what could be
Notes
Investigate other incentives for
Essentially land is a finite
1
Easier to develop land Is becoming increasingly scarce.
No
redevelopment. Perhaps consider
resource and we must plan and
setting up a redevelopment type of
use what is left wisely and in
authority similar to other communities.
concert with available utilities.
Use the OEDA and OPWA to establish
Keeping up with Infrastructure needs and how to fund them in a
partnerships and allowing funds to be
2
manner that promotes growth in key areas. This is particularly
s
used for establishing pad ready sites.
important in the Redbud District
Investigate funding mechanisms
targeting specifically highly impaciful
and visible projects.
Continue making . investments in the
Retail markets are changing
community and making B attractive
and we must prepare to adapt.
for residents and businesses alike. Do
3
Major Sales tax generators departing to adjacent communi '
No
everything possible to keep business
investment local. We cannot stop a
business from locating elsewhere if
there market analysis dictates it.
Maybe investigate a cost sharing
These are established by
program or payback system based
ordinance and any changes .
on sewer taps rather than acreage.
would have to be approved by
Investigate collecting this fee at the
the Council through a new
site plan stage fro commercial to
ordinance. The City has many
Cost of infrastructure to private developers (extensions,
"soften the blow" of a huge payment
payback areas, which are
4
easements, etc.)
Possiby
amount at once. These fees have the
essentially impact fees. Some
negative impact of causing smaller
of these paybacks can double
more piecemeal development, rather
up on a developer depending
than master plans. Investigate any
upon the location and can be
ways that this could be streamlined.
prohibitively expensive.
Investigate restructuring of the
paybacks. Using the site certification
process and in collaboration with PSO
Page AA -1
Appendix A GrOwasso2O35 Land Use Master Plan
Page AA -2
determine which properties are site
ready and potentially eligible for
Hotel /Motel tax funds to extend
infrastructure.
Owasso is growing and that can have
The group agreed that this is
the perception of losing its small town
not really a core issue; but
Owasso losing its small town feel and has no real identity other
feel. However, there are elements
rather should be folded into a
than a suburb of Tulsa (Not a real issue, more of a perceived issue)
Yes and No
that keep it unique which should
vision for the community. This
continue (i.e., gathering on main,
can be accomplished by
improve walkability and parks for
continuing to promote
developing social connections).
community and cultural events.
Sales tax as the only source of operating revenue and the State
Cities need to continue to push for
The group agreed that we
trying to eliminate tax on groceries without identifying another
taxation reforms at the state level and
cannot really control this, but
source of revenue
work with their local legislators to push
we can only advocate for
forth these efforts.
changes.
Owasso has a higher median HH
This is something the Economic
income than the State and this should
Development Department
be exploited for the purposes of
Strategic Plan is work on.
attracting high wage jobs.
Additionally, the City needs to
continue to focus on quality of life
Lack of rims
primary jobs in the City itself
Yes, to a point
features that attract companies who
employ high wage workers. The
negative is that the State as a whole is
dragging other communities down in
terms of overall statistics. Cities need
to continue wo push for increased
funding at the state level for
education.
Continue to grow and market the
community towards these types of
Lack of family entertainment options
Yes
entertainment venues. Diversity in
both housing and demographics will
help this effort as well.
Page AA -2
Appendix A GrOwasso2035 Land Use Master Plan
Page AA -3
Invest more in park elements that
9
Lack of adult oriented recreational amenities (e.g. trails, pickle
feature alternative recreational
ball, racket ball, etc.)
Y
Yes
opportunities that target an older
demographic.
Target CIP monies towards projects
10
Delivering on what people have asked for in past surveys
Yes
citizens have asked for and
investigate alternative funding
strategies
Continue making the community
attractive for growth and investment
11
Lack of nightlife venues
Yes
and these types of business will follow.
Diversity in both housing and
demographics will help this effort as
well.
Although much out of the control of
the City, efforts should continue to
12
State funding of education
No
lobby in this area stressing it is critically
important to economic well -being of
the community, region, and state.
Land availability is what it is and
13
Growth rate will become stabilized at 2 to 3%
No
cannot be changed. Smart logical
growth will be the key to future
success.
14
Lack of land for d read light
pa y g specialized industrial use
Yes
Invest in preparing sites with
infrastructure and road improvements
Maintaining level of service that is sustainable in relation to
Continue to monitor and adjust fees
15
current growth
t
Yes
that reflect true costs of services.
16
Traffic congestion/ Parking needs, specifically downtown
Yes
17
Diversity
Yes
Promote diversity in various policy
statements.
Page AA -3
Appendix A GrOwasso2035 Land Use Master Plan
18
Federal taxation policies
No
The group determined that this
was somewhat out of the City's
control
Audit the zoning code to see if there
are avenues to streamline processes
to promote more "missing middle"
housing. Perhaps re -visit the PUD
19
Lack of affordable and alternative housing options
Yes
requirement for all RNX and RM
options.
Ap eendixA GrOwasso2O35 Land Use Master Plan
Big Picture Questions
Likes
I really enjoy this location because:
work In Tulsa, this is about any only opportunity to interact other than actively attending church (not at
the marked facility) in Owasso.
This is the cWs firs[ attempt to make a walkable district for citizens to live, work, and socialize in the s
ame area.
They have great food and It is a bit higher class.
Theses nothing there. When walking/running, you get quick quietness. Need more green area.
Page AA -1
AppendixA GrOwasso2035 Land Use Master Plan
The whole Smith Farm center is awesome. We never have to go to Tulsa. Friendly workers and good 1
products all around.
The whole family can enjoy the Y. We we friends there every time we go too. 1
The tying in of dining and shopping. Where its the start of a downtown community where one can co 1
me dine and shop at the same time and place that support local small businesses
The street widening in front of Reasons was much needed, and the median with trees looks very nice 1
The stores are less crowded than the Tulsa stores and are easy to get to. 1
The splash pad for my grandchildren to use. 1
The school is located within the neighborhood, rather than placed on a busy street. Great for families 1
and children in the neighborhood where I used to live. Now we live in Keys Landing and will be bused
to Barnes Elementary. A great school, but Far away.
The scenery and walking trail 1
The park near the YMCA. Nice open spaces designed for physic ivity 1
The events are fun and meeting new people 1
The downtown area. 1
The dog park is one of the best in the reg$nd 1
The coffee shop, boutique styles ?tfood. 1
Smith Fans Market because I of going ulna fora lot of shopping 1
Small city close to Tulsa 1
Small businesses o shop, Smoke, Mad Eats 1
Skate Park, 1
Shopping is great, and everything seems nearby because the town is smallish, very convenient 1
shopping 1
Relaxing place to spend the afternoon. 1
Redbud park 1
Page AA -2
AppendixA GrOwasso2035 Land Use Master Plan
Really like the new streetscape projeck especially with the wider sidewalks, and added treesrighting. 1
Really good schools in Owasso
Owasso isWas lacking a central "downtown" gathering area. I love this park and all the potential A he
Owasso band
Outdoor activ ities
Of the paths, ponds, I would love to see workout equipment installed along path and the path redone
Of the gathering on main. New businesses and not overcrowded
Nice Park And it is not a "sports" park
Nice park for the family.
Nice Golf course
New improvements to a safe place for kids & adults.
New downtown area is great!I
Main street
Main Steer is being updated
Page AA -3
Love the outdoor open space
Love the Iibraryl
Lots of good running trails. PonQpI d for kids.
Local shopping options
Its Owassds main at USA!
Its hometown people taking their dogs to the dog park. I don't have to travel to other further locations
Its a nice, big park.
Its a great park It could be even better]
Its much nicer than where I grew up
Page AA -3
Appendix A GrOwasso2035 Land Use Master Plan
Its close distance from my home to schools, churches, stores, food and parks. If I had to walk, R woui 1
d be possible.
Its an open green space with trees. We love walking our dogs here. 1
Its a really nice park 1
It is developing in a positive way all around the area 1
It is close to tulsa 1
It is close to my home and I can walklbike there and around several miles. 1
It is beautiful, open to the public, and lower traffic. 1
It is a place for my dogs to run and is generally empty 1
It is a park with beautiful green space. Safe and relaxing. 1
It hasn't been ruined by housing additions. 1
It has the most beautiful trees and walking paths 1
It has good shopping and restaurants. 1
It has beautiful paths and lots of green space 1
It feels like community 1
I love walking at Centennial pa 1
1 love Redbud Festival park and a great ngs going on at it and around it 1
I like the shopping 1
1 like the downtown area of Owasso. It is friendly, homey, accessible. 1
I like having a park for community events 1
1 enjoy the variety of shops, I wish more restaurants for this area. Something we don't have yet 1
1 enjoy Store neighborhood because it is where I live. 1
1 enjoy having the long trails to walk on with the trees and crack. 1
Having everything close by 1
Page AA -4
Aj)pendix A GrOwasso2035 Land Use Master Plan
Great shopping i
Great park with trails, and open spaces for families to get out for recreation. Not sure the pond is stoc 1
ked with fish, but that would be nice
Great complex for families and sports, parking and access is good. North entrance could definitely us 1
e a light however
Good variety of shopping and dining. Would like some more options, and potentially redeveloping the 1
expansive parking areas out in front of major retail centers.
good shopping 1
Gives life to the old down town 1
Gathering on Main, mixed -use buildings, streetscape, revitalization of downtown is beginning. 1
gamett road is a very nice road to drive.. not full of power lines, nice landsca . next to hotels and sh 1
oping area
Funtastic Island... except its been DESTROYED! Why? Add a s pad, great - re a the piaygro t
und... NOT GREAT! BOO! Dumb ideal
Food, shopping i
Feel safe walking, convenience of shopping. 1
Family oriented 1
Page AA -5
Everything is located in one
Enjoy this area for the shops anQb
Enjoy all of the community events being programmed intothe new Redbud District, Including all of the
new mixed use, and commercial spaces.
Easy access, good location.
Downtown development is beautiful.
Dog park and its not in town really
creates placemaking
Convenient to walk to stores, mostly in my neighborhood
Page AA -5
Appendix A GrOwasso2035 Land Use Master Plan
Convenient shopping locaflons
Convenient shopping between Owasso Market and Smith Fame Marketplace
Convenient shopping
Convenience
Community events
Community
Centennial Park. It is a pretty location and nice place to go for walks.
Centennial Park is near enough to where I live to use it often.
away from all the people, lots of wildlife and nature
Arts Venue
All the new restaurants/activities
All of the activities the school has to offer
farm in the middle or town for Christmas trees and bar
Answered: 107 Skipped: 30
Improvements
o I feel this area of the co nity ds to be improved because:
Page AA -6
Appendix A GrOwasso2035 Land Use Master Plan
Response
Count
Would [we to see further revitalization efforts downtown
With the widening of 116th between Garnett and 129th feel as if (newly zoned) meroial prop
any Could be an excellent spot for some sort of outletlstrip mall o ring people Pram TUIsa/SA
Widen 96th street
Why not 6 lane this further north?
whoever approved all this building and roe should have learned something before
building and apprwing..light after c are...I avoid it most of the time
We need a 66th at northboun from 169
Walking and biking trails that are fin
resource
Trains blocking 76th St N are a huge headache when I'm Commuting to/from work.
Traffic Issues at 961129 due to off-ramp from Hwy 169
Traffic is constantly backed up. The area needs a facelift
traffic flow Is poor in this area. Too many turning movements and stop lights in such a short distance.
Texas Turnaroundir' could help
Page AA -7
Appendix A GrOwasso2035 Land Use Master Plan
Traffic bad here. 1
Traffic backup is awful. Needs to be widened to expand with the community growth. 1
Traffic back up 1
Traffic 1
Too much vacant land. Please consider putting more retail and mid price range bits in. You cannot he 1
pe to revitalize downtown if you are only allowing loft Irving that only the affluent can afford.
Too many curb cuts. I'm surprised I dont See more accidents. I understand the desire for access, but 1
seems very dangerous with all of the traffic from HWY -165.
This intersection is awful. 1
This exit ramp and on ramp and traffic light It flows pretty smoothly but I think there is a better way to 1
reduce traffic
This can be a traffic cluster 1
This building needs to be an indoor theater so Redbud District <hae best indoor and outdoor 1
theater venues
This building is an eyesore. 1
This area needs sidewalks andcurbswi inage dress 1
This area is becoming too Flooded fo d tire shops 1
This area floods 1
These railroad track backups need to ed 1
These intersections need major help in keeping traffic flowing. Less curb cuts to stop people turning a 1
cross traffic to enter Walgreens.
These buildings are an eye sore. They need to be rebuilt. 1
There needs to be something done on this corner, when school gets out this road id blocked in both di 1
rections, the light gets blocked in both directions, it is a nightmare trying to get through this area in the
There could be a lot more added to make this a wonderful park. 1
Page AA -8
Appendix A GrOwasso2035 Land Use Master Plan
There are no south bound on 169 convenience stores. We need a Quik Trip convenience store on" 1
st side of highway at an exit. .
The whole intersection around Walmart is a traffic nightmare. 1
the walking paths need to be updated, the disc golf needs to be maintained, the play area needs to be 1
updated. This is a beautif ul park that isn't maintained properly
The traffic patterns are terrible. 1
The traffic on 96th is awful. 1
The traffic here is horrible. I wish the right turn lane heading West was a full lane. 1
The traffic here is crazy. I don't understand how the road is always backed up. There has got to be a b 1
etter plan for here-
The straight areas on the sides of 189, between 78888th. These are prime ar fw restaurants and 1
shopping and they would attract lots of people who are passing through ead they are filled w
ith dumpy businesses and rundown houses.
The road is bad. 1
The road here needs to be wider for all of the sports act 1
The mixed commercial development here
7 years if further regional /transit planning4
The lights on 96th need to be
or the light change quickly so
of fe is going to create traffic problems in 3- t
em busy there are folks still in the intersection 1
traffic
The intersection where Walmart is I a traffic disaster. 1
The incredibly large shopping centers as built are extremely hot, over crowded, inefficient, and an incr 1
edibly frustrating experience.
The housing addition needs to either close one access point to Preston Lakes or at the very least put 1
a 4 way stop at the corner of E 91st St N. and 149th E. Ave; it is unsafe with excessive speeding of c -
am down E 91st St. N.
The entire area or the 76th - 86th frontage road looks messy. 1
The corner of 76th and Main has a whole new fresh look and then you drive 2 blocks east and it starts 1
looking run down. Needs a huge face lift
Page AA -9
Appendix GrOwasso2035 Land Use Master Plan
Street surfaces stay bad for too long after winter ends There is so much tragic near our neighborhoo 1
d, big construction trucks at the ball park and cars with loud radios. I hear them after midnight and bef
ore 7am, and police don't do anything about it.
Sidewalks that connect to one another and are wheelchair accessible, and bike paths 1
Sarre as above. Living in Oklahoma, shade and water are priorities. The current dog park needs a wa 1
ter trough and a water spout (not fountain). The current set up is not adequate.
Public community pool 1
Please take down the old wire fence and put up the white fence. 1
Pick street... horrible mostly all around 1
pedestrian walk from East Owasso to West Owasso, on 76th street at 169 1
Page AA -10
Parts or it are run down. There are no good places to run/waikldo anything o e as an adult
OWASSO Needs a public poolfwater park. It gets very hot in thRerwh is too large an
d makes too much tax money to not have a public pool. Doesn', Could 'noorpora ted
into Bally Goff course which gets millions for the city.
Owasso, is quickly becoming like Tulsa: overly crowded . I miss the small town c
harm. The types of businesses being ad+areky na
Owasso and every city in Ame rica need ting with poor people. My parents cou
Idn't afford a telephone until I was 8 sed to be the best in Owasso. Now Ator
consistently scores lower than er
Our downtown, I would love to re li A old downtown or Collinsville and Claremore we do
n't have a cute old downtown feel.
Original Town. I think finding ways to revitalize homes in original part of Owasso would improve the do
town area. By having good walking distance business and residential areas Owasso could capitaliz
e on a hometown community vibe.
Off ramp is poorly designed and need dramatic improvement
None
No sidewalks or bike lanes
No sidewalks connecting East Owasso with West Owasso, at 76th at and 189
Page AA -10
Appendix A GrOwosso2035 Land Use Master Plan
More parks
More golf courses
More fun shops- Local Unique
More access for bikes
Main Street houses that are abandoned are an eye sore.
Main Street between 76 and 86 needs repaired.
Main street
Looks trashy! Seldom mowed and brings down our areas we do take care to upkeep
Looks rough!
Intersection timing - left turn arrows This is one of many places. Also 86th & 145th.
Lights are too close together for flow of traffic More lanes or better lights
Lights and turn lanes
dust need to develop this area
Page AA -11
Its sad to me that Owasso still does not have a pool for he ent pool was publicized a
s something thatwould support the whole corn and simp not true.
It's a large park near a graving area.
It needs updated
It is underutilized and forgotten
it is old metal buildings and no trees or I ndscaping, all concrete and strip centers on the way to the d
owntown area
Intersection timing - left turn arrows This is one of many places. Also 86th & 145th.
I would love to see greater walkability between Owasso neighborhoods through the construction of sid
ewalks and /or trails As it stands now, many neighborhoods such as Mingo Crossing are very isolated,
and not feasibly able to connect to/from without a car
I would love to have the trails more aesthetically pleasing and would like more walking trails to connec
t them.
Page AA -11
Appendix A GrOwasso2035 Land Use Master Plan
I was just saying today that if red light timing was improved, traffic flow would be much better. The red 1
lights and streets around Vtlalgreens and Walmart are a nightmare at times. In addition, tropical morgu
a cafe had only made some of d worse.
I love my neighborhood but a lot of the homes in this area could be taken much better care of It bring 1
s the whole subdivision down.
I believe the best opportunity for a "Main Street" district, is, unsurprisingly, along Main Street North of 1
1st Ave, Main Street currently resumes suburban development patterns. Create a walkable Main Stre
et district by encouraging redevelopment here.
Health/gyms 1
German Corner looks old and dingy 1
German corner could be improved. The old empty grocery store next to Atwoods is an eye sore. The t
shopping strips are dated.
Expand 86th street from hey 75 to Memorial 1
Every housing addition should have a public storm shelter. 1
Empty building that could replaced 1
Connectability 1
Christmas parade back on main street th you
Car shop blocks 11th and As y. er to pedestrian and children in the neighborhoo 1
Build up main 1
Bike paths —not on roads need to follow 169 like in south Tulsa, so you can ride without car traffic. We 1
need a 10+ mile non - street bike /walk path.
Big Wal Mart parking lot is confusing and dangerous 1
Better bathrooms. 1
Any 2 lane (1 each direction) road; population is beyond single lane roads 1
All of the streets. Too big of a city to have these poor of streets. Widen them. Add lanes. 1
Aperformance center for the public since no one can ever book the Mary Glass Center anymore 1
Page AA -12
Appendix A GrOwasso2035 Land Use Master Plan
Seth street refinished, in front of shopping center 1
116th at 161 st and 177th are wildly dangerous intersections 1
106th St between Memorial and Sheridan is almost undriveable ifs so full of potholes. Unfortunately, 1
most of our streets could use widening and repaving
Would love to see more "middle housing° here Q.e, nicer Wwnhomes, duplexes, etc.)
mukl like to see this turn Into something nice.
We need more fine dining in Owasso
We need an upscale senior Irving development in Ovrasso like Hyde park in west Tulsa.
We need a four year state college.
We could really use a public pool for kids and families as well as more places to walk/hike.
Page AA -13
Appendix A GrOwasso2035 Land Use Master Plan
trails and open space 1
This seems like a perfect area for a park Close to downtown and housing. 1
This area needs more variety of restaurants (Texas roadhouse, chipotle, etc). We have multiples of se 1
veral restaurants and we need more variety to be on par with other Tulsa suburbs. This exact area co
uld be developed and used for many new businesses.
The Ovrasso sports complex needs to have access from both 116th and 106th. We are also in serious 1
need of a larger community center that offers a pool, volleyball courts, racquetball, pickle ball, etc.
The city should have bought all that land to the east of centennial park and built a park that has a driv 1
e through area, more picnic grounds and volleyball, basketball, better catch and release ponds
Street -front, moved -use (apadments war retail) development will encourage walkability. 1
Specialty Restaurants & businesses for a downtown area 1
Some artistic structure - creative, colorful, representative 9f multiple cult la history or wen ju 1
stfunl We can do more with art. IVs inclusive,
sidewalk connecting East Owasso and West Owasso at 169. 1
Senior Citizen Center 1
Scenic walking, running trails 1
Restaurants or shops or both. This area on s sso has NOTHING. 1
Restaurant 1
Renovate to make more useable. I groups and individuals that Ash they could use the co 1
mmunky center for community building ivifles but ifts too small and run down to be effective.
Recycling bins 1
quik trip 1
Public swimming pool/rec center. 1
Performing arts center 1
Performance Center for rehearsals and show by the community 1
Brothers Houligan, decent salad bar
Page AA -14
Appendix A GrOwasso2035 Land Use Master Plan
Park and pool 1
Owasso needs a community Performing Arts Theater. The one at the High School is great but them 1
mmunity can not use it Maybe we could build one somewhere. The Owasso Community Theater nee
a place to teach and preform that is inside.
Owasso Kiddie Park like Bartlesville has! It would be a huge hit with families coming from all over Tula 1
Owasso doesn't need new buildings. We used to have a lot. of green on the map. We need to maintain 1
whatis left of.the green spaces on the map. And Owasso needs to communicate better with poor peo
pie. There are poor people near ator.and German corner.
Owasso botanical garden. 1
Outdoor shops, restaurants, with water feature(s) with a central open area for local entertainers f artist 1
can perform. Leave/ update the silo for an observation tower.
One very nice sit down only restaurant, we should not have to go to Tul r a cial meal. 1
Not sure where but a place like Mother Road Market 1
New restaurants or shopping. 1
New green spaces to add some of the charm back to 1
New buildings and businesses. This are, s tra nsportation departmen[should 1
be hidden by nicer, new buildings and
Mufti use commercial 1
Movie theater 1
More upscale restaurants (no burgers or chicken places). 1
More shops and restaurants on the east side, near stone canyon 1
More restaurants not fast food 1
More outdoor recreation (not just sports fields) 1
More activities for kids 1
medical offices /restaurantstchild care 1
Page AA -15
Appendix A GrOwasso2035 Land Use Master Plan
Mandel - bookstorefhomeschool supplies 1
Looks to me like maybe there could be a road going all the way around the school to prevent all the b 1
ack up on a main road
Large restaurant with outdoor area for car shows, concerts etc 1
Large Community pool 1
Knock this building down and build something else. A mini park, duplexes, shops would fit great in tha 1
t space.
IKEA - anywhere it will fit!! 1
1 think looking into trying to draw franchisee here for bring the National Italian food chain Fazolis wo 1
be excellent It would provide a source of excellent Italian food at affordable cost and quick speed
I think I'm general, it would be nice to preserve more of the old Owasso char een open spaces, b 1
and ponds. Those who moved here years ago did so to enjoy that d its quickly fading.
I think dining in this area besides fast food or Mexican would be . I'd al o love to us recruit a r 1
estaurant like the Brook, Charlestons, outback and In the rawto . I really don't care where th
go in -just bring them.
Hiking and mountain bike bails 1
Groceries .
L! Gas station 1
Fishing pier facilities with parkin the lake. d recreation 1
Encourage additional development life as where we have excess parking surface. 1
Emersumnice and the Redbud Community Park have begun the transformation of downtown Owasso 1
into a place of community and gathering. A small Seattle style coffee shop and bistro, could continue t
his trend.
Different food venue. Or maybe something like a mother road market. We need more variety 1
Convention Center for big events, concerts, aquatic arena 1
Continue the idea of the Redbud District Combine shopping, dining, offices, and residences in a walk 1
able and charming area. Build vertical to maximize use. This large area is very run down and could be
an excellent revitalizing point
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Appendix A GrOwasso2035 Land Use Master Plan
concrete wall sound barriers where neighborhoods are near busy roads. 98th east ave is awful. It is c 1
onstant noise and makes us want to move. It used to be so quiet
Community Recreation center with basketball/volleyball courts. Flat outdoor field for sports 1
Community pool and lazy river near the sports complex 1
Community pool 1
Cheddars, and /or higher end restaurants 1
Business buildings 1
Book storel 1
Better food options] 1
Bar and Grill 1
Bagel sandwich shop (or just restaurants). 1
Aquatic Center 1
Anywhere — need a steak place worth buying. 1
Another community park on the west side of 189 1
Andys frozen custard i
An interconnected series of aid Dle .ng outlying neighborhoods with the greater comet 1
This would improve wal 'lansportation options other than driving.
Adding pedestrian options S along connect residential subdivisions. If sidewalks are not 1
an option, what about access agreements with Baptist Village?
Add outdoor fitness stations 1
A water park 1
j A true community Arts Center near downtown for our local organizations to use (Youth Orchestra, Co 1
mmunity Choir, Community Theater, etc).
A theater for the arts is needed here in the Redbud district. 1
A shopping strip with coffee shops, a book store, and just a good place to hang out 1
Page AA -17
Appendix GrOwasso2035 Land Use Master Plan
A satellite location for Tulsa County services, residents in northern Tulsa County and Owasso resident 1
s have to drive 20 -45 minutes to access basis county services
A recreational center with an indoor walking path. Check out the RecPlex in Branson, Missouri
A nice/big gym with pool
A nice sit down restaurant which is not a national franchise
a nice community park with play features similar to gathering place or a nice mixed use project with p
ublic green space/park worked into it
A new shopping center or a gym. Something that is attractive when you come into Owasso from the s
ouch.
A Dunkin Donuts 1
a city park 1
Answered: 97 Skipped: 23
Page AA -18
Appendix A GrOwasso2035 Land Use Master Plan
Streets 1
Storm water drainage. Each year it seems more and more rain and with more development @ seems t 1
impact the roadways more
Storm Drainage
Running trails that allo wfor long distance runs.
Roundabouts; street lights are not needed every place a stop sign needs replacing
Road improvements
recreation options
Parks and pools, better restaurants
Parking for down town
No more apartment complexes
No apartments
More neighborhood commercial spaces, compatible writ 'dences.
More local restaurants(businesses, better roads ' lusion Id I necting the city
Less traffic lights and more connected si Iks. e n building appearance . Leaving more
green space between neighborhood d co rcial lots.
Indoor walking facility
Improving the Park and Trail System
How does Owasso continue to keep a small town feeling as it tries to stay relevant in today's world.
Entertainment venues
Creating destination districts with their own distinct feels
Create plan for developing big picture infrastructure before the demand actually overwhelms the syste Consider developing less land for housing and instead investing in long term economic development
or the city.
Page AA -20
Appendix A GrOwasso2035 Land Use Master Plan
Community environments like packs and green spaces. 1
Can we limit how many neighborhoods we build? Please save some fields. Turn them into parks (not t
necessarily parks wlslides, etc... butjust nature areas). Updated sidewalks. I absolutely love the very
wide sidewalks that were put in on 76th.
Building main street
Buffer areas between residential and commercial properties 1
Bigger and better sports complex with better access. Put us on the Map for large youth tournaments 1 1
baseball, soccer, and softball. This will bring outside money and exposure into our economy. Think
along the lines of turf fields like Sheets park in KC
Better storm water management and independence from Tulsa water treatment facilifies. 1
Better pedestrian connectivity
An outdoor shopping! entertainment area like Jenks Riverwalk
An Event venue
Adult entertainment
A public pcolhvater park. its sad smaller towns than
A community Arts Center
The biggest challenge 1 Qt o w ill face in the next 10 years is:
Answered: 41 Skipped:9
Page AA -21
Aooendix A GrOwasso2035 Land Use Master Plan
Growth traffic tlNelagro
housing 111
Response
Count
Crime 3
Water, Sewer, Storm water infrastructure issues.
traffic on narrow roads With no shoulders
Traffic management
Traffic congestion
Traffic and Road - network Roads agMMcr and traffic is heavy. Especially at 96 and 129
Traffic and road degradation. 1
Traffic
The fall of the big box stores upon which the city's economy is based and the citys infrastructure cater 1
ad to.
Systemic racial bigotry and voting suppression. 1
Streetstroads able to keep up with Owasso Growth. Streets /roads should be expanded /adjusted befor 1
e a new housing subdivision andfor businesses that generate more traffic go in.
Street widening 1
Page AA -22
Appendix A GrOwasso2035 Land Use Master Plan
Running out of land as it seems Owasso loves to cut down trees and replace them with houses that ar 1
e too close together.
Road Congestion and Safety - Our road system suffers from a mix of undersized corridors, odd layout i
s, and excessive signal lights that creates congestion and safety issues that continue to worsen year
afteryear
Population growth. The streets can't handle it right now. If we keep growing, we're just going to be one 1
big brake light.
Population growth i
Poor streets 1
Owasso becoming impossible to drive due to increased population i
Not enough community events in downtown. 1
Not being able to keep up with pace of growth 1
Large population growth- needs to be done in a way that is
Land prices and there will be challenging tracks of land to develop 1
Lack of lower income housinglapartments and senior old ho 1
Keeping up with road repair 1
Keeping the city infrastructure
Infrastructure needs as It rela public
Infrastructure development including
Infrastructure and workforce got service jobs.
Identity. Remain a bedroom community or becoming something different
Housing demand > supply
Having affordable housing will be a big challenge. Right now the cost of new housing additions is too 1
high for first hone buyers and retirees.
Having affordable housing
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Appendix A GrOwasso2035 Land Use Master Plan
Growth, crime, and keeping the infrastructure updated
Growth versus infrastructure (mainly roadways to support all the new traffic due to new development t
Growth 1
Growing up and not out 1
Growing too fast. Poor roads unable to support growth. 1
Generational shift 1
funding sources undercurrent structure 1
Funding from the state - until Oklahoma changes how municipalities are funded it will allays be the bi 1
ggest challenge
Continued deterioration of residential areas.
Bringing in better paying jobs. We all think we need high -tech,
s and growing with them.
A lack of people to fill the seemingly dozens of new
evelopers.
the same few housing d 1
Answered: 45 Skipped:5
Plan Elements
Plan Elements refer to the a erarching topics that each of the Plan's "Goals" and "Action...
There are no answers to this question yet.
The 2030 GrOwasso Plan had the following Plan Elements. Please rank the...
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Appendix A GrOwasso2O35 Land Use Master Plan
Answered: 49 Skipped: 1
Are there any new Plan Elements you would like added to the new Plan?
Page AA -25
Appendix A GrOWass02O35 Land Use Master Plan
families. Park
Wildfde spaces
Sustainable resources
Senior Irving development
Running trails
Recycling bins for pick -up. And parades mu main at
Recreational Developments
Parks and pool
None
No
More gmwth in our dovmtovm. Shops, restaurants, activities for kids.
Maybe inclusion or sense of communityttogetherness
Less consumerlsm
Keep going with bike trails, vould like to we more cohesiveness throughout the city, connect the diffe
rent areas
Page AA -26
Appendix A GrOwasso2O35 Land Use Master Plan
Inviting an urban planner onto the city council to give insight into how to appropriately transition the at 1
to accommodate for the mass amount of people you have invited to fill the mass produced houses t
hat you keep selling to your developer friends.
Hazard Mitigation 1
Environmental Sustainability 1
Broadband 1
Bicycling trails. Improved traffic controls. 1
Affordable housing 1
Aesthetics- Rather than being a bullet point under another plan element, it needs to stand alone to all 1
owfor a broader range of considerations and actions to improve the appearance of our city.
Actually care about the buildings being built
A pump track added to a park Bike riding is a great activity to
anes and I its done we'll would draw BMX travelers to stay in
track in Tulsa.
added bike I 1
iew national
Answered: 22 Skipped: 28
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AaaendixA Gr0wasso2035 Land Use Master Plan
Quality of Life Questions
Likes and Dislikes
What is one thing that drew you to live in Owasso?
community nity
Convenience
big Family - Variety
Response
Schools
The schools
Family
Work, growth of community
Work
Variety of businesses. Growing community. Public school system.
The school district and the sense of community.
Small town feel but big enough to have things to do
School system
Count
Page AA -2S
Appendix A GrOwasso2035 Land Use Master Plan
Safe, beautiful
relatives lived here
Quiet, not a lot of traffic, easy access to Tulsa
Quality schools - safe neighborhoods
quality of schools
Proximity to airportlemployer and the school
My office was here
In the country near a big city.
Huge military community, as a veteran this is important to me.
Growth
Grew up here.
Good schools
Getting out of Tuksa
Fewer people
Employment
Convenience, abundance of ping.
Close to work
Affordability of quality housing
What is one thing that you like about living in Owasso?
Answered: 32 Skipped:1
Page AA -29
Append&A GrOwasso2035 Land Use Master Plan
Response
Count
the people
We live in a walkable neighborhood and our neighborhood is cl gh to walk umnts and 1
the grocery store.
Very friendly community
Variety of events
The sense of community is off the charts
The leadership In the City
The developing that Is happe'
Small WvJn that is close to a large city
Small town feel (though we are starting to lose some of that I think). That there are at least some und. 1
eveloped areas of town and I hope It stays that my.
Small town feel
Schools
Proximity to airportlemployer
People
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Appendix A GrOwasso2O35 Land Use Master Plan
Not overly crowded 1
Not having to go to the big city anymore for just about anything. i
Mostly quiet Feels safe /secure. Easy to get around. 7
Low crime
Living in the county with some land to be away from rabid- right, militant whackjobs 1
Just enough restaurants and shopping to not have to leave town but not a big city 1
It has everything I need. t
I love how it doesn't feel attached to tulsa like BA or other surrounding towns. Small town feel but it ha 1
s enough that 3 is ok to stand alone without tulsa.
I enjoy some really nice parks.
Growth
Convenient
Convenience of shopping!
Convenience of most things available in Oss t prox Tul if needed.
convenience
What Is one thing that you dislike about living in Owasso?
Answered: 30 Skipped:3
Page AA -31
Appendix A GrOwasso2O35 Land Use Master Plan
Tao many neighborhoods being built in place of beautiful pasture, 1`11lilffhe scenery 1
There area LOT of churches (they take up a lot of land fJkeIattpFjlV&6ul1ding1parking lot use). i
The smell downtown in the eveningsl I wa ding dinne�j Smoke, but immediately got back into 1
my vehicle, bemuse that horrendous sme v
The lack of upkeep to roads To many chain businesses. 1
The cost of real estate.
The amount of traffic and the lack of family - friend/ activities 1
That the city allows developers to divert water off their property onto existing neighborhoods property. 1
I've seen it in a couple of areas. And it was done to our neighborhood. Very poor practice.
Still in am of the Rodney Ray thing. Therefore its hard and I don't trust the city government 1
somewhat cliquish
So many coolde cutter neighborhoods. Anything built in the last 10.15 years (and sometimes further It 1
ack than that) looks the same. No character.
Page AA -32
Appendix A GrOwasso2035 Land Use Master Plan
small amount of negative citizens 1
Roads
Racism, militants & rebid -right hate - mongers. 1
no standalone bike trails. Bike lanes are nice and about half of Owasso has them, but 90% of drivers 1
have no idea how to drive around bikes and I'm not putting myself or my kids at risk driving neat to car
s in traffic.
Major decisions are limited to a small group of highly connected people. If you are not part of that gro 1
up, you can be made to feel like an outsider.
limited recreation options 1
Lacking some infrastructure like roads and recycling pick up 1
Lack of variety of food, no good salad, t
Lack of recreation options in the community 1
Lack of good restaurants t
Lack of diversity 1
Its tough for the city to keep up with the RhaJW 1
Its all concrete. Nothing is designed to bcar, no area of town is walkable, and t 1
he development projects lack cha
It lacks more date nighttype o ibes- a munity theater, better movie house, etc. would be a w 1
onderful improvemer
Infrastructure not keeping up with growth. But its gotten better!
Flat and poorly landscaped with few trees, also very brown in winter
Cross traffic on 86th & 96th when school lets out each day
Crime is going up.
Bike Lanes, Trails
96th & 129th; 76th northbound off ramp of 169
Answered: 32 Skipped:1
Page AA -33
Append&A GrOWasso2035 Land Use Master Plan
What sort of recreational ammenities would you like to see in Owasso?
Response
We need what Collinsville has ... a GREAT NAT
ppenl NOT a dinky park..but a true wild place
Water park pickle ball courts
trails. trails, and more trails
trails, places to run long
Trails
Count
The city should sponsor and expand the whole concept of the Gathering on Main, A city sponsored ni 1
ce big swimming pool and play area Bury the ugly lines that hang over Main Sheet.... you did it pad o
f the way then quit.
Tennis courts 1
Small performing arts center for community choir, theatre, youth orchestra etc 1
Small performing arts center - not school pac but for community 1
Safe areas for dog walking 1
Page AA -34
community
Response
We need what Collinsville has ... a GREAT NAT
ppenl NOT a dinky park..but a true wild place
Water park pickle ball courts
trails. trails, and more trails
trails, places to run long
Trails
Count
do not think it will ever
of sidewalks, indoor rec center 1
The city should sponsor and expand the whole concept of the Gathering on Main, A city sponsored ni 1
ce big swimming pool and play area Bury the ugly lines that hang over Main Sheet.... you did it pad o
f the way then quit.
Tennis courts 1
Small performing arts center for community choir, theatre, youth orchestra etc 1
Small performing arts center - not school pac but for community 1
Safe areas for dog walking 1
Page AA -34
Appendix A GrOwasso2035 Land Use Master Plan
Putt-putt, waterpark, amusement park municipal gardens, a prettier entrance to Owasso than train tra 1
Public swimming pool
Pool, parks
paved standalone biking trail
Options for adults - like softball fields, sand volleyball more walking options - trails; increased options fo 1
kids - basketball courts - tennis courts
None. 1 think we have sufficient recreational amenities
Nature -based areas where residents can get away from town, walk or ride through an expanse of nat 1
ural areas, and learn about the environment in which we live.
Nature centers (hiking trails, wildflower areas). We have the track atthe high o1. which we love, b 1
ut if we could have more areas devoted to walking /running, I would love
mountain bike trail 1
More public parks and things to do wth family. As in more places li a bowling alley and the roller ri 1
nk. More walking trails would be nice too:)
More parks, walking trails, chess park (areal lay c with the public), bike trails, green spa 1
ces. Outdoor venues. -
Lawn bowling, and tetherball! 1
Event Center, larger and hours a of really nice restaurants, immediately expand the h 1
ours at the recycle center to 7 days a day.
Culture options — specifically a small indoor performing arts center and larger community center whic 1
can both be used for performances of different kinds, exhibits of various art forms, festivals for must
and film, etc.
Bike trails connecting to Tulsa system
An outdoor community pool, a cleaner /bigger movie theater, bigger library 1
An inside public owned RecPlex with an inside walking track (check out what Branson, MO has) 1
An event center, place to paddle, or new trails.
Page AA -35
Appendix A GrOwasso2035 Land Use Master Plan
adult sport fields - basketball courts for all ages - beach volleyball 1
A public swimming pool that is not the Y.
A Performing Arts Center that is open to the public. The PAC at the High Scholl is amazing but is too 1 1
arge, too expensive to open, and extremely difficult to schedule.
A PAC, Owasso needs a Performing Arts Center. 1
Answered: 32 Skipped:l
Places You Like to Spend Time
Why would you take them here?
Response Count
very relaxing place to hang out. 1
Smoke 1
Shopping - best option at this time 1
Redbud is a beautiful place that shows Owasso supports community gatherings. 1
Redbud Festival Park is awesome and seems to have all kinds of activities going on inside or around i
Page AA -36
Appendix A GrOwasso2035 Land Use Master Plan
Redbud district 1
progress of redbud district 1
Main Street is the best place in town to do stuff. You can walk the streets and shop the small business 1
es and eat.
Main street is nice with fun little shops... need more though. 1
Main street has a lot of fun and nice restaurants and shops 1
Lots to do and eat 1
If in my neighborhood, but also, once it is finished, I hope it will be a nice peaceful place to visit 1
Its a beautiful multi purpose park i
Itwouldn't load. If the owner wasn't a wife beater I'd say emersumnice Xno 1
It is the only place in town that is enjoyable to walk through as an adult ren. 1
It is a beautiful place to hang out. 1
1 lore the old section of town especially the Museum. 1
I like the downtown areal It is probably the most" 'qus" he c . Distinctly "Owasso" 1
1 am very proud of 76Mam and the M uildi 11 and Giant Subslll 1
Great atmosphere; great food. i
Food and shopping 1
El Fogon has the best Mexican food. W always recommend them 1
Downtown area 1
Centennial has a greatwalking trail, Mad eats is original and fun 1
Answered: 24 Skipped:9
o beginl_count
Page AA -37
Appendix A GrOwasso2035 Land Use Master Plan
Word
Places You Like to Spend Time> begint
Count
Page AA -38
Appendix A GrOwasso2035 Land Use Master Plan
muldn t load i
Wheels and thrills is a great spot for the kids 1
There is no inside place that I like to visit. I sure wish there was an inside walking track. 1
The best place for affordable groceries i
Target
Other than my home, vralking from store to store is fun. 1
Other than businesses that 1 visit there is not a good public indoor space. A Science or Children's mus 1
eum could be cool.
Mad Eats
Love to bowl and they have great family activities. 1
Love the variety and feel of redbud. Variety of restaurants often things g on, d shopping 1
Loca coffee shops are my favorite 1
Like to use the resources, wish it was quieter, but spac rrently Ii d 1
It's the only place to really do stuff. You can coal strip a exe cise. 1
impressed with owners spirit and drive 1
I like to shop 1
Home
Healthy food options, quiet, calm at.. ere to socialize. 1
Great coffee shop. We need more indoor hangout spaces like thisl 1
Drip coffee 1
Browse through books, my son can play in the toy area, its usually not overly busy. 1
always buying something at Lowes 1
All of the sports activities 1
Answered: 22 Skipped: 11
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AppendiX A GrOwasso2035 Land Use Master Plan
Page AA -40
Appendix A GrOwasso2035 Land Use Master Plan
Young grandson likes the ducks and small playground and easy paths for walking and bike riding. Not 1
usually as crowded as the other city parks .
walking trail 1
variety of events and community involvement 1
The only place that has walking trails 1
The new playground is great! We can walk here from our house, our son can play either on the new pl 1
ayground orwe can fly kites in the field. We love to watch the birds and find turtles.
Sports
Redbud Park, sometimes festivals or events going on onside 1
Rayola Park is fun for the kids 1
Only appropriately shaded park in town. Lots of paths to walk and enjoy a ult without kids. 1
No choices of interest at this t me 1
Nice park
My parents house and pool. i
Mainly my house or the sports parkwatchi ki lay 1
Lovely walking paths 1
It Will be nice once they get th airsdone. a great place to walk 1
It is a great place 1
l like that the park doesn't feel overly developed. Its a nice set of walking paths that let me feel like 1
I'm just in nature.
I have said it before but the Park truly is awesome and lost of things to do seem to be popping up. 1
Great place to walk and enjoy the outdoors. 1
Great park! 1
Don't have one in Owasso really _ 1
Centennial Park is peaceful... except for all the geese. 1
Page AA -41
Appendix A GrOwasso2035 Land Use Master Plan
Bricktown is fun and friendly.
Answered: 23 Skipped: 10
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Appendix A GrOwosso2035 Land Use Master Plan
Land Use Questions
Likely to Develop
o Why this area?
Response
Vacant land near highway
We need more services in thl ea
vacant land near highway and high layout to the ease
uuliues getting closer. current development in area will attract additional development
Unused and available
They are already developing this area
There's room
The streets are being Wdened butve need to connect bike lanes vvith actual bike trails
seems like Garnetill 06th intersection and surrounding areas are starting to develop
Count
Page AA -43
Business
development
area
Response
Vacant land near highway
We need more services in thl ea
vacant land near highway and high layout to the ease
uuliues getting closer. current development in area will attract additional development
Unused and available
They are already developing this area
There's room
The streets are being Wdened butve need to connect bike lanes vvith actual bike trails
seems like Garnetill 06th intersection and surrounding areas are starting to develop
Count
Page AA -43
Appendix A GrOwosso2035 Land Use Master Plan
Seeing commercial development begin to take off just south of here. I would imagine it would continue 1
north soon
potential for more residenfial and commercial, as city grows east 1
No more development Take care of whatwe have. Our roads are horriblellll 1
No more developementlll Take care of whatwe have. Our roads are horriblelf 1
New housing and need for improved traffic control and flow 1
New business starting in the area already. Northward Owasso expansion and its near the nice Tulsa t 1
campus.
Neighborhoods are already cropping up in this area. 1
More business and possibly homes coming to this area. There's a good amount of open area wailabl 1
(currently without homes).
Lots of new home construction out here. Business will follow. 1
Lots of land and lots of people pass that area 1
Its a high traffic area, close to other commercial zones. 1
Its some of the area that logically makes the
increased traffic to WalmarNSams
estricted by existing development
Improvements to the Sports
I think that he area will grow since
there's already growth by Reasons
96th /129th169 intersection is
be sought out,.
a lot of new subdivisions going in in this part of town and 1
I we growth occurring to the wast and developers may find it easier to install the infrastructure to the 1
west
Hospital, spots complex and neighborhoods nearby 1
Hopefully no more land to subdivisions 1
Highway proximity, aging ownerhsip 1
Great area for future development- easy accessto the location and visibility from the highway 1
Page AA -44
Appendix A GrOwasso2035 Land Use Master Plan
Developing this are will bring people from every direction. We need a Costco in this are 1
Developers are making use of any natural open property in the area. 1
Cause its a great location and an eye soar right now Needs to be cleaned up 1
Because the population is growing and HY75 offers a great access; 169 is congested and this would r 1
elieve this problem
Because it would provide parking for tennis participants when other parking is not available. The City 1
of Owasso should consider further developing the area by enclosing the 5 south courts. Indoor courts
can pay for themselves by charging for court use.
As the road work completes, more development will occur. 1
As the road widens on 76th St, more development is bound to occur. Right now the narrow mad is 1
hinderance.
Appendix A GrOwasso2035 Land Use Master Plan
Youth activities (or. Ninja gym, community pool with slides) i
Upper Scale shopping and restaurants, manufacturing 1
trail connection to Tulsa 1
small multi- family (duplex, triplex, etc.) 1
shopping - or a places like Jasons Deli Zoes Kitchen - Fresh and HEALTHY food choices 1
Senior /small multi - family housing 1
RV Storage 1
Retail or Businesses 1
Residential 1
Regulations for 10% of all land owned/sold to be kept for nature /deer /pollin instead of being nww 1
ed as yard. Trying to keep deer from having to search for food in some a s a ossing dangerous
roads
Recreational. I think connecting to the Tulsa area trails would incr ousing growth in Owasso. 1
Recreation areas of all types 1
Professional Park (i.e. doctors ', lawyers', a - min ices, J 1
PLEASE make sure to leave some I s j nit. I don't want to see every single comer of Owass 1
developed'. That was some a joy h ro up. There is still room to grow, but leave some o
nature alone too. That's part charm.
Parks, restaurants, walking oaths 1
Parks, public swimming pool, walking trails 1
Parks) Beautification /natural landscape areas. Our town is filling up with buildings, be it business or re 1
sidential. It would be nice to see some new parks in the northern part of town.
Parks and pools 1
Parks and bicycle trails separate from motor vehicle roadways. How about further development of Mc 1
Carty Park?
Parks and movie theater 1
Page AA -46
Appendix A GrOwasso2035 Land Use Master Plan
park space, trails
NO MORE BILLBOARDS. They are no longer needed. They are an eye -sore and should be taken do
vm. Oklahoma is better than this. People search on their phones for what they need - including in eme
rgencies.
Nature- Onented Parks (large trees, walking paths, water features, not entirely child oriented. E.g. Cen
tennial Park)
nature preserves
Multifamily, industrial, maed -use
More Transitional development between retail commercial and residential.
more trails for running and biking
would like to see the high school move out by Rejoice and Tulsa Tech. Sin Vs unlikely to happe
I think Owasso needs more upscale townhouse and duplex style hous'
I would like to see more green spaces, ponds for the geese that ed ov CPenney), a
charm back to Ovmsso,
Fitness. As a society we are becoming more fitness and has some a reas of fio
plain that could be utilized to provide fitness areas and - ew ens and attract weekend visit
Fine dining, a convention center, a Cc too
Community gardens. A dog we can via
Attractions similar to the small water park in Muskogee.
Anything that Is truly practical and sustainable that promotes the Owasso community
Agricultural
Affordable housing
Active Senior Irving.
55+ neighborhood & recreation options
Answered: 39 Skipped:5
Page AA -47
Appendix A GrOwosso2035 Land Use Master Plan
Transportation Questions
How You Get Around What is the main mode of transportation that you use to get around Owas...
40
Answered: 37 Skipped:0
Page AA -48
Appendix A Gr0wasso2035 Land Use Master Plan
Improvement Ideas
What sort of transportation improvement would help you get around Owasso and th...
Wider streets
Widen to at least 4 lanes
Widen 76th at from 129th
re muld be nice too on t
Widen 169 for sure.
only. Bike Is 1
Walking /bike trails all through the city along all the creeks like in Denver. Is great for kids to go around 1
and stay of the main streets.
walking trails - improved sidevvalks and crosswalks 1
Walking trail like Bartlesville 1
turn lanes on the major streets so the line doesnt back up for someone turning, also repave of 66th St 1
East of 145th
Page AA -49
Appendix A GrOwasso2035 Land Use Master Plan
Traveling around the schools during school opening and release is very difficult. 129th is a main road 1
and d gets clogged. Can we limit how many individual cars drop off students or stage students driving
themselves to school and bus drop off times?
Trail System, Busses 1
Trail connection into the larger regional system that goes south into Tulsa 1
Traffic Light 1
Timing the lights. i
Timing of light coming out of 123rd. Way too long to turn left. 1
Timing the lights correctly. You never Knox when the left turn signals are going to turn green or yellow. 1
It changes all the time. Also, the lights especially going north and south stay red too long.
Page AA -50
The intersection at 96th & 129th is awful during high traffic times.
Sync the stoplights at the 96th and 129th area. On main and 86th....It are to
Southbound exitfrom 169 to 129th St and Northbound exit fro to ice road by Sam's club.
Same as above
Re -work the intersection at 129th East and 96 dh
Replace 4-way stop signs with roundabo f urrounding residential areas Please to
ak at the Cy of Carmel, Indiana ,e amples. Cost - efficient safe, beautiful and keeps V
affic flowing.
Repair streets Which are falling ape
Public transit
Please put bike trails on 761h street past downtown.
Please add more crosswalks. I would ride my bike more but with the current road setup I don't feel co
mfodable casually riding with my son.
park and share a ridefcarpool parking /bike trail park(transportation hub
Neighborhood pickup of some type of transit I don't think a full size bus is needed, but a trolley or min
that makes regular neighborhood stops.
Page AA -50
Appendix A GrOwasso2035 Land Use Master Plan
More public transportation. Short bus routes that will get you from dovvntown, to major retail areas, he 1
spitals, schools.
Last mile mass transit 1
1 would like to see the complete street designs extend to all of our arterials (when it is time to update t 1
hem)
I really like the holly trolley at Christmastime going around to the different stores. Anytime I go shoppi 1
ng during the rest of the year, I allays go to more than one store. It would save me the hassle of havi
ng to find a parking spot at every store.
Holly Jolly Trolly year'round 1
Higher speed limits 1
Bus 1
Bike trail 1
bike lanes 1
Better pedestdan connection under this overpass- there are no side here right now, hard to cros 1
Better Tight timing and people not blocking th Zons 1
Add sidevvalks or bike lanes 1
96th sL 1
86th & 169 gets backed up regular is a pain. 1
Answered: 43 Skipped: 10
Page AA -51
Appendix A GrOwasso1035 Land Use Master Plan
Housing Questions
Are you satisfied with the housing options available to you in Owasso right...
Page AA -52
28.79%
Answered: 65 Skipped:1
If not satisfied:
o What kind of options would you like to see at this
location?
Page AA -52
Appendix A GrOwasso2O35 Land Use Master Plan
neighborhood
duplexes
neighborhoods °e6
housing
density
Urban housing 1
upscale senior living 1
Single family homes. The house on this property needs condahrn F removed. It is seriously dilapi 1
dated and an eye sore.
Senioddisabled housing anywhere in Owas uld plow multiple choices 1
Senior Irving (cottage-style homes for
Senior gated community
None
No apartments
More options far single adults, especially those with limited income or rent history but good credit. 1
More options for senior adults- neighborhood development for 55+ 1
More mixed -use residential and commercial (like loftstshops, destination districts, higher density housi 1 ore "mid sized" housing- like duplexes, triplexes, quadplexes, etc. Would help increase density allow 1
town
Page AA -53
Appendix A GrOwasso2035 Land Use Master Plan
More affordable housing for single adults. Especially those with limited income or credit history. 1
More affordable apartments. The current market is pricing younger people out of the area. 1
mined -use dev with higher density housing- could eventually connect into Redbud district 1
mid range price of single family & 55+ only housing neighborhood 1
Homes over 2k sq ft, 1/2 -3/4 acre lots, between 78th & 116th and Mingo and Hwy 75. Neighborhoods 1
with sidewalks, parks, ponds, and swimming pools
Garden /patio homes a zero lot line that appeals to singles and retirees. Owner occupied but that prov, 1
ides lawn care, a clubhouse, etc There currently is only one subdivision like that (Watercolors) in Owa
sw.
Condos and Townhouses
Condominiums. Like Coffee Creek; 1 or 2levels with garage. HOA maintain mmunity areas & bui 1
(ding exterior. Not suggesting any area.
Community housing for senior living thafs affordable for people li on social secun 1
Age 55 and older only housing neighborhoods 1
Affordable senior housing, Condominium, duplex, senior 1
55+ community with duplex or single dwelling options
Answered: 28 Skipped: 45
Page AA -54
Appendix A GrOwasso2O35 Land Use Master Plan
Economic Development Questions
beginl
What type of businesses would you like to see more of in Owasso?
Mexican
restaurants'
Foods
seafood 1
Response
restaurants
Woodworking stores like Roc ar Wood er S ply
Whole Foods or Trader Joe s
Variety of restaurants needed. We have too many of the same kind... ill Mexican. Pizza, etc.
Upstate restaurants, shopping
Upscale & health restaurants / indoor recreation or trampoline perk for Idds
Upholstery shop. Hand crafted in US shople l
Up to date grocery stores
Steakhouse
Count
Page AA -55
Appendix A GrOwasso2035 Land Use Master Plan
specialty grocery store, like Trader Joss or Whole Foods t
Specialty care physicians 1
Something other than chicken, Mexican, or pizza 1
Small, Local Businesses instead of major chains, Event Center, update /renovate /replace movie theate 1
Small Businesses s 1
Small business food and retail 1
Sit doom restaurants, especially kid friendly with games and party rental options. More options for tee 1
nagers and young adults
Sk down food options with options besides Mexican burgers or chicken 1
Shoes 40" 1
Seafood restaurant 1
Saint Francis presence i.e. radiology etc facility 1
Retail, family restaurants 1
Retail for clothing 1
Restaurants, especially seafood an k 1
Restaurants other than Mexi izza, chic or hamburgers t
Red Lobster 1
Quality toy store. 1
Putt-putt course, amusement park, water park higher end restaurants (Charleston's & P.F Changs, or 1
Professional level employers 1
Parks/green spaces 1
parks and walking paths 1
Outdoor pool with slides 1
Page AA -S6
Appendix A GrOwasso2035 Land Use Master Plan
Outdoor business like running stores 1
Office complex like corporate woods in Overland Park 1
more unique hang -out spaces (like coffee shops and cafes especially in the dovvntown area) 1
more tech -based businesses 1
More space for small/local businesses and restaurants dovmtown. A farmer's market 1
more pub style bars like PJ's not fishbonez. 1
More locally owned businesses, fewer chain stores. 1
More healthy options - stores and restaurants 1
Manufacturing, living wage jobs 1
Local restaurants, community spaces, and local shopping 1
Less businesses, or at least less buildings. More parks; volleyball c , pickle be rts, chess par 1
ks, adult softball and /or kickball fields leagues.
Home Decor 1
Healthy food restaurant options (Jason's Deli, T ' 's, Pei oe's, c) 1
Healthier eating options, outdoor shoppi reas o I variety 1
Family friendly activity places 1
Family activities, restaurants 1
Fabric/sewing /quilt shops and clothing s res 1
Entertainment venues for the youth in our tovm. 1
Entertainment 1
Designer or discount shoes, variety restaurants 1
Craft 1
Costco 1
Corporate high paying business i
Page AA -57
Appendix A GrOwosso2035 Land Use Master Plan
community rec center and pool. BA has a lively place to play indoor sports. NYC has enormous public 1
outdoor pools. miniature golf. Bring Tulsa Arts and Humanities in (classes in visual art, exhibits) - we c
ould use culture /exposure to US/ mild culture.
Clothing, restaurants 1
Cheddars, better steak house, family entertainment venues, nicer (clean) movie theater 1
Bookstore, but I realize that is never going to happen. We (Owasso) can't support a bookstore in a to 1
wn this small. Not a negative comment, just being realistic.
Better restaurants. 1
Art classes for adults 1
Antique stores, BOOK STORES, hobby shops (other than Hobby Lobby), stores like Box Lunch/Hot T 1
opic/Think Geek
Activities for young kids._. 1
A TJ Maxx Store (full store.... not shared v/,th Home Goods); mor change places, Ily good se 1
afood restaurant, Glaner chocolate store, Nolsa's, a large outd re, an archery store, Nissa
and GMC dealerships, Wiliam Sonoma, Pottery Sam
A good quality baby to preteen toy store would be nice. 1
a food hall like Mother Road Market - -_ 1
1. A good place to eat steak, Tex - se, d, Bath and Beyond. 1
Answered: 68 Skipped:6
begin2
What sorts of businesses do you find youself traveling outside of Owasso to visit?
Page AA -58
Appendix GrOwasso1035 Land Use Master Plan
Response
Count
restaurants
Work
We need more running/bik "mg trails!! Owasso has nothing that is sa she or has decent trails. 1
Centennial park is a JOKE
We drive to Tulsa to go to Cheddars, Fis$Da Lc r, Harbor Freight 1
Water ParksWalkable outdoor shopping li ca Sq 1
Upsple &healthy restaurents /sp faci" 1
TJ Maxx, Fine dining restaurants (Nola's); Bass Pro Shop, Nissan and GMC dealerships, Glacier Cho 1
colate store, shops at Utica Square
The above places along with higher end shopping such as Dillard's and Car lots 1
Steakhouse (Texas Roadhouse/ Cutback) 1
Sports, activities for my kids, Trader Joes, dining, entertainment for the family. 1
Specialty medical care such as wound pre and eye surgeries. 1
Smaller, specialized stores (e.g. native plants, Wnelbeer making, baking(cooking) 1
Page AA -59
Appendix A GrOwasso2035 Land Use Master Plan
Shoes
Running stores - Runners World Tulsa
Retail, family restaurants.
Retail
Resteruants, full size movie theaters
restaurants, parks, walking paths
Restaurants other than pizza, Mexican, chicken,or hamburgers
Ramen, cinnaholic, steakhouse
quilting, yam shops, Costco
Page AA -60
Quilt shops, and antique shops and clothing stores
Outdoor recreation, trail systems- I find these in Claremore, Bartle , Broken A Catoosa, and
Tulsa
Once Upon A Child (children's consignment)
Non -chain restaurants and family entertainmen
Nicer restaurants. Home decor stores, c ores
Nice restaurant
more unique restaurants (like Ch Street, - okside, etc,.)
More options for Clothes shopping
Medical and restaurants
Locally owmed restaurants and brevreries
Home Decor
Healthy restaurants
Healthy grocery store options
Food and Entertainment
Page AA -60
AppendixA GrOwasso2035 Land Use Master Plan
Fleet Feet (running gear) 1
Fishdaddys (seafood restaurant) 1
Favorite restaurants 1
Everything except groceries, I don't enjoy walking avasso 1
Ethnic food (middle eastern, Mediterranean, Indian) 1
Entertainment for my kids. 1
Eat and shop. 1
DSW Shoe Warehouse, Piaa Hut, NBC Clothing 1
Doctors, different restaurantvarieties we get bored of going to a same few, 1
Costco 1
Concert venues, movie Theater, Night out kind of places 1
Christian Based Reading Material/ Study Guides 1
Cheddars, Texas Roadhouse, Pei Wei, < 1
Cheddars, and steak restaurant 1
Certain restaurants, recreational activities i
Books, furniture 1
Birthday party venues, clothing Qstorr brand options 1
Better restaurant and shopping options 1
bar district, Flying tee, entertainment for people 21 -60 1
Attorneys, medical specialists, counselors 1
Art classes for adults 1
Anything cultural and educational; fine dining, quality us made march 1
Antique stores, book stores, hobby shops, movie theater (Ovvasso's just isn't very cle nfaccommodatl 1
ng), stores like Box Lunch/Hot Topic/Think Geek
Page AA -61
Appendix A GrOwasso2035 Land Use Master Plan
Adult league softball, bike trails, hiking trails, and non franchise restaurants
Answered: 63 Skipped:3
Page AA -62
Community Questions
Public Safety
Do you feel that Owasso is, overall, a safe community?
Answers
Yes
Yes
No
Percentage
Answered: 19 Skipped: 1
Why or why not?
The word cloud requires at least 20 answers to show.
Response Count
We have very low crime rates relative to other cities our size (and relative to Tulsa itself) 1
Too many racists & militants
Page AA- 63
The crimes listed by residents on Nextdoor seem scattered and not major. 1
Owasso Police officers are wonderful 1
outstanding police and fire departments i
Mostly. It seems like burglary and theft are going up, but it also seems like OPD are doing what they c 1
an to combat d.
Low crime. Can go for a walk without worrying about getting mugged or worse) 1
Low crime rate except in the apartment complexes where lower income families live.. 1
I'm not saying its a good idea and we don't do this but there are people in my neighborhood who leav 1
e strollers, bicycles, etc,.. out on their front porch and that stuff never goes anywhere.
I'veLived in Owasso for 43 years and never had any reason not to feel safe. 1
For the most part Owasso does not have any run down housing areas. Th some places that co 1
uld be improved, but wet all its great. We also have great police offi 5.
Even though there is crime here, e.g. shoplifting at local stores, of m, equipment, we don't s 1
ee the steady violent crimes like other cities
Because residents are keeping it that way i
o If not, what do you
The word cloud require:
tfer community?
Answered: 13 Skipped:7
Response Count
Patrol the apartment complexes frequently as well as the neighborhoods at night to deter Issues with t t
heft and vandalism
Elect younger, more diverse officials (Democrats) 1
Answered:2 Skipped: 18
Community Feel
Page AA- 64
Do you feel that Owasso is, overall, a community that is welcoming to...
Answers
Yes
No
o Why or why not? =
The word cloud requires at least 20,answers to show.
response
Yes
No
Percentage
55%
40%
Answered: 19 Skipped:1
Count
Very spread out unless you belong to a church, not many Activities for seniors. Those at community i
enter not publicized.
The people who live across the street, are of a different faith than the majority, they have the police ca 1
[led on them regularly for minor infractions (car muffler is too loud, car in the street- silly things that of
hers don't get called on for).
Some of the people who have been here for a long time are resistant to change. They still think the Cl 1
ty is a small town, and are not excited that it is growing and becoming more diverse.
Page AA- 65
Rent and home cost 1
RACISTS, and- vaxers, anri- maskersllll 1
Owasso is currently open to all races & ethnic groups. 1
Owasso doesdt seem to be segmented by race or economy like other cities. 1
OVERALL YES, BUT WE DO HAVE OUR MOMENTS
OverAll it is a very inviting town, however, certain areas do seem to have snotty people that believe th 1
ey are higher class.. Sadly its not the areas that would be deserving of the tftle 4L
Our neighbors are great We try to introduce ourselves to newcomers when they move into the neighb 1
orhood.
One of our neighbors likes to post about another neighbor when he is outjogging, since he is black 1
I'm not really sure why 1
I'm aware of racial discrimination i
As a young, unmarried adult starting out in my career (40Wyr), I fe here is nowhere in Owasso 1
geared towards people my age or with my income level.
Almost everything is available to visitors and
Again, mostly But there also seem to be fo rof people who bear very racist, miso 1
gyoisticviews.
Answered: 16 Skipped:4
If not, what do you feel can be done to make Owasso a more welcoming, inclusive...
The word cloud requires at least 20 answers to show.
Response Count
Much as those people are a detriment to our town, its also not fair to'ban' people from moving here. 1
Supporting more events that are inclusive keeps those voices louder and that is good.
Page AA- 66
More apartment options that are affordable but maintained. Develop a more walkable district (downto 1
her than exclusively young families.
More advertising of opportunities
Less racial bias in all areas, including city personnel.
Elect younger, more diverse officials.
CONTINUING PUBLIC EVENTS AND DISTRIBUTION OF CORRECT INFORMATION
Continue to try and promote programming that is inclusive of all different types of people. Work to est 1
ablish more affordable housing, especially for seniors and young people. Consider making inclusivity
(or something similar) a key part of this plan.
1 - Fix neighborhood sidewalk cracks. I can't imagine what it is like to be wheelchair b and trying to g 1
at around. 2. Use discretion when investigating complaints about neighbors. So ople arejust Pic
ky and they don't all warrant action by the city.
Answered:8 Skipped: 12
Page AA- 67
Downtown District Questions
Owasso s Downtown District
What is something that you like about Owasso's Downtown District (Redbud...
Response
The Park
Very clean & neat. Easy to a
There are awesome places to eat
The way it has been cleaned up.
the unique shops
The restaurant options
The restaurant "Smoke ".
The Red Bud Park
The newer shops and restaurants
Count
Page AA- 68
The newer facilities and clean look 1
The new shopping and dining options at 76 @ main have been a great addition. 1
The new park. 1
The new park is beautiful. The Downtown is coming along. 1
The new buildings, variety of restaurants, and the park area! 1
The loft apartments. The added restaurants & shops 1
The historic style of architecture. Multi -floor buildings making better use of the land. 1
The couple of actually original buildings still there instead If the fake ones built in the last few years. 1
The classy new buildings w!th vintage style. 1
the brick buildings 1
Smoke is the best thing along with Emersumnioe 1
Smoke is nice and I love having the park across from the library& tty at Christmastime. 1
Smoke 1
Small
Sidewalks and I feel pretty safe because if 1
Seven6Mam, Mowery Buildin edbud Fe I Pa The Gathering.., EVERYTHING[ 1
Restaurants and bars 1
Restaurants 1
Potential 1
Outdoorevents 1
Older buildings and establishments mixed with the new Great ma, some buildings need updating of c 1
ourse.
Nothing. There is zero parking for events 1
No chain stores. 1
Page AA- 69
nice new good looking buildings 1
Newer buidlings. 1
Monthly evening with all kinds of vendors 1
Mad eats 1
LOVE THE PARK 1
Love The Gathering on Main! I wish there were more local vendors and not just all the churches. Love 1
the main street restaurants, boutique shopping and coffee shop!
Let me get back to you on this... 1
Its quiet, clean, and quaint atmosphere. 1
It is becoming a nice little hub for commercial and civic activities. It feels like a downtown with a di 1
stinctly "Owasso "vibe _
I love the stage area. 1
I love the park 1
like the old town feel of the already in place seaso is sh pping. Not everything needs
to be tom down and made fancy and unaffo to s smess. Slon dovmtown to have a am
all down feel, less trendy.
Great gathering place 1
Gathering on Main, new busin s 1
Fire in the Hole 1
Everything. Its beautiful and easy to walk. 1
Eventa t
Emersumnice Brewery 1
Easy to navigate & diverse offerings 1
Dunkin donuts!I! And Pei mi. Guitar store. Air and space museum. 1
Central Hub of town 1
Page AA- 70
Bruski Auto 1
Being able to walk to stores and food. Also enjoy the outdoor space 1
Answered: 56 Skipped:6
Owasso's Downtown District> begint
What sort of development would you like to see in Owasso's Downtown (Redbud...
Response
Count
Restaurants
More restaurants
Testa supercharger would bring in outside guests with expendable income to Owasso. Also, a neat ou
tdoor dining concept is the ht ps :11chickennpickle.comfoklahoma- city/. Owasso would benefit tremend
ously with something like this coming here.
swimming pool
Something similar to the Frisco Rail Yard. https: /tfriworailyard.net(
RESIDENTIAL IN DISTRICT AND LARGE COML ON MAIN ST
removing and improving buildings at comer (where pharmacy is) to be more like new buildings
Page AA- 71
Nothing! 1
Non smoking bar 1
Music in the park could be nice. 1
Much of this area has no sidewalks for people to park and walk 1
more variety in food venues i
More specialty restaurants with side vvalk / deck outdoor eating. 1
More social places and outdoor entertainment Outdoor plays and concerts. More unique restaurants 1 1
nstead of chains.
More small business to shop at We have empty buildings, lots that a uld be nice to have something 1 1
n. It would be nice for the car repair shops to move and make room for more retail shopping and eater
ies.
More shopping and restaurants. �a 1
more restaurants. `" 1
More restaurants that are not Mexican, need more sma nd
more nightideldate night type places for pqnLive u the evening
More nightlife and food options
More night life and weekend a Music
more middle housing and maybe ket
more middle housing (duplex, triplex, quadplex)
More fine dining
More eating options.
more commercial dev (hard because I know the library owns this building)
mixed -use dev with commercial and mf housing
Page AA- 72
Lighted art installations, family friendly spaces that promote creativity, local artisans displaying their 1
orks for sale.
Industrial business 1
increased pedestrian connections along main street 1
improve the aesthetics of the area in and next to Owasso's downtown area 1
I'd love to see it mirror the Rose District in SA Nice outside sealing. Multiple eating choices. Shops. A 1
Bar. A winery. Beautiful landscaping. Activities
I would love to we the shopping center where bless ur heart is located be remodeled! I would also lov 1
e to we a Mexican restaurant added and may be a sedge studio for the younger generation.
I would love to we a building for a community Theater. 1
1 [we everything that is already there but I think we need to start planning for uture and find a way 1
to create more parking before it becomes an issue. Maybe some place a or atlanta? I think
eventually a parking garage will be needed.
Help the shabby, old strip centers to update their look 1
Green space to include butterfly gardens w/ interpretive wbl native plantkree plantings 1
w/ interpretive graphics, walking trails, bike friendi�acces 'f
Brewery 1
Bicycle parking area. More of the shopping and eating places. 1
better pedestrian connection to skate park (could make this like a nice little corridor) 1
Better parking or a shuttle option from another parking area. I think a healthy option like a yoga studio 1
or a fresh salad bar would be a great addition.
Authentic pizza place, e.g., Bohemian Pizzeria in Tulsa. More places with patio seating to eat outdoor 1
s. Music entertainment or festival
Page AA- 73
Authentic Italian Restaurant, putt -putt course 1
Apartments, restaurants, and bars 1
An area for farmers market, gathering place, local concerts, park area for outdoor movies events, mar 1
e shopping boutiques, and restaumntsfbars/bremnes
Affordable dining. A more walkable Main Street / 76th street. 1
Additional shops, dining. 1
Added nightlife locations. More loft apartments & rooftop barsrrestaurants. I'd tike more shops, ice ore 1
am parlor, restaurants. Places for brunch on Sunday but dates on Saturday
A square with restaurants and shops 1
a smoother railroad crossing 1
A seafood or cajun restaurant 1
A place for local small businesses 1
a park or outdoor seating 1
A old fashioned soda fountain, a book store, 1
A good dine -in bakery (e.g. Just a Bite whe ed !;Zn thson) or "Boxyard" concept (Tulsa) 1
A boutique that isn't clothing related be tique store, a small bookstore, or something else Ilk 1
e that. Also PLEASE fix the lib r parkin st shoveling stuff in that pothole doesn't work a
nd it's absolutely horrendous. LY fix it,
Answered: 63 Skipped:4
Others' Downtown Districts
o Think of a city besides Owasso that you enjoy visiting. What city is it? What is...
Page AA- 74
Tulsa I liked the new developments in Tulsa's Arts District and Greenwood District ,. '�
annual
Tulsa. Tons of restaurants and music venues. ..
Tulsa hasthe BOK Center and Cie dy, he r plus the PAC. I enjoy seeing shows and grabbing a
bite to eat
Tulsa Cherry Street Brookside, et speciatry shops and restaurants. Pedestrian Men
Response
Count
Tulsa. There is so much to do down there. Artsy things, ton of restaurants: and bowling.
Tulsa I liked the new developments in Tulsa's Arts District and Greenwood District ,. '�
Tulsa. Activities, variety of restaurants, walkability
Tulsa. Tons of restaurants and music venues. ..
Tulsa, it has more to offer
Tulsa hasthe BOK Center and Cie dy, he r plus the PAC. I enjoy seeing shows and grabbing a
bite to eat
Tulsa Cherry Street Brookside, et speciatry shops and restaurants. Pedestrian Men
walking.
Tulsa and Broken An=.. Walkable. Lots of places to go for night life and culture. The district itself is a 1
destination. Geared towards adults rather than young families.
Transportation
The variety of food and shops that are within walking distance. 1
Skiatook 1
Shade tress, clean, good parking 1
Page AA- 75
San Antonio Houston Jenks Live Music Night live Fun restaurants 1
Portland ME: children's museum 1
Omaha. They have a HUGE selection of events, eaterys and the scenery is amazing. 1
Oklahoma city. RNerwalk 1
Nothingl 1
Loveland, CO. Square with outdoor entertainment, restaurants and family friendly 1
Lawrence, KS, all the small shops, restaurants and bars along Mass St. 1
Jenks and Broken Arrow 1
Highlands Ranch Colorado. I lived there with my late husband. We loved the restaurants and park eve i
nts.
Gilbert, AZ. Super cute, very affluent, feeling of safety, brings tons of rev ue fr � nside and outside 1
the downtown center.
Fort Worth, variety of shops, restaurants, walking score improvem 1
Fayetteville Arkansas. Very walkable, nice central courty .. b n wren- maintained landscapi 1
ng, nice mix of retail and restaurants
Eureka springs has an eclectic vibe and h r pen spaces to enjoy. 1
Downtown Tulsa. Wall murals, la area for walking around 1
Downtown Broken Arrow. No chat res. is is slow /reasonable. Restaurants, bars, and shopswf 1
thin wanting distance.
Colorado Springs. Lots of restaurants, lots of bars, lots of fun at night 1
Collinsville, OK Guthrie, OK Diverse shop/business offerings & easy to navigate 1
Collinsville and Claremore. Both have done a great job preserving vintage structures and bringing div 1
erse businesses to fill them.
Claremore. Old buildings. 1
Claremore - they kept the old buildings and helped the businesses repaired them- instead of tearing th i
em down for overpriced strip centers that are still mostly empty
Page AA- 76
Chicago it has a variety of activities and attractions 1
Broken arrow - splash pad, shopping, restaurants, farmers market, local outdoor bands The Guthrie gr 1
een- outdoor event center
Broken Arrows Rose district 1
Broken Arrow They have cool shops, local restaurants, plant stores, boutiques, bars, bakeries, etc. 1
Broken Arrow. They have a great amount restaurants & shops. I feel I can go to that area for a nice da 1
te, or brunch, or just to walk & shop
Broken Arrow Its relaxing & safe. There's so many choices to eat and ample outside seating. Lots of 1
people young and older.
Broken Arrow How clean and updated it is. 1
Broken Arrow. i
Broken Arrow, like the small town feel and the bars/restaurants along the s hops. Also like t 1
he outdoor dining options
Broken Arrow has a nice downtown, with a variety of sho s and ho . Norman also has a nice mai 1
n street, where there is mixed use dev, walkability, and ly IS.
Broken arrow has a great wine bar that I thin a gre r the Owasso community i
Broken Arrow and downtown Tulsa — I love -e s and restaurants. 1
Broken Arrow 1
BA is neat Collinsville captures tha f netl charm. 1
BA IS DOING WHAT WEVE BEEN TALKING ABOUT 1
Antique shops, boutiques 1
A fountain with tables and chairs orfree live music) 1
Answered: 49 Skipped: 13
Page AA- 77
2035 Land Use Master Plan
Page AB- 1
Historic Residential and Commercial Building Permit Activity
1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 20D2 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Page AB- 1
2035 Land Use Master Plan
Community Analysis Map, 2035 GrOwasso Update
2035 GrOwasso Land Use Master Plan - Projected Built Out Population
2030 GrOwasso Land Use Master Plan
Revised December 18, 2018
Changes to the Plan
Based on City /County
Planning Cases
TO: The Honorable Mayor and City Council
FROM: Karl Fritschen AICP, RLA
Planning Manager
SUBJECT: Rezoning OZ 22 -04 (501 North Carlsbad)
DATE: July 7, 2022
BACKGROUND:
The Community Development Department received a rezoning request for property located at
501 North Carlsbad, more specifically described as Lots One (1), Two (2), Three (3), Four (4), Five
(5), Six (6), Fifteen (15), Sixteen (16), Seventeen (17), Eighteen (18), Nineteen (19) and Twenty
(20), Block Two (2), Hale Addition. The subject property is approximately 2.07 acres in size, and is
currently zoned Residential Single Family (RS -3). The property was annexed into the City Limits in
1967, under Ordinance 89. The applicant is requesting a rezoning to Residential Multi - Family (RM)
to complement the use on the property.
SUBJECT PROPERTY /PROJECT DATA:
Property Size
2.07 acres +/-
Current Zoning
RS -3
Proposed Zoning
RM
Present Use
Apartments
Land Use Master Plan
Transitional
Within PUD?
No
Within Overlay District?
No
Water Provider
City of Owasso
Sewer Provider
City of Owasso
ANALYSIS:
• The applicant is requesting a rezoning from the RS -3 district designation to the RM zoning
district designation in order to complement the existing use on the property, which
consists of apartment units.
• The GrOwasso 2030 Land Use Master Plan identifies the subject property for transitional
uses. As such, assigning the subject property a zoning designation of RM would be in
accordance with Land Use Master Plan, and in keeping with the long -range vision for the
subject property.
• The subject property has approximately 360 feet of frontage. However, per the Owasso
Zoning Code, there are no lot width minimum requirements for RM -zoned properties and
as such there are no issues regarding the lot frontage.
• The City of Owasso will continue to provide police, fire, ambulance, water and sanitary
sewer services to the subject property.
OZ 22 -04
Page 2
Any development that occurs on the subject property must adhere to all subdivision,
zoning, and engineering requirements of the City of Owasso.
SURROUNDING LAND USE:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
Residential Single - Family (RS -3)
Residential
Transitional
City of Owasso
South
Residential Single - Family (RS -3)
Residential
Residential
City of Owasso
East
Residential Single - Family (RS -3)
Residential
Residential
City of Owasso
West
Residential Single- Family (RS -3)
Residential
Residential
City of Owasso
PLANNING COMMISSION:
The Owasso Planning Commission will review this item at their regular meeting on July 11, 2022.
ATTACHMENTS:
Aerial Map
Zoning Map
GrOwasso 2030 Land Use Master Plan Map
Rezoning Exhibit
Note: Graphic overlays may
not precisely align with physical b 1
features on the ground. Tract OZ 22-04
Aerial Photo Date: 202012021 Feet
Zoning Map- OZ 22-04
GrOwasso Land Use Master Plan Map- OZ 22 -04
TO: The Honorable Mayor and City Council
FROM: Alexa Beemer
Proposed Zoning
City Planner
SUBJECT:
Rezoning OZ 22 -05 (12525 East l 161h Street North)
DATE:
July 7, 2022
BACKGROUND:
The Community Development Department received a rezoning request for property located at
12525 East l 16th Street North. The subject property is approximately 7.652 acres in size, and is
zoned Residential Multi - Family (RM) and Commercial Shopping (CS). The property is also
governed by Owasso Planned Unit Development (OPUD 20 -01). The applicant is requesting a
rezoning to CS for the entirety of the property, as well as an abandonment of the
aforementioned PUD.
SUBJECT PROPERTY /PROJECT DATA:
-Property Size
7.652 acres +/-
Current Zoning
Residential Multi- family (RM) and Commercial
Shopping CS
-Proposed Zoning
Commercial Shopping CS
Present Use
Vacant
Land Use Master Plan
Commercial
Within PUD?
Yes; OPUD 20 -01 (seeking to abandon
Within Overlay District?
No
Water Provider
Washington County Rural Water District #3
Sewer Provider
City of Owasso
ANALYSIS:
OPUD 20 -01 was approved in June of 2020 under Ordinance 1168. The original intention
of the applicant was to construct an assisted living facility on the northern portion of the
property and a commercial development on the southern portion.
o The applicant has indicated that they no longer intend to develop the assisted
living /mixed use concept
The applicant desires to eliminate the RM zoning on the subject property and as such
abandon OPUD 20 -01.
By abandoning OPUD 20 -01, all of the development standards outlined in the
OPUD 20 -01 document will be considered null and void. Further, the regulations
found within the PUD document will no longer govern the development of the
subject property.
o If this rezoning request is approved, the zoning on the property will be entirely CS.
As such, only the development standards for CS -zoned property found within the
Owasso Zoning Code will apply.
OZ 22 -05
Page 2
• The GrOwasso 2030 Land Use Master Plan identifies the subject property for future
commercial uses.
o As such, assigning the subject property a zoning designation of CS would be in
accordance with Land Use Master Plan, and thus in accordance with the long -
range vision for the subject property.
• Per the Owasso Zoning Code, the minimum lot frontage required for CS -zoned properties
is one hundred and twenty -five feet (125') along arterial roads.
o The subject property is approximately four hundred fifteen feet (415') wide, and
therefore conforms with the bulk and area standards specified in the Owasso
Zoning Code for CS -zoned property.
• The City of Owasso will provide police, fire, ambulance, and sanitary sewer services to
the subject property. Washington County Rural Water District #3 will provide water
services to the subject property.
• Any development that occurs on the subject property must adhere to all subdivision,
zoning, and engineering requirements of the City of Owasso.
SURROUNDING LAND USE:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
Agriculture (AG -R)
Residential
Residential
Tulsa County
South
Agriculture (AG -R)
Residential
Commercial
Tulsa County
East
Agriculture (AG -R)
Residential
Commercial /Residential
Tulsa County
West
Agriculture (AG)
Agricultural
Commercial /Residential
Tulsa County
PLANNING COMMISSION:
The Owasso Planning Commission will review this item at their regular meeting on July 11, 2022.
ATTACHMENTS:
Aerial Map
Zoning Map
GrOwasso 2030 Land Use Master Plan Map
Rezoning Exhibit
Note: Graphic overlays may
not precisely align with physical 1 OZ 22 -05
features on the ground. Tract
Aerial Photo Date: 202012021 Feet
Surrounding Zoning
OZ 22 -05
Land Use Master Plan
OZ 22 -05
Residential
Transitional
TO: The Honorable Mayor and City Council
FROM: Alexa Beemer
Proposed Zoning
City Planner
SUBJECT: Rezoning OZ 22 -06 (ROC Owasso)
DATE: July 7, 2022
BACKGROUND:
The Community Development Department received a rezoning request for property located at
East 86th Street North and North 1371h East Avenue, just south of the Owasso High School. The
subject property is approximately 2.46 acres in size, and is zoned Office (0) and Commercial
Shopping (CS). The property encompasses a portion of Lot 1, Block 1 of the ROC Owasso II final
plat and all of Lot 7, Block 1 of the ROC Owasso final plat. The applicant is requesting a rezoning
to Commercial Shopping (CS) for the entirety of the property.
SUBJECT PROPERTY /PROJECT DATA:
Property Size
2.46 acres +/-
Current Zoning
Office O and Commercial Shopping CS
Proposed Zoning
Commercial Shopping CS
Present Use
Vacant
Land Use Master Plan
Commercial
Within PUD?
No
Within Overlay District?
No
Water Provider
City of Owasso
Sewer Provider
City of Owasso
ANALYSIS:
• The applicant desires to eliminate the O zoning on the subject property.
The O portion of the property is a remnant left over from when the property was
split in June 2021 (OLS 21 -04).
In order to unify the zoning on the property, in anticipation of selling to
developer, the applicant would like the entirety of the property to be zoned CS.
The GrOwasso 2030 Land Use Master Plan identifies the subject property for future
commercial development.
As such, assigning the subject property a zoning designation of CS would be in
accordance with Land Use Master Plan, and thus in accordance with the long -
range vision for the subject property.
• Per the Owasso Zoning Code; the minimum lot frontage required for CS -zoned properties
is one hundred and twenty -five feet (125') along arterial roads.
OZ 22 -06
Page 2
o The subject property is approximately two- hundred eighteen feet (218') wide,
and is therefore considered conforming with regards to the bulk and area
standards specified in the Owasso Zoning Code for CS -zoned property.
• The City of Owasso will provide police, fire, ambulance, water and sanitary sewer
services to the subject property.
• Any development that occurs on the subject property must adhere to all subdivision,
zoning, and engineering requirements of the City of Owasso.
SURROUNDING LAND USE:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
Public Facilities (PF)
School
Public / Institutional
City of Owasso
South
Commercial
Detention /
Commercial
City of Owasso
Shopping (CS)
Drainage Area
East
Office (0)
Medical Facility
Commercial
City of Owasso
West
commercial
Retail
Commercial
City of Owasso
Shopping (CS)
PLANNING COMMISSION:
The Owasso Planning Commission will review this item at their regular meeting on July 11, 2022.
ATTACHMENTS:
Aerial Map
Zoning Map
GrOwasso 2030 Land Use Master Plan Map
Rezoning Exhibit
Note: Graphic overlays may
not precisely align with physical Subjec
features on the ground. OZ 22-06
Aerial Photo Date: 2020/2021
Surrounding Zoning
OZ 22 -06
Land Use Master Plan
OZ 22 -06
Public/ institutional
Residential
Transitional
TO: The Honorable Chair and Trustees
Owasso Public Works Authority (OPWA)
FROM: Chris Garrett
Assistant City Manager
SUBJECT: Owasso Redbud District and Increment District No. 1
Development and Financing Agreement
DATE: July 7, 2022
BACKGROUND:
In December 2016, the OPWA created the Tax Increment Financing (TIF) District in the downtown
Owasso Redbud District area. On April 4, 2017, the OPWA adopted a Policy Guide for the
processing of TIF Assistance in Development Financing applications.
The Policy Guide includes the process for application and approval of Development Project
Assistance. A developer seeking assistance submits an application to the Application Review
Committee. The Committee reviews the application for compatibility with the Project Plan and
the Downtown Overlay District Plan, evaluates the qualifications of the applicant, and
recommends appropriate performance parameters and requirements. Upon recommendation
by the Committee, the development agreement is presented to the OPWA for consideration and
approval.
An application has been received from 5th Ave Business Park, LLC, for development assistance
on the project known as the 5th Ave Business Park located on the southwest corner of 5'h Avenue
and Owasso Expressway. The application and supporting materials were sent to the Center for
Economic Development Law (CEDL), the firm that has represented the City of Owasso and guided
the creation of the Tax Increment District. CEDL returned the attached contract for consideration.
The project appears to meet the criteria set forth in the adopted TIF Project Plan and also to meet
the requirements set forth in the adopted Owasso Redbud District and Increment District No. 1
Policy Guide. As established by the Project Plan and Policy Guide, the applicant would be eligible
to receive reimbursement of 12% of Hard Construction Costs. The application anticipates
construction costs of $7,850,000.00, which would result in a reimbursement not to exceed
$942,000.00 to 5th Ave Business Park, LLC. The contract further outlines obligations of the City and
the developer as required in approved TIF documents.
On June 1, 2022, the Review Committee met and voted unanimously to recommend approval to
the OPWA, finding that the project is eligible to receive TIF assistance.
FUTURE ACTION:
Staff intends to present the application for consideration at the July 19, 2022 OPWA meeting.
ATTACHMENTS:
Development and Financing Agreement with 5th Ave Business Park, LLC
Covenant Agreement
DEVELOPMENT AND FINANCING AGREEMENT
BY AND BETWEEN
THE OWASSO PUBLIC WORKS AUTHORITY
5TH AVE BUSINESS PARK, LLC
July _,2022
DEVELOPMENT AND FINANCING AGREEMENT
BY AND BETWEEN
THE OWASSO PUBLIC WORKS AUTHORITY AND
5TH AVE BUSINESS PARK, LLC
THIS DEVELOPMENT AND FINANCING AGREEMENT ( "Agreement') is made
on or as of this _ day of July, 2022, by and between the Owasso Public Works Authority, an
Oklahoma public trust ( "Authority "), and 5th Ave Business Park, LLC ( "Developer ").
WHEREAS, the Authority was created by a Trust Indenture, dated as of the 10`h day of
January, 1973, as a public trust for the use and benefit of the City of Owasso, Oklahoma
( "City "), pursuant to the provisions of 60 O.S. § 176, et seq., as amended and supplemented, and
other applicable statues of the State of Oklahoma; and
WHEREAS, the City, acting through its City Council, has adopted a resolution accepting
the beneficial interest of the Authority on behalf of the City; and
WHEREAS, the purposes of the Authority are, in part, to promote development within
and without the territorial limits of the City and to help provide facilities and activities which
will benefit and strengthen the economy of the City and the State of Oklahoma; and
WHEREAS, in order to accomplish its designated purposes, the Authority is empowered
to provide funds for the costs of acquiring, constructing, installing, equipping, repairing,
remodeling, improving, extending, enlarging, maintaining, operating, administering, and
disposing of or otherwise dealing with any properties and facilities; and
WHEREAS, the City has approved the Owasso Redbud District Project Plan ( "Project
Plan") by Ordinance 1093, dated December 20, 2016, creating Increment District No. 1, the City
of Owasso an ad valorem and sales tax increment district ( "Increment District'), pursuant to the
Oklahoma Local Development Act, 62 O.S. §850, et seq.; and
WHEREAS, the Project Plan envisions the development of the area surrounding Main
Street, known as the Redbud District, into a unique place to live, work, shop, and play; and
WHEREAS, the Project Plan authorizes the Authority to carry out implementation
actions in accordance with development agreements and financing approvals; and
WHEREAS, the Developer, consistent with the Project Plan, proposes a mixed -use
development containing approximately 64,800 square feet of retail /flex space buildings and
associated parking, access, and necessary public improvements ( "Project'); and
WHEREAS, the Developer owns real property, described and depicted on Exhibit 1,
attached hereto ( "Project Site "), which lies within the Project Area and Increment District, as
defined in the Project Plan, and proposes to construct and develop the Project on the Project Site;
and
WHEREAS, the development objectives of the City and the Authority for the
enhancement of the Redbud District will be advanced by the Project; and
WHEREAS, the parties wish to set forth the manner in which the Project is to be
undertaken and implemented; and
WHEREAS, the parties deem it appropriate to approve and execute this Agreement,
which provides for the implementation of the Project consistent with the Project Plan, and the
Authority determines that approval is in the best interests of the City, and the health, safety, and
welfare of the City and its residents.
IN CONSIDERATION of the mutual covenants and agreements contained herein, the
Authority and the Developer hereby agree as follows:
SUBJECT OF AGREEMENT
SECTION 1.01 Scope of Agreement
A. The Developer hereby agrees, subject to the terms and conditions hereinafter
provided, to cause the design, construction, and completion, in the time period hereinafter
described, of the Project on the Project Site substantially in accordance with plans to be approved
consistent with this Agreement; and
B. The Authority hereby agrees, subject to the terms and conditions hereinafter
provided, to provide to the Developer up to $942,000.00, limited to 90% of the ad valorem and
sales tax increment revenues apportioned and actually received by the Authority under the
Project Plan that are generated by the Project, as provided under Section 4.02, for the
development of the Project in the manner provided in this Agreement, to be utilized exclusively
for the payment of Project Costs as hereinafter described.
SECTION 1.01 Scope of Development. The Project represents private investment of at
least $9,900,000.00. The Project is a mixed -use retail and flex -space development on the
southeastern edge of the Redbud District. The Project will serve as an introduction to the Redbud
District from 5`h Avenue coming off the Owasso Expressway, and may stimulate additional
private development in that area, providing a public benefit to the City.
SECTION 1.02 Relationship of the Parties. The implementation of this Agreement is a
complex process which will require the mutual agreement of the parties and their timely actions
on matters appropriate or necessary to implementation. The parties further agree to consider and
enter into such amendments as are reasonably necessary and appropriate to clarify, refine, or
reinforce the commitments made herein or to adjust or modify them in light of changes in market
conditions. The parties hereto shall use their best efforts in good faith to perform and to assist
others in performing their respective obligations in accordance with this Agreement. This
Agreement specifically does not create any partnership or joint venture between the parties hereto,
or render any party liable for any of the debts or obligations of any other party.
ARTICLE II
AUTHORITY OBLIGATIONS
SECTION 2.01 Project Plan. The Authority shall support the Project in accordance with
the Project Plan and this Agreement.
SECTION 2.02 Certificate of Completion. Within 30 days after the Developer has
completed the construction of the Project, the Authority shall furnish to the Developer a
Certificate of Completion, certifying that the Developer has met its construction and
development obligations contained in this Agreement.
SECTION 2.03 Public Assistance. As authorized by the Project Plan and subject to the
terms, conditions, and limitations contained herein, the Authority shall provide assistance in
development financing to the Developer in an amount up to $942,000.00. Such assistance is to
support construction of the Project.
ARTICLE III
DEVELOPER OBLIGATIONS
SECTION 3.01 Design Documents. The Developer shall provide to the City the
Development Plans and Specifications for the Project no later than the time for submission of
such plans for building permits. The Community Development Department shall review the
plans to confirm that the project meets the City's development objectives as reflected in this
Agreement and complies with the Project description.
SECTION 3.02 Development Obligations. Developer shall cause the Project to be
constructed on the Project Site, at no expense to the City or the Authority. The Project must be
constructed in accordance with the Development Plans and Specifications approved by the City.
The Developer shall secure or cause the appropriate parties to secure all governmental approvals
in connection with (a) the construction, completion, and occupancy of the Project; and (b) the
development and operation of the Project, including, without limitation, zoning, building code,
and environmental laws. The Project shall include the following:
A. Mixed -use, retail /flex -space development;
B. Building A, one story building of approximately 26,400 square feet of separated
commercial, light industrial, and retail spaces;
C. Building B, one story building of approximately 24,000 square feet of separated
commercial, light industrial, and retail spaces;
D. Building C, one story building of approximately 14,400 square feet of separated
commercial, light industrial, and retail spaces;
E. Dedicating parking for the commercial, light industrial, and retail spaces; and
F. Infrastructure improvements to serve the Project.
SECTION 3.03 Design Documents. Consistent with Section 5.02 of this Agreement, the
Developer shall provide to the City Development Plans and Specifications for the Project. Such
Development Plans and Specifications shall be simultaneously submitted to the Community
Development Department for review and comment.
Icy Y [a) l0 AVA
ASSISTANCE IN DEVELOPMENT FINANCING
SECTION 4.01 Generally. The Project Plan authorizes Project Costs, including
assistance in development financing. Such assistance is to support the Project, including the
construction of public improvements benefrtting the Project.
SECTION 4.02 Payment Obligations. Beginning on the first day of the third quarter of
year following completion of the Project, as indicated by issuance of the Certificate of
Completion, the Authority shall provide the Developer assistance in development financing in
the form of direct annual payments to the Developer of 90% of collected and apportioned ad
valorem and sales tax increment revenues generated by the Project, net of administrative costs
and expenses authorized by the Project Plan. Such payment obligation shall be payable solely
from apportioned tax increment revenues collected from the Increment District. Such payment
obligation is conditioned upon the Developer's payment of taxes on the Project Site and upon an
increase in taxable value of the Project Site. Such payment obligation shall not exceed
$942,000.00. The payments of assistance in development financing shall continue until the
occurrence of the first of the following events: (A) $942,000.00 is paid, (B) December 31, 2039,
or (C) the Increment District ends and all apportioned increment has been expended.
SECTION 4.03 Minimum Ad Valorem Payment Covenant. A covenant subjecting the
Project Site to a minimum annual ad valorem payment obligation in the amount of $70,000.00, shall
be imposed and shall be filed in the land records of the County Clerk of Tulsa County. Such
payment obligation shall begin on January 1, 2024. The minimum ad valorem payment covenant
shall continue in effect for the duration of the Increment District. Should the amount billed to the
Developer by the Tulsa County Assessor be less than $70,000.00, the additional amount shall be
billed to the Developer by the Authority. The Developer shall provide payment to the Authority
within 30 days of receipt of the bill from the Authority.
SECTION 4.04 Additional Conditions and Terms of Assistance in Development
Financing. Notwithstanding anything to the contrary contained herein, under no circumstances
shall the Developer be entitled to any payments of assistance in development financing if the
Project has not been completed or if the Developer is in default under this Agreement. All
payments are subject to availability of increment.
SECTION 4.05 Limitations on Assistance in Development Financier Obligations.
Notwithstanding anything to the contrary contained herein, in no event shall the total amount of
assistance in development financing provided to the Developer under this Agreement exceed
$942,000.00.
SECTION 4.06 Sales Tax Increment and Reporting. The sales tax increment is 2% of the
gross proceeds or gross receipts derived from commercial retail transactions from new
businesses in the Increment District that are taxable under the sales tax code of Oklahoma
(including any and all amendments thereto and revisions thereof). The Developer shall provide to
the Authority a quarterly status report of retail sales activities within the Project. Such reports
shall be made as long as the Increment District remains in effect. Such records shall be made
available for review or audit at the offices of the Developer upon written request by the
Authority at a reasonable time after such request. The Developer shall use reasonable efforts to
cause all leases in the Project to include provisions which waive, for the benefit of the
Developer, the Authority, and the City, any and all rights of confidentiality which the lessee may
have with respect to sales taxes generated from its business in the Project, and agree that the City
and the Authority shall have the right to inspect such books and records of the lessee to
determine or confirm the total amount of sales taxes generated from the lessee's business in the
Project. The Authority and the City shall use reasonable efforts to maintain the confidentiality of
any sales tax information, subject to any laws that may require disclosure thereof.
SECTION 4.07 Adjustment or Repayment of Assistance. In the event the Oklahoma Tax
Commission determines, for any reason, that any sales taxes were erroneously paid to the City
from the sales in the Project and City is required to repay any portion of such taxes to the
Oklahoma Tax Commission, the amount of such repayment shall be deducted from the
calculation of the increment and therefore from the payment of assistance in development
financing due for the year, and the payment to the Developer shall be adjusted accordingly. In
the event that such a determination is made at a time when no further payments are due to the
Developer under this Agreement, the Developer agrees to reimburse the Authority the amount of
such repayment to the Oklahoma Tax Commission. The foregoing shall in no way waive or
otherwise affect the right of Developer or any other business in the project to contest or protest
any such determination by the Oklahoma Tax Commission.
SECTION 4.08 Transfers. Should the Developer desire to transfer any interests in this
Agreement or the Project Site to another development entity which is necessary for financing or
development purposes, and the Authority states its general willingness to consider and approve
appropriate transfers required for financing purposes pursuant to a request and documentation by
the Developer.
ARTICLE V
CONSTRUCTION OF PROJECT
SECTION 5.01 Scope of Proiect. The Project Site shall be developed within the
general requirements established by the zoning and building codes applicable to the Project Site
by the Code of the City ( "Code ") and related laws governing municipal planning and zoning.
The Developer shall be responsible for the construction, renovation, improvement, equipping,
repair and installation of all public and private improvements associated with the Project as
described in, and in conformance with approved schematic drawings, design documents,
constructions documents, and related plans and documents ( "Development Plans and
Specifications"),
SECTION 5.02 Development Plans and Specifications. Upon the execution of this
Agreement, the Developer shall prepare and submit Development Plans and Specifications for
the Project to the City for its review pursuant to the Code. Thereafter, if the Developer desires to
make any substantial or significant changes in the Development Plans and Specifications, the
Developer shall submit the proposed changes to the City for its approval. The Developer and its
approved assignees shall communicate and consult as frequently with the City and the
Community Development Department as is necessary to ensure that any modifications to the
Development Plans and Specifications can receive prompt and speedy consideration by the City.
SECTION 5.03 Construction of Proiect. The Developer agrees that all construction,
renovation, improvement, equipping, repair and installation work on the Project shall be done
substantially in accordance with the Development Plans and Specifications as approved by the
City, or as amended with the approval of the City.
SECTION 5.04 City and Other Governmental Permits. The Developer shall, at its own
expense, secure or cause to be secured any and all permits and approvals which may be required
by the City and any other governmental agency having jurisdiction as to such construction,
development or work in connection with any buildings, structures or other improvements at the
Project Site. The Authority shall cooperate with and provide all usual assistance to the Developer
in securing these permits, and approvals, and shall diligently process, review and consider all
such permits and approvals as may be required by law.
SECTION 5.05 Construction Schedule. Not later than September 15, 2022, the Developer
shall have commenced the construction of the Project. Not later than June 30, 2023, the
Developer shall have completed construction of the Project. If it appears the Project cannot be
commenced or completed by such date, the Developer shall promptly report to the Authority that
the Project will not be commenced or completed within the time provided for herein and shall
provide an updated schedule regarding the time required for the commencement and completion
of the Project. All revisions to the original construction schedule shall be subject to approval by
the Authority, which approval shall not be unreasonably withheld.
SECTION 5.06 Rights of Access. For the purpose of ensuring compliance with this
Agreement, representatives of the Authority shall have the right of access to the Project Site,
without charges or fees, at normal construction hours during the period of construction for the
purposes of this Agreement, including, but not limited to, the inspection of the work being
performed in constructing, renovating, improving, equipping, repairing and installing the Project,
so long as they comply with applicable safety rules and do not unreasonably interfere with the
activities of the Developer. Except in the case of an emergency, prior to any such access, such
representatives of the Authority will check in with the on -site manager. All such representatives
of the Authority shall carry proper identification, shall ensure their own safety, assuming the risk
of injury, and shall not interfere with the construction activity. The Authority agrees to cooperate
with the Developer in facilitating access by the Developer to the Project Site for construction
purposes, provided that the Authority shall incur no financial obligations therefor.
SECTION 5.07 Indemnification. The Developer shall defend, indemnify, assume all
responsibility for, and hold the Authority and the City and their respective elected and appointed
officers and employees and agents, harmless from, all costs (including attorney's fees and costs);
claims, demands, liabilities or judgments (except whose which have arisen from the willful
misconduct or negligence of the Authority or the City, their officers, employees and agents) for
injury or damage to property and injuries to persons, including death, which may be caused
directly or indirectly by any of the Developer's activities under this Agreement, whether such
activities or performance thereof be by the Developer or anyone directly or indirectly contracted
with or employed by the Developer and whether such damage shall accrue or be discovered
before or after termination of this Agreement. This indemnity includes, but is not limited to, any
repair, cleanup, remediation, detoxification, or preparation and implementation of any removal,
remediation, response, closure or other plan (regardless of whether undertaken due to
governmental action) concerning any hazardous substance or hazardous wastes including
petroleum and its fractions as defined in the Comprehensive Environmental Response,
Compensation and Liability Act; codified at Title 42, Sections 9601, et seq. of the United States
Code (hereinafter, "CERCLA "), and all amendments thereto, at any place where Developer owns
or has control of real property pursuant to any of Developer's activities under this Agreement.
The foregoing indemnity is intended to operate as an agreement pursuant to Section 107(e) of
CERCLA to assure, protect, hold harmless and indemnify Authority from liability.
SECTION 5.08 Liability Insurance.
A. In addition to the indemnification of the Authority and the City required in
Section 5.07 hereof, the Developer shall take out and maintain during the period set forth in
subsection (D) of this Section, a comprehensive general liability policy in the amount of at least
$1,000,000.00 for any person, $1,000,000.00 for any occurrence, and $1,000,000.00 property
damage naming the Authority as an additional insured and loss payee, but only with respect to
the liability policy.
B. The Developer shall furnish a certificate of insurance signed by an authorized
agent of the insurance carrier setting forth the general provisions of the insurance coverage. This
certificate of insurance shall name the Authority as an additional insured under the policy. The
certificate of insurance shall contain a statement of obligation on the part of the carrier to notify
the Authority by certified mail of any modification, cancellation or termination of the coverage
at least 30 days in advance of the effective date of any such modification, cancellation or
termination. Coverage provided hereunder by the Developer shall be primary insurance and not
contributing with any insurance maintained by the Authority, and the policy shall contain such
an endorsement. The required certificate shall be filed with the Authority at the time of execution
of this Agreement.
C. The Developer shall also furnish or cause to be furnished to the Authority
evidence satisfactory to the Authority that any contractor with whom it has contracted for the
performance of work on the Project Site or otherwise pursuant to this Agreement carries workers
compensation insurance as required by law at the time of execution of the Agreement.
D. The insurance obligations set forth in this Section shall remain in effect until
performance of the development obligations contained in this Agreement.
SECTION 5.09 Performance Bond. The Developer shall post with the City such
performance bonds or other sureties as may be required by the Code.
SECTION 5.10 Local, State and Federal Laws. The Developer shall carry out the
provisions of this Agreement in conformity with all applicable local, state and federal laws and
regulations.
SECTION 5.11 Antidiscrimination During Construction. The Developer, for itself, its
successors and assigns, and any contractor with whom Developer has contracted for the
performance of work on the Project Site, agrees that in the construction of the Project, the
Developer shall not discriminate against any employee or applicant for employment because of
race, color, creed, religion, age, sex, marital status, handicap, national origin or ancestry.
SECTION 5.12 Taxes Assessments. Encumbrances and Liens. The Developer shall pay
when due all real estate taxes and assessments on the Project Site. Prior to the performance of the
obligations of this Agreement, the Developer shall not place or allow to be placed on the Project
Site or any part thereof any uncontested mechanic's lien, any mortgage, trust deed, encumbrance
or lien other than as expressly allowed by this Agreement. Nothing herein contained shall be
deemed to prohibit the Developer from contesting the validity or amounts of any tax assessment,
encumbrance or lien, nor to limit the remedies available to the Developer in respect thereto.
SECTION 5.13 Prohibition Against Transfer of the Project Site or Structures Therein and
Assignment of Agreement. The Developer shall not, except as permitted by this Agreement,
without prior written approval of the Authority which shall not be unreasonably withheld, make
any total or partial sale, transfer, conveyance, assignment or lease of the Project Site. The
foregoing restrictions on assignment, transfer, and conveyance shall not apply to:
A. Any mortgage lien or security interest granted by the Developer to secure
indebtedness to any construction or permanent lender with respect to the Project; and
B. The rental and leasing of portions of the Project Site by the Developer for any
uses contemplated for the Project.
SECTION 5.14 Restrictions on Sale of Control By the Developer. The qualifications of
the Developer are of particular importance to the Authority. It is because of the qualifications
and identity of the Developer, and the management thereof, that the Authority has entered into
this Agreement with the Developer. Therefore, the Developer agrees that it will not sell a
controlling interest in its own membership interests until performance of the development
obligations in this Agreement to any individual or entity which is not currently a member of the
Developer. Without limiting the generality of the foregoing, except as otherwise expressly
agreed by the Authority in writing, the Developer shall not terminate its existence, liquidate or
dissolve, or sell all or substantially all of its assets until performance of the development
obligations in this Agreement.
SECTION 5.15 Covenants for Non- Discrimination. The Developer covenants by and for
itself and any successors in interest that there shall be no discrimination against or segregation of
any person or group of persons on account of race, color, creed, religion, sex, familial status,
marital status, age handicap, national origin or ancestry in the sale, lease, sublease, transfer, use
occupancy, tenure or enjoyment of the Project Site, nor shall the Developer itself or any person
claiming under or through it establish or permit any such practice or practices of discrimination
or segregation with reference to the selection, location, number, use or occupancy of tenants,
lessees, subtenants, sublessees, or vendees of the Project Site. The covenant established in this
Section shall, without regard to technical classification and designation, be binding for the
benefit and in favor of the Authority, its successors and assigns and any successor in interest to
the Project Site or any part thereof. The covenants contained in this Section shall remain for so
long as any amounts due under this Agreement or a tax increment district established for this
Project remains unpaid or outstanding.
SECTION 5.16 Maintenance Covenants. The Developer, and all successors and assigns
in interest to the Developer, shall be obligated to maintain the Project and all improvements and
landscaping situated on the Project Site in a clean and neat condition and in a continuous state of
good repair in accordance with the Code.
ARTICLE VI
REPRESENTATATIONS AND WARRANTIES
SECTION 6.01 Developer Representations and Warranties. The Developer represents
and warrants the following:
A. The Developer represents that it is a limited liability company duly organized and
existing under the laws of the State of Oklahoma. The Developer is authorized to conduct
business in the State of Oklahoma, and is not in violation of any provisions of its articles of
organization, operating agreement, or any other agreement governing the Developer, or any law
of the State of Oklahoma affecting Developer's ability to perform under this Agreement.
B. The Developer's ability to accomplish the Project with financing assistance from
the Authority has induced the Developer to proceed with the Project, and the Developer hereby
covenants to complete the same and continue to maintain and operate the Project, until the
Certificate of Completion is provided to the Developer from the Authority.
C. The Developer represents that it has the full power and authority to execute this
Agreement and this Agreement shall constitute a legal, valid and binding obligation of the
Developer in accordance with its terms, and the consent of no other party is required for the
execution and delivery of this Agreement by such Developer or the consummation of the
transactions contemplated hereby, subject to laws relating to bankruptcy, moratorium,
insolvency, or other laws affecting creditor's rights generally and subject to general principles of
equity.
D. The Developer represents that the execution and delivery of this Agreement, the
consummation of the transactions contemplated herein, and the fulfillment of or compliance with
the terms and conditions of this Agreement are not prevented or limited by or in conflict with,
and will not result in a breach of, other provisions of its articles of organization, operating
agreement or any other agreement governing the Developer or with any evidence of
indebtedness, mortgages, agreements, or instruments of whatever nature to which the Developer
is a party or by which it may be bound, and will not constitute a default under any of the
foregoing.
E. To the knowledge of the undersigned representative of the Developer, there is not
currently pending any action, suit, proceeding or investigation, nor, is any such action threatened
which, if adversely determined, would materially adversely affect the Developer or the
Development, or impair the ability of the Developer to carry on its business substantially as now
conducted or result in any substantial liability not adequately covered by insurance.
F. The Developer warrants that it has not paid or given and will not pay or give any
officer, employee or agent of the City or the Authority any money or other consideration for
obtaining this Agreement. The Developer further represents that, to its best knowledge and
belief, no officer, employee or agent of the City or the Authority who exercises or has exercised
any functions or responsibilities with respect to the Project during his or her tenure, or who is in
a position to participate in a decision making process with regard to the Project, has or will have
any interest, direct or indirect, in any contract or subcontract, or the proceeds thereof, for work to
be performed in connection with the Project, or in any activity, or benefit therefrom, during or
after the term of this Agreement.
G. All utility services necessary for the development and construction of the Project
are available to the Project Site, including water, storm and sanitary sewer facilities, electric and
gas utilities, and telephone services.
H. Financial statements of the Developer heretofore delivered to the Authority and
the City are true and correct in all material respects, and fully and accurately present the financial
condition of the Developer on the respective dates thereof. There has been no material adverse
change in the financial condition of the Developer since the date of the latest statement
furnished.
I. The Project Site is free of all contamination requiring remediation including, but
not limited to, (a) any "hazardous waste," "underground storage tanks," "petroleum," "regulated
substance," or "used oil" as defined by the Resource Conservation and Recovery Act of 1976, as
amended, or by any regulations promulgated thereunder; (b) any "hazardous substance" as
defined by CERCLA, or by any regulations promulgated thereunder; (c) any substance the
presence of which on, in, or under the Project Site is prohibited by any federal, state, or local
law, rule, regulation, or ordinance similar to those set forth above; and (d) any other substance
which by federal, state, or local law, rule, regulation, or ordinance requires special handling in its
collection, storage, treatment, or disposal.
J. Neither this Agreement nor any statement or document referred to herein or
delivered by the Developer pursuant to this Agreement contains any untrue statement or omits to
state a material fact necessary to make the statements made herein or therein not misleading.
SECTION 6.02 Authority Representations and Warranties. The Authority represents and
warrants the following:
A. The Authority is a duly organized and validly existing public trust under the laws
of the State of Oklahoma and as such, is a duly constituted authority of the City and an agency of
the State of Oklahoma.
B. The Authority is fully empowered to enter into this Agreement and to perform the
transactions contemplated thereby and generally to carry out its obligations hereunder and
thereunder. The Authority has duly authorized its Chair, or in the Chair's absence, its Vice -
Chair, to execute and deliver this Agreement and all other documentation required to
consummate the transaction contemplated herein on behalf of the Authority.
C. The performance by the Authority under this Agreement will not violate any
provision or constitute a default under any indenture, agreement, or instrument to which the
Authority is currently bound or by which it is affected.
D. To the knowledge of the undersigned officer of the Authority, there is no action,
suit, proceeding or inquiry at law or in equity pending or threatened, affecting the Authority
wherein any unfavorable decision, ruling or finding would materially adversely affect the
Authority's ability to perform under this Agreement or under any other instrument pertinent to
the transaction contemplated herein to which the Authority is a party.
ARTICLE VII
EVENTS OF DEFAULT AND REMEDIES
SECTION 7.01 Events of Default. The following shall constitute Events of Default
hereunder and under each of the instruments executed pursuant to this Agreement:
A. Default by the Developer in the performance or observance of any covenant
contained in this Agreement, any instrument executed pursuant to this Agreement, or under the
terms of any other instrument delivered to the Authority in connection with this Agreement,
including, without limitation, the falsity or breach of any representation, warranty or covenant;
B. Material variance from the approved Development Plans and Specifications
without prior written consent of the City with regard to any of the materials, machinery, or
equipment acquired in connection with the Project or the appurtenances thereto, or any other
material variance from the Development Plans and Specifications;
C. Any representation, statement, certificate, schedule or report made or furnished to
the Authority by the Developer with respect to the matters and transactions covered by this
Agreement which proves to be false or erroneous in any material respect at the time of its
making or any warranty of a continuing nature which ceases to be complied with in any material
respect and the Developer fails to take or cause to be taken corrective measures satisfactory to
the Authority within 30 days after written notice by the Authority; or
D. The initiation of bankruptcy or receivership proceedings by or against the
Developer and the pendency of such proceedings for 60 days.
SECTION 7.02 Remedies. The Authority will provide the Developer with notice and 30
days opportunity to cure any Event of Default described in Section 7.01. Upon the Developer's
failure to commence and diligently pursue the cure within such 30 -day period, the Authority
may, at its option, declare the Authority shall be entitled to proceed simultaneously or selectively
and successively to enforce its rights under this Agreement and any of the instruments executed
pursuant to the terms hereof, of any one or all of them.
SECTION 7.03 Termination.
A. In the event that the City unreasonably fails to approve the Development Plans and
Specifications, and, if any such default or failure shall not be cured within 30 days after the date of
written demand by the Developer, then this Agreement, or the relevant portion thereof, may, at the
option of the Developer, be terminated by written notice thereof to the Authority, and, neither the
Authority, nor the Developer shall have any further rights against or liability to the others under this
Agreement with respect to the terminated portion thereof.
B. In the event that the Developer fails to submit the Development Plans and
Specifications to the City, or the Developer fails to obtain evidence of financing capacity
satisfactory to the Authority, and, if any default or failure shall not be cured within 30 days after the
date of written demand by the Authority, then this Agreement, or the relevant portion thereof, may,
at the option of the Authority, be terminated by written notice thereof to the Developer, and, neither
the Authority nor the Developer shall have any further rights against or liability to the others under
this Agreement with respect to the terminated portion thereof.
SECTION 7.04 Completion by the Authority. If an Event of Default occurs prior to the
completion of construction of the Project, the Authority shall have the right, but shall not be
bound, to complete the Project according to the approved Development Plans and Specifications.
In the event the Authority elects to so complete the Project, the execution of this Agreement shall
be deemed to be an appointment by the Developer of the Authority as its true and lawful
attorney -in -fact with the full power of substitution to complete, or cause to be completed, the
Project in the Developer's name and shall empower the Authority as follows:
A. To use any funds of the Developer in the manner called for by the Development
Plans and Specifications;
B. To make minor changes and corrections in the Development Plans and
Specifications as shall be deemed necessary or desirable by the Authority; provided, however,
that such changes do not increase project costs more than 5% determined on a cumulative basis;
C. To employ such contractors, subcontractors, agents, and inspectors as shall be
required;
D. To pay, settle or compromise all existing bills and claims which are or may be
liens against the property constituting a portion of the Project Site or any part thereof or may be
necessary or desirable for completion of the work or obtaining clear title;
E. To execute all applications and certificates in the Developer's name, which may
be required by any contract relating to the Project; and
F. To do any and every act with respect to the Project which the Developer may do
on its own behalf.
It is understood and agreed that this power of attorney shall be deemed to be a power coupled
with an interest which cannot be revoked. The Authority, as the Developer's attorney -in -fact,
shall also have the power to prosecute and defend all actions or proceedings in connection with
the Project and to take such action and require such performance as the Authority deems
necessary. The cost of said completion, including an amount equal to 10% of such cost for the
Authority's services in connection with such completion, shall be paid to the Authority by the
Developer.
SECTION 7.05 Enforced Delay: Extension of Times of Performance.
A. In addition to specific provisions of this Agreement, performance by either party
hereunder shall not be deemed to be in default, and all performance and other dates specified in
this Agreement shall be extended, where the party seeking the extension has acted diligently and
delays or defaults are due to events beyond the reasonable control of the party such as but not
limited to: default of other party; war; insurrection; strikes; lockouts; riots; floods; earthquakes;
fires; casualties; acts of God; acts of the public enemy; epidemics; quarantine restrictions; freight
embargoes; invasion, lack of transportation; litigation; unusually severe weather; or any other
causes beyond the control or without the fault of the party claiming an extension of time to
perform.
B. Times of performance under this Agreement may also be extended in writing by
the mutual agreement of the Authority and the Developer.
SECTION 7.06 Non - liability of Officials. Employees. and Agents of the Authority. No
official, employee or agent of the Authority shall be personally liable to the Developer, or any
successor in interest, pursuant to the provisions of this Agreement, for any default or breach by
the Authority.
F-10 I[aRaIri[l
MISCELLANEOUS
SECTION 8.01 Authority's Obligations Limited. Nothing in this Agreement is intended
to require or obligate nor shall anything herein be interpreted to require or obligate the Authority
to provide, apply or make any payment or advance from any revenue or funds coming into its
hands other than the funds derived from Increment District No. 8 and in the manner provided in
this Agreement.
SECTION 8.02 Notices. Any notices or other communications required or permitted
hereunder shall be sufficiently given if delivered personally or sent by registered or certified
mail, postage prepaid, return receipt requested and addressed as set forth below or to such other
address as the party concerned may substitute by written notice to the other. All notices shall be
deemed received within three days (excluding Saturdays, Sundays and holidays recognized by
national banking associations) after being mailed:
To the Authority: Owasso Public Works Authority
200 S. Main Street
Owasso, Oklahoma 74055
Attn: Warren Lehr, Manager
To the Developer: 5th Ave Business Park, LLC
2300 E. 101 Street, Suite 301
Tulsa, Oklahoma 74104
Attn: Tracy Dean West
SECTION 8.03 Amendment. This Agreement may not be amended or modified in any
way, except by an instrument in writing executed by both parties hereto and approved in writing
by the Developer and the Authority.
SECTION 8.04 Non - Waiver; Cumulative Remedies. No failure on the part of the
Authority to exercise and no delay in exercising any right hereunder shall operate as a waiver
thereof, nor shall any single or partial exercise by the Authority of any right hereunder preclude
any other or further right thereof. The remedies herein provided are cumulative and not
alternative.
SECTION 8.05 Assignment. This Agreement shall not be assignable by the Developer
without the prior written consent of the Authority. The rights and benefits under this Agreement
may be assigned by the Authority.
SECTION 8.06 Applicable Law. This Agreement and the documents issued and executed
hereunder shall be deemed to be a contract made under the laws of the State of Oklahoma and
shall not be construed to constitute the Authority as a joint venturer with the Developer or to
constitute a partnership among the parties.
SECTION 8.07 Descriptive Headings. The descriptive headings of the articles and
sections of this Agreement are for convenience only and shall not be used in the construction of
the terms hereof.
SECTION 8.08 Integrated Agreement. This Agreement constitutes the entire agreement
between the parties hereto, and there are no agreements, understandings, warranties, or
representations between the parties regarding the financing of the Project other than those set
forth herein.
SECTION 8.09 Time of Essence. Time is of the essence in the performance of this
Agreement.
SECTION 8.10 Binding Effect. This Agreement shall be binding upon and inure to the
benefit of the parties hereto and their respective successors, legal representatives, and assigns.
SECTION 8.11 Right to Defend. The Authority shall have the right, but not the
obligation, with benefit of counsel selected by the Authority, all at the Developer's expense, to
commence, appear in or defend any action or proceeding purporting to affect the rights or duties
of the parties hereunder, and in connection therewith, if the Developer fails to so commence,
appear in or defend any such action or proceeding, except in a suit between the Developer and
the Authority, in which case the prevailing party shall be entitled to such fees and expenses as a
part of any judgment obtained.
SECTION 8.12 Trustees' Disclaimer. This instrument is executed by the Trustees or
officers or both of the Authority in their official capacities as such Trustees or officers. By the
execution hereof all parties agree that, for the payment of any claim or the performance of any
obligations hereunder, resort shall be had solely to the specific assets of the Authority described
herein and no Trustee or officer of the Authority shall be held personally liable therefore. In this
regard, specific reference is made to Section 179 of the Public Trust Act and to the Trust
Indenture dated as of the 10`h day of January, 1973, pursuant to which the Authority was created,
a copy of which is of record in the office of the Authority.
SECTION 8.13 Counterparts. This Agreement may be executed in several counterparts,
and all such executed counterparts shall constitute the same Agreement. It shall be necessary to
account for only one such counterpart in proving this Agreement.
SECTION 8.13 Construction of this Agreement. The parties acknowledge that the parties
and their counsel have reviewed and revised this Agreement and that the normal rule of
construction to the effect that any ambiguities are to be resolved against the drafting party shall
not be employed in the interpretation of this Agreement or any exhibits or amendments hereto.
IN WITNESS WHEREOF, the Developer and the Authority have caused this Agreement
to be duly executed this day of July, 2022.
(SEAL)
ATTEST:
Secretary
OWASSO PUBLIC WORKS AUTHORITY
Kelly Lewis, Chair
5TH AVE BUSINESS PARK, LLC
By:
Tracy Dean West, Authorized Member
ACKNOWELDGEMENTS
STATE OF OKLAHOMA )
)SS:
COUNTY OF TULSA )
The foregoing instrument was acknowledged before me this day of July, 2022, by
Kelly Lewis, Chair of the Owasso Public Works Authority, a public trust, on behalf of the Trust.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my notarial seal the
date and year first above written.
Notary Public
(Notary Seal)
STATE OF OKLAHOMA )
)SS:
COUNTY OF TULSA )
The foregoing instrument was acknowledged before me this day of July, 2022, by
Tracy Dean West, Authorized Member of 5th Ave Business Park, LLC, on behalf of 5th Ave
Business Park, LLC.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my notarial seal the
date and year first above written.
Notary Public
(Notary Seal)
EXHIBIT 1
Location, Legal Description, and Map of the Project Site
Address: 7102 N. Owasso Expy.
Legal Description: A TRACT OF LAND IN THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER (SE /4 NE /4) OF SECTION THIRTY -ONE
(31) IN TOWNSHIP TWENTY -ONE (21) NORTH AND RANGE
FOURTEEN (14) EAST OF THE INDIAN BASE AND MERIDIAN
(I.B. &M.), ACCORDING TO THE U.S. GOVERNMENT SURVEY,
THEREOF, TULSA COUNTY, STATE OF OKLAHOMA; BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SE CORNER OF THE NE /4 OF SEC. 31, T-
21-N, R -14 -E, I.B. &M.; THENCE S88°53'41 "W ALONG THE SOUTH
LINE OF SAID NE /4 A DISTANCE OF 145.20 FEET TO THE POINT
OF BEGINNING BEING ON THE PRESENT RIGHT -OF -WAY OF
U.S. HIGHWAY 169; THENCE S88°53'41 "W ALONG THE SOUTH
LINE OF SAID NEA A DISTANCE OF 581.59 FEET; THENCE
N01°56'57 "W A DISTANCE OF 775.29 FEET TO THE PRESENT
RIGHT -OF -WAY OF EAST 5TH AVENUE; THENCE N88°03'03 "E
ALONG THE PRESENT RIGHT -OF -WAY OF EAST 5TH AVENUE A
DISTANCE OF 590.01 FEET TO SAID PRESENT HIGHWAY RIGHT -
OF -WAY; THENCE S01°19'45 "E ALONG SAID PRESENT
HIGHWAY RIGHT -OF -WAY A DISTANCE OF 783.91 FEET TO THE
POINT OF BEGINNING. SAID TRACT OF LAND CONTAINING
456,670.60 SQUARE FEET OR 10.484 ACRES, MORE OR LESS.
5th Avenue
Business Path
Orvasso, OH
SUBMITTAL #1
(Final pending
After Recordine, Return To:
Owasso Public Works Authority
200 S. Main Street
Owasso, Oklahoma 74055
Attn: Warren Lehr, Manager
Covenant Agreement
This Covenant Agreement ( "Covenant Agreement ") is made effective as of
2022, by and between the Owasso Public Works Authority, an Oklahoma public
trust ( "OPWA "), and 5th Ave Business Park, LLC, an Oklahoma limited liability company
( "Owner "), with reference to the following:
A. OPWA and the Owner have entered into a Development and Financing Agreement,
dated 2022 ( "Agreement "), which details the understanding of the parties related
to the development of the Owner's property located generally at 7102 North Owasso Expressway,
and more particularly described on Exhibit 1 to this Covenant Agreement ( "Property ").
B. The Owner is developing the Property as a mixed -use, retail / flex -space project
containing approximately 64,800 square feet of retail /flex space buildings and associated parking,
access, and necessary public improvements ( "Project").
C. The City Council of the City of Owasso ( "City ") has approved and adopted the
Owasso Redbud District Project Plan ( "Project Plan "), creating and establishing Increment
District No. 1, the City of Owasso ( "Increment District ").
D. Pursuant to the Agreement, OPWA has agreed to provide certain financial
assistance to support the redevelopment of the Property, and Owner has agreed to make a payment
of ad valorem taxes in an annual minimum amount for the duration of the Increment District.
E. Accordingly, Owner has agreed that a recordable instrument would include a
covenant running with the land providing that the Owner and any successors in interest of the
Property will pay or cause to be paid a minimum annual amount of ad valorem taxes on the
Property and taxable personal property during the Minimum Annual Payment Period (as defined
below).
The parties hereby agree and covenant as follows:
1. Imposition of Covenants. This Covenant Agreement is made concurrently with
and as consideration for the execution and delivery of the Agreement. This Covenant Agreement
imposes the covenants herein on the Property. Pursuant to Section 4.03 of the Agreement, the
Owner hereby binds itself and its successors and assigns to the covenants herein, which shall
continue in effect for the duration of the Increment District.
2. Minimum Annual Payment. Commencing on January 1, 2023, the Property shall
be subject to a minimum annual ad valorem payment (whether classified, in whole or in part, as a
tax payment or an in lieu of payment) obligation in the amount of not less than $70,000.00 for the
first year in which the minimum ad valorem tax payment is payable as set forth herein (the
"Minimum Annual Payment "), which shall continue in effect for each year thereafter through the
duration of the Increment District (the "Minimum Annual Payment Period ").
3. Obligation to Pay Minimum Annual Payment. Subject to Section 8 of this
Covenant Agreement, during the Minimum Annual Payment Period, the Owner of the Property
(and any successors in interest) will pay not less than the Minimum Annual Payment of ad valorem
taxes (or will make a payment in lieu of taxes in the Minimum Annual Payment amount). During
the Minimum Annual Payment Period, if the county assessment ratios, levy rates, or taxable
assessed values that are in effect for any subsequent fiscal year prior to the termination of the
Increment District result in an ad valorem tax liability that is less than the Minimum Annual
Payment amount, the Owner of the Property (and any successors in interest) shall, in addition to
paying ad valorem taxes on the property based on the county assessment ratios, levy rates, and
taxable assessed values then in effect, make a payment in lieu of ad valorem taxes in the amount of
the difference between (i) the ad valorem tax calculation then in effect, and (ii) the Minimum
Annual Payment amount.
4. Payments in Lieu of Ad Valorem Taxes. During the Minimum Annual Payment
Period, if all or a portion of the Property is exempt from ad valorem taxes (whether resulting from
ownership of such real or personal property by a public or private tax - exempt entity or a lease or
sublease of such property to a public or private tax - exempt entity), the Owner of the Property (and
any successors in interest) shall make (or cause to be made) payments in lieu of ad valorem taxes
with respect to the real property and /or personal property to which such exemption applies,
commencing in any year in which such ad valorem tax exemption is in effect and terminating upon
the first to occur of termination of such ad valorem tax exemption or termination of the Increment
District.
5. Lien Securing Minimum Annual Payment Obligations. The Minimum Annual
Payment obligations of the Property pursuant to the covenants in this Covenant Agreement are
secured by a lien (or liens) on the Property in favor of Tulsa County, Oklahoma ( "County ") for the
benefit of the apportionment fund of the Increment District arising annually at the same time, in
the same manner, having the same priority, and subject to the same enforcement and remedies as
liens to secure the annual payments of other ad valorem taxes, which lien or liens may also be
evidenced by written notice executed by or on behalf of the County, OPWA, or the duly authorized
designee of OPWA and filed in the records of the County Clerk of Tulsa County, and which lien or
liens may also be enforced by the County, OPWA, or on its behalf by its authorized designee by
foreclosure in the same manner as foreclosure of a mortgage.
2
6. Covenants Running with the Land. The covenants in this Covenant Agreement
shall run with the land described herein as the Property. The County, OPWA, and the City shall
each be deemed a beneficiary of the covenants in this Covenant Agreement, and such covenants
shall run in favor of the County, OPWA, and the City for the entire period during which such
covenants shall be in force and effect. As such beneficiaries, in the event of any breach of such
covenants, the County (or OPWA and the City, if the County does not elect to exercise its rights
and remedies) shall have the right to exercise all the rights and remedies, and to maintain any
actions at law or suits in equity or other proper proceedings to enforce the curing of such breach, to
which beneficiaries of such covenant may be entitled; provided, however, that in all such events,
OPWA, and/or the City, as applicable, shall be required to provide notice of any such breach to all
lienholders of record at such notice address as is provided in such record document prior to the
exercise of any of its rights and remedies hereunder; further provided, however, that the failure to
provide such notice shall not prevent the exercise of any of its rights and remedies hereunder.
7. Timing of Minimum Annual Payment. The Minimum Annual Payment shall
be made by March 31 of each year to the Tulsa County Treasurer.
8. No Personal Liability; Right to Dispute Any Tax Increases. In no event shall the
covenants in this Covenant Agreement constitute a personal liability of the Owner (or its
respective successors and assigns), nor will the Owner of the Property (or any successors in
interest of any portion of the Property) be prevented from disputing any proposed increased ad
valorem taxes that may be in excess of the Minimum Annual Payment amount. In the event of a
default in payment of the Minimum Annual Payment obligation, the beneficiaries of the Minimum
Annual Payment pursuant to this Covenant Agreement shall look exclusively to the Property for
satisfaction thereof and shall not seek or obtain a personal judgment against the Owner or its
respective successors or assigns.
9. Termination of Ad Valorem Tax Covenants. The covenants in this Covenant
Agreement shall terminate upon the termination or dissolution of the Increment District, and, upon
such termination or dissolution of the Increment District, shall be extinguished and of no further
force and effect.
The parties have executed and delivered this Covenant Agreement as of the day and year
first above written.
OWASSO PUBLIC WORKS AUTHORITY, an
Oklahoma public trust
Kelly Lewis, Chair
STATE OF OKLAHOMA, )
) ss.
COUNTY OF TULSA. )
Before me, a Notary Public in and for said State, on this day of July, 2022,
personally appeared Kelly Lewis, to me known to be the identical person who subscribed the name
of the Owasso Public Works Authority to the foregoing instrument as its Chair and acknowledged
to me that she executed the same as her free and voluntary act and deed, and as the free and
voluntary act and deed of such public body corporate, for the uses and purposes therein set forth.
WITNESS my hand and official seal the day and year last above written.
My Commission expires:
(Seal)
2
5TH AVE BUSINESS PARK, LLC, an Oklahoma
limited liability company
Tracy Dean West, Authorized Member
ACKNOWLEDGEMENT
STATE OF OKLAHOMA, )
) ss.
COUNTY OF TULSA. )
Before me, a Notary Public in and for said State, on this day of July, 2022,
personally appeared Tracy Dean West, to me known to be the identical person who subscribed the
name of 5th Ave Business Park, LLC, to the foregoing instrument as the Authorized Member of
5th Ave Business Park, LLC, and acknowledged to me that he executed the same as his free and
voluntary act and deed, and as the free and voluntary act and deed of such limited liability
company, for the uses and purposes therein set forth.
WITNESS my hand and official seal the day and year last above written.
My Commission expires:
(Seal)
EXHIBIT 1
Legal Description of the Property
A TRACT OF LAND IN THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER
(SE /4 NE /4) OF SECTION THIRTY -ONE (3 1) IN TOWNSHIP TWENTY -ONE (2 1) NORTH
AND RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND MERIDIAN (I.B. &M.),
ACCORDING TO THE U.S. GOVERNMENT SURVEY, THEREOF, TULSA COUNTY,
STATE OF OKLAHOMA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SE CORNER OF THE NE /4 OF SEC. 31, T -21 -N, R -14 -E, I.B. &M.;
THENCE S88°53'41 "W ALONG THE SOUTH LINE OF SAID NEA A DISTANCE OF 145.20
FEET TO THE POINT OF BEGINNING BEING ON THE PRESENT RIGHT -OF -WAY OF
U.S. HIGHWAY 169; THENCE S88°53'41 "W ALONG THE SOUTH LINE OF SAID NE /4 A
DISTANCE OF 581.59 FEET; THENCE N01°56'57 "W A DISTANCE OF 775.29 FEET TO
THE PRESENT RIGHT -OF -WAY OF EAST 5TH AVENUE; THENCE N88°03'03 "E ALONG
THE PRESENT RIGHT -OF -WAY OF EAST 5TH AVENUE A DISTANCE OF 590.01 FEET
TO SAID PRESENT HIGHWAY RIGHT -OF -WAY; THENCE S01°19'45 "E ALONG SAID
PRESENT HIGHWAY RIGHT -OF -WAY A DISTANCE OF 783.91 FEET TO THE POINT OF
BEGINNING. SAID TRACT OF LAND CONTAINING 456,670.60 SQUARE FEET OR 10.484
ACRES, MORE OR LESS.
M