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HomeMy WebLinkAbout2017.08.07_Planning Commission AgendaRecord Copy OWASSO PLANNING COMMISSION REGULAR MEETING August 7, 2017 6:00 PM PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION TYPE OF MEETING: Regular August , 2017 TIME: 6:00 PLACE: Old Central 109 North Birch NOTICE FILED BY: Marsha Hensley TITLE: Assistant City Planner Filed in the office of the Owasso City Clerk and posted at City Hall, 200 South Main (west side) at 3:00 PM on August 2, 2017. Marsha Hensley, Assistant City tanner OWASSO PLANNING COMMISSION Monday, August 7, 2017 at 6:00 PM Old Central 109 North Birch AGENDA 1. Call to Order 2. Flag Salute 3. Roll Call 4. Presentation of the Character Trait of the Month - Punctuality 5. Approval of Minutes from the July 10, 2017 Regular Meeting. 6. Discussion of Economic Development Strategic Plan. 7. OPUD 17 -01 /OZ 17 -04 - Emery Village - Consideration and appropriate action related to a request for the review and acceptance of a Planned Unit Development (PUD) with the underlying zoning of CS (Commercial Shopping) District, RM (Residential Multi - family) District, RS -3 (Residential Single- family) District and RNX (Residential Neighborhood Mixed) District. The subject property contains 54.782 acres and is located north and east of the intersection of E 106th St N and N Garnett Rd and is presently zoned CS (Commercial Shopping) District and AG (Agriculture) District. Preliminary Plat - Hawthorne at Stone Canyon, Phase I - Consideration and appropriate action relating to the request for the review and acceptance of a preliminary plat proposing fifty -six (56) lots on nine (9) blocks on approximately 24.62 acres. The general location is E 73rd St N and N 193rd E Ave. The proposed subdivision was placed within a Planned Unit Development approved by Rogers County on October 17, 2005. The property is within development area "A" as described in the PUD document, which allows for residential single- family high density development. The property was annexed into the City of Owasso under Ordinance 934. 9. OZ 17 -05 - Rezonine - Casey's General Store - Consideration and appropriate action relating to the request for the review and acceptance of a rezoning from AG (Agriculture) zoning district to CS (Commercial Shopping) zoning district. The subject property is located on the northwest corner of E 86th St N and N Mingo Road. 10. Final Plat - Casey's General Store - Consideration and appropriate action relating to the request for the review and acceptance of a final plat proposing one (1) lot on one (1) block on approximately 2.5 acres. The general location is the northwest corner of E 86th St N and N Mingo Road. 11. Final Plat - Western Sun Federal Credit Union - Consideration and appropriate action relating to the request for the review and acceptance of a final plat proposing one (1) lot on one (1) block on approximately 1.781 acres. The general location is east of Eggbert's Restaurant on SH 20 (E 116th St N). The property is zoned CS (Commercial Shopping) district. 12. Final Plat - Seven6Main - Consideration and appropriate action relating to the request for the review and acceptance of a final plat proposing two (2) lots on one (1) block on approximately 2.07 acres. The general location is the southeast corner of E 76th St N and S Main St (201 S Main). The property is zoned CH (Commercial High Intensity) district and is within the Downtown Overlay District. 13. Community Development Report • Director's Update • Report on Monthly Building Permit Activity • Zoning Code Update 14. Report on Items from the July 19, 2017 TAC Meeting • Preliminary Plat - Hawthorne at Stone Canyon, Phase I • Final Plat - Casey's General Store • Final Plat - Western Sun Federal Credit Union • Site Plan - Western Sun Federal Credit Union • Final Plat - Seven6Main • Site Plan - Seven6Main • Site Plan - Glover 76th Street North 15. Report from Planning Commissioners 16. New Business (New Business is any item of business which could not have been foreseen at the time of posting of the agenda) 17. Adjournment OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Monday, July 10, 2017 The Owasso Planning Commission met in regular session on Monday, July 10, 2017 at Old Central per the Notice of Public Meeting and Agenda posted at City Hall, 200 S. Main (west side) at 1:00 pm on July b, 2017. ITEM 1. CALL TO ORDER The clerk stated that the Owasso Planning Commission chair and vice chair will not be attending the meeting. A motion is needed for a temporary chair for tonight's meeting. Mr. Horton moved to select Mr. Vines for the temporary chair. Mr. Balthrop seconded the motion. A vote on the motion was recorded as follows: YEA: Balthrop, Horton, Vines NAY: None The motion carried 3 -0. ITEM 2. Flag Salute ITEM 3. Roll Call PRESENT David Vines David Horton Chad Balthrop A quorum was declared present. STAFF Marsha Hensley Karl Fritschen Daniel Dearing Julie Lombardi Morgan Pemberton ABSENT Dr. Paul Loving Tim Miller Mr. Stephenson introduced Mr. Chad Balthrop as the new Planning Commissioner. ITEM 4. Presentation of the Character Trait of the Month — Alertness ITEM 5. Approval of Minutes from May 8, 2017 Regular Meeting. The Commission reviewed the minutes. Mr. Vines moved, seconded by Mr. Horton, to approve the minutes from the May 8, 2017 Regular Meeting. A vote on the motion was recorded as follows: YEA: Vines, Horton OWASSO PLANNING COMMISSION July 10, 2017 Page No. 2 NAY: None ABSTAINED: Balthrop Motion carried 2 -0 -1. ITEM 6. Election of Planning Commission Chairperson The by -laws of the Owasso Planning Commission state that the Commission shall have a chairperson and vice - chairperson, and the election of said officers shall be held annually at the first meeting after July 1 of each year. The Chair opened the floor for nominations for Chairperson. Mr. Vines nominated Dr. Loving, with the nomination being seconded by Mr. Horton. Hearing no further nominations, a vote on the motion was recorded as follows: YEA: Balthrop, Horton, Vines NAY: None Motion carried 3 -0. ITEM 7. Election of Planning Commission Vice Chairperson The Chair opened the floor for nominations for Vice Chairperson. Mr. Horton nominated Mr. Miller, with the nomination being seconded by Mr. Vines. Hearing no further nominations, a vote on the motion was recorded as follows: YEA: Balthrop, Horton, Vines NAY: None Motion carried 3 -0. ITEM 8. Discussion of Economic Development Strategic Plan — Ms. Levo will be presenting the plan at the August 7, 2017 meeting. ITEM 9. Consideration and appropriate action related to a request for the review and acceptance of a Planned Unit Development (PUD) with the underlying zoning of CS (Commercial Shopping) District, RM (Residential Multi- family) District, RS -3 (Residential Single- family) District and RNX (Residential Neighborhood Mixed) District. The subject property contains 54.782 acres and is located north and east of the intersection of E 1061h St N and N Garnett Rd and is presently zoned CS (Commercial Shopping) District and AG (Agriculture) District. Mr. Vines introduced the item. Mr. Horton moved to continue this item until the August 7, 2017 Planning Commission meeting. Mr. Vines seconded the motion. A vote on the motion was recorded as follows: YEA: Vines, Horton, Balthrop NAY: None OWASSO PLANNING COMMISSION July 10, 2017 Page No. 3 Motion carried 3 -0. ITEM 10. Community Development Report Director's Update ITEM 11. Report on Items from the June 21, 2017 TAC Meeting • OPUD 17 -01 /OZ 17 -04 —Emery Village ITEM 12. Report from Planning Commissioners ITEM 13. New Business (New Business is any item of business which could not have been foreseen at the time of posting of the agenda). ITEM 14. Adjournment —Mr. Balthrop moved, seconded by Mr. Horton, to adjourn the meeting. A vote on the motion was recorded as follows: YEA: Vines, Balthrop, Horton NAY: None Motion carried 3 -0 and the meeting was adjourned at 6:15 PM. Chairperson Vice Chairperson Date TO: Owasso Planning Commission FROM: Morgan M. Pemberton Assistant City Planner SUBJECT: Planned Unit Development- OPUD 17 -01 & OZ 17 -04- Emery Village DATE: August 7, 2017 BACKGROUND: The City of Owasso received a Planned Unit Development (PUD) application for Emery Village. Emery Village is a proposed development that incorporates commercial and residential land uses of varying densities and intensities. The proposed location of Emery Village is generally northeast of the intersection of E 106 +h St N and N Garnett Rd. The property has approximately 660 feet of frontage in the 10800 block of N Garnett Rd. The property also has approximately 676 feet of frontage in the 11800 block of E 106th St N. The subject property is comprised of several adjacent parcels of land totaling approximately 54.782 acres and was annexed into Owasso city limits under Ordinances 952 and 1098. The rezoning request that accompanies this PUD application seeks underlying zonings of CS (Commercial Shopping), RM (Residential Multi - Family), RNX (Residential Neighborhood Mixed), and RS -3 (Residential Single - Family High Density), The PUD proposal, if approved, would act as an overlay to the current zoning and would govern the development of the property. SURROUNDING LAND USE: Direction Zoning Use Land Use Plan Jurisdiction Commercial and Residential AG (Agriculture)/ CS, RM, RNX, and RS -3 Transitional/ Tulsa County/ North RS -3 (Residential Single - Family Residential Residential City of Owasso High Density) East AG (Agriculture) Residential Residential/ Tulsa County Transitional South CS (Commercial Shopping)/ Commercial/ Commercial/ City of Owasso/ AG (Agriculture) I Residential Transitional Tulsa County West I AG (Agriculture) Residential I Transitional Tulsa County SUBJECT PROPERTY /PROJECT DATA: Property Size 54.782 acres Current Zoning CS and AG Proposed Use Commercial and Residential Proposed Zoning CS, RM, RNX, and RS -3 Land Use Plan Commercial, Transitional, and Residential Gross Dwelling Units /Acre RM - 22.107 DU /AC (Proposed Maximum) RNX- 11.306 DU /AC RS -3 - 4.006 DU /AC Total Units Proposed RM -300 DU (Proposed Maximum) RNX -85 DU RS-3- 110 DU Within PUD? OPUD 17 -01 Within Overlay District? No Water Provider City of Owasso and Washington County Rural Water District #3 Applicable Ranch Creek Sewer Service Assessment Area ($610.33 per acre) Paybacks /Fees Meadowcrest Sewer Relief Area ($867.00 per acre) Storm Siren Fee ($35.00 per acre) Streets (public or private) Public and Private CONCEPT OF A PUD: A planned unit development is a development concept that allows for greater creativity and flexibility than typically allowed under traditional zoning and planning practices. For example, PUDs often allow developers to place different zonings and land uses in close proximity to each other. Developers may also have more flexibility in certain aspects of development, such as varying building setback and lot width requirements, which can be more restrictive within base zoning districts. In exchange for this flexibility, the development often sees more open space and amenity features. However, a PUD should not be considered a tool to circumvent the City's Zoning Code and Subdivision Regulations. All aspects of the PUD application are subject to public comment as well as consideration and approval from the Community Development Department, the Owasso Technical Advisory Committee, the Owasso Planning Commission, and the Owasso City Council ANALYSIS: Emery Village is a proposed development that would incorporate both commercial and residential land uses. The subject property is comprised of several parcels of land owned by BAK Development, LLC. The PUD encompasses approximately 54.782 acres and is currently zoned CS (Commercial Shopping) and AG (Agriculture). The CS (Commercial Shopping) zoning currently assigned to the western portion of the property was approved with Ordinance 1037 in October 2014. The eastern portion of the property was annexed into the city limits of Owasso under AG (Agriculture) zoning in February 2017 with Ordinance 1098. The PUD proposal is accompanied by a rezoning request that includes CS (Commercial Shopping), RM (Residential Multi - Family), RNX (Residential Neighborhood Mixed), and RS -3 (Residential Single - Family High Density). The applicant has prepared a concept plan and associated rezoning request that is in harmony with the GrOwasso 2030 Land Use Master Plan. There are three (3) different residential zonings proposed for this development: RM (Residential Multi - Family), RNX (Residential Neighborhood Mixed), and RS -3 (Residential Single- Family High Density). The conceptual development plan proposed for the subject property identifies three (3) different neighborhoods corresponding to these zoning districts: an apartment complex, attached single - family residences, and a detached single - family neighborhood. The PUD proposes a maximum of three hundred (300) dwelling units for the apartment complex, resulting in a maximum of 22.107 DU /AC. A maximum of eighty -five (85) dwelling units is proposed for the attached single - family residences, resulting in a maximum of 11.306 DU /AC. A maximum of one hundred and ten (I 10) dwelling units is proposed for the detached single - family neighborhood, resulting in a maximum of 4.006 DU /AC. Therefore, this PUD proposal would yield a maximum of 495 dwelling units for all residential development. The subject property has frontage along two arterial streets, N Garnett Rd and E 106th St N. Specifically, the property has approximately six hundred and sixty (660) feet of frontage on N Garnett Rd and approximately six hundred and seventy -five (675) feet of frontage on E 1061h St N. All streets constructed within the PUD would be determined to be public or private at the time site plans and plats are prepared for the individual areas of development. All streets would be designed and constructed to meet City of Owasso standards. Any gated private streets would also be required to meet said standards and requirements of the Owasso Fire Code. Also, internal and external sidewalks as required by the City of Owasso would be constructed as each development area is brought online. Each development area would be connected by streets and pedestrian access ways, which may include both sidewalks and trails. A variety of amenities, such as playgrounds, clubhouses, pools, and open space areas, would serve the residential neighborhoods within the PUD. As the PUD is platted and developed, all amenity and open space requirements as set forth by the Owasso Zoning Code would be met. Currently the applicant is requesting four (4) ground signs to be allowed on Garnett Rd. Of these four (4) requested signs, two (2) would serve commercial uses in Area A and would be a maximum of eight (8) feet in height and a maximum of eighty (80) square feet in size. The other two requested signs on Garnett would serve the commercial development in Area B and the multi- family development in Area C. Each of those ground signs would be a maximum of six (6) feet in height and a maximum of thirty -six (36) square feet in size. The applicant states in the PUD proposal that no more than four (4) signs would be allowed on Garnett Rd. However, the applicant requests the flexibility that one (1) of the ground signs along Garnett have the potential to be combined with one (1) or more of the above referenced signs, resulting in one (1) of the allowed four (4) to be a maximum of twenty (20) feet and a maximum of two hundred (200) square feet in size. The applicant desires this flexibly because they have indicated they at this time do not know exactly how many tenants may occupy the commercial spaces. Staff feels that the requested signage on Garnett Rd is excessive given this commercial area is further away from the hard corner intersection of two arterial streets and moves closer to residential areas. Rather, Staff feels that one (1) ground sign on Garnett Rd with a maximum of twenty (20) feet in height and a maximum of two hundred (200) square feet in size would be adequate to serve the needs of the potential commercial uses in Areas A and B. In addition, the multi - family development in Area C would be allowed one (1) sign with a maximum of eight (8) feet in height and a maximum of eighty (80) square feet in size on Garnett Rd. Each of the commercial and multi - family residential Areas (A, B, and C) would be allowed one (1) internal wayfinding sign each, and these wayfinding signs would have a maximum height of five (5) feet and maximum of twenty (20) square feet. Wall signage will still be allowed for Areas A and B as alloyed in the Owasso Sign Code. All signage would be required to comply with the Owasso Zoning Code, and any changes to the signage requirements would need to be approved by the Community Development Department. The size and style of the single - family housing has been discussed often with the applicant, The applicant has indicated housing sizes around 2,000 square feet, but this would be determined after the platting of the property. Staff feels that a requirement of at least fifty (50) percent masonry facade coverage for the detached single - family homes should be included in the PUD proposal, and therefore will make this a part of the recommendations. Carefully planned landscaping and screening is an important component of this PUD proposal. A screening fence at least six (6) feet in height would be installed and maintained by developers along all boundaries of the PUD. In addition, where commercial uses abut residential uses, a screening fence and a landscape buffer of at least ten (10) feet would be installed as required by the Owasso Zoning Code. The only exception to this would be where an adjoining residential district is undeveloped or used for nonresidential purposes. Particular consideration is being applied to a portion of the northern boundary where the subject property abuts an existing residential subdivision. Along this boundary, a buffer yard of a minimum of twenty (20) feet would be provided. As well as the mandatory six (6) foot high screening fence, vegetation screening would also be provided in the form of a tree being placed every thirty (30) feet along the border the PUD shares with the residential subdivisions to the north. A minimum of fifty (50) percent of these trees shall be evergreen. Aside from the additional requirements referenced above regarding buffers and landscaping, all other requirements of the chapter on Landscaping, Screening, and Buffering in the Owasso Zoning Code shall be met. The City of Owasso will provide sanitary sewer, Fire, Police, and EMS services to the proposed development. The subject property is serviced by two (2) water providers, Washington County Rural Water District #3 to the east and the City of Owasso to the west. The PUD concept indicates that a large drainage pond would be located on the northeastern portion of the property to provide stormwater detention. If the PUD is approved, the applicant will provide final development plans for each area being developed for administrative review and approval by City Staff. These plans shall include civil engineering drawings, landscape plans, drainage plans, utility plans, Final Plat, etc. PUD applications presented to the Planning Commission and City Council are for approval of the uses and the overall conceptual development plan as it relates to the context of the surrounding area. City Staff published legal notices of the PUD request in the Owasso Reporter on June 21, 2017 and mailed notices to property owners within a 300' radius of the subject property.. Additionally, the applicant sent a personal letter to nearby residents with an invitation to an informational neighborhood meeting on July 6, 2017. Community Development Staff worked carefully with the applicant to bring the type of development described in this PUD concept into the City of Owasso. This PUD proposal shows efficient use of land for both residential and commercial uses. It also offers a variety of housing products that create a walkable environment to the adjoining commercial area, yielding a high quality of life for those who would live and work there. COMPREHENSIVE PLAN CONSISTENCY: The GrOwasso 2030 Land Use Master Plan identifies the subject property for Commercial, Transitional, and Residential uses. As mentioned before, the applicant has taken steps to ensure their rezoning request is in harmony with the Land Use Master Plan. The proposed placement of the various commercial and residential land uses are equal to or less intense than what is called out for in the Land Use Master Plan. Therefore, the PUD proposal is supported by the Land Use Master Plan. HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT: The PUD proposal appears to be consistent with the current and expected future development of the area. A commercial use (family entertainment center) is currently under construction immediately south of where the PUD proposes CS (Commercial Shopping) zoning. To the north of the subject property is an existing high- density residential community developed with a PUD. The residential land uses proposed in the PUD, including RM (Residential Multi - Family), RNX (Residential Neighborhood Mixed), and RS -3 (Residential Single - Family High Density), would be placed so as to abut the already existing residential neighborhoods to the north and east of the subject property. All land uses must adhere to setback requirements as outlined in the Owasso Zoning Code, particularly those that abut a less -dense existing use. If approved, the PUD would govern the use and development of this property. Any changes to the PUD would require either administrative or Planning Commission and City Council approval depending upon the nature of the change. PLANNING ISSUES: Future planning issues must be considered if the PUD is approved. If approved, the applicant is required to adhere to all Owasso Zoning Code, Subdivision Regulations, and Engineering Standards. According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on any PUD application and determine the following: 1. Whether the PUD is consistent with the Comprehensive Plan; 2. Whether the PUD is in harmony with the existing and expected development of surrounding areas; 3. Whether the PUD is a unified treatment of the development possibilities of the project site; and 4. Whether the PUD is consistent with the stated purpose and standards of the PUD Ordinance: a. To permit innovative land development while maintaining appropriate limitation on the character and intensity of use assuring compatibility with adjoining and proximate properties; b. To permit flexibility within the development to best utilize the unique physical features of the particular site; c. To provide and preserve meaningful open space; and d. To achieve a continuity of function and design within the development. TECHNICAL ADVISORY COMMITTEE REVIEW: This item was taken to the Technical Advisory Committee for review on June 21, 2017. RECOMMENDATION: Staff recommends approval of OPUD 17 -01 and OZ 17 -04 with underlying zonings of CS (Commercial Shopping), RM (Residential Multi - Family), RNX (Residential Neighborhood Mixed), and RS -3 (Residential Single - Family High Density) with the following conditions: 1. On Garnett Rd, one (1) sign with a maximum height of twenty (20) feet and a maximum of two hundred (200) square feet to be used for advertising commercial uses within the PUD. In addition, the multi - family development in Area C would be allowed one (1) sign with a maximum of eight (8) feet in height and a maximum of eighty (80) square feet in size on Garnett Rd. These signs must be placed in landscaped beds, cannot be digital, and would need to incorporate architectural aesthetic upgrades. Two (2) signs would be allowed on E 106th St N, one (1) for each neighborhood of single - family residential homes (Areas D and E), with a maximum of six (6) feet in height and a maximum of forty -two (42) square feet in size for each sign. Each of the commercial and multi - family residential Areas (A, B, and C) would be allowed one (1) internal wayfinding sign each, and these wayfinding signs would have a maximum height of five (5) feet and maximum of twenty (20) square feet. All other internal signage must be attached to the building. All signage would comply with the Owasso Zoning Code, and any changes to the signage requirements would need to be approved by the Community Development Department. 2. All detached single- family residences must have at least fifty (50) percent facade coverage of brick, stone; or another similar type of masonry material. 3. In the multi - family area, no building over two (2) stories in height shall be allowed within fifty (50) feet of the northern property line. All buildings shall meet applicable setback standards. ATTACHMENTS: Aerial Map GrOwasso 2030 Land Use Master Plan Map Zoning Map PUD Concept Proposal Rezoning Request Map TAC Meeting Comments Letters of Concern from Nearby Property Owners Lanu Use Master Plan OPUD 17 -01 & OZ 17 -04 LEGEND Land Use Categartes OPUD 17 -01 & OZ 17 -04 Zoning Map OPUD 17 -01 APPROY 54.78 NORTH AND EAST OF THE NORTHEAST CORNER OF 106TH STREET NORTH & GARNETT ROAD OWASSO, OKLAHOMA R 14 E JULY, 2017 Location Map &ole:l =:lpU' NORTH APPLICANT / OWNER: T BAK DEVELOPMENT, LLC CIO BILL EMERY 21 8091 N. 115TH E. AVE. OWASSO, OK 74055 BEMERY@MINGOMFG.COM CONSULTANT: TANNER CONSULTING LLC RICKY JONES 5323 S LEWIS AVE TULSA, OK 74105 RICKY @TANNERBAITSHORCOM TABLE OF CONTENTS I. PROPERTY DESCRIPTION II. DESIGN AND INTENT STATEMENT 2 3 EXHIBIT LIST: Exhibit A: Aerial Photography & Boundary Depiction 6 ExhibitB: PUD Concept 7 III. DEVELOPMENT STANDARDS: 8 DevelopmentArea A 8 DevelopmentArea B 9 DevelopmentArea C 10 DevelopmentArea D 11 DevelopmentArea E 12 IV. GENERAL PROVISIONS AND DEVELOPMENT STANDARDS 13 IV.A. Access and Circulation13 IV.B. Signs 13 IV.C. Utilities and Drainage 14 IV.D. Environmental Analysis and Topography 14 IV.E. Existing Zoning and Land Use 15 W.F. Platting and Site Plan Requirements 15 IV.G. Landscaping and Screening Requirements 15 IV.H. Additional Development Standards 16 IV.I. Schedule of Development 16 EXHIBIT LIST Exhibit C: Development Areas 17 Exhibit D: Existing Utilities 18 Exhibit E: Existing Soils 19 Exhibit F: Existing Zoning Map 20 Exhibit G: Proposed Zoning Map 21 1 OPUD 17 -01 TANNER CONSULTING L-C, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 I. PROPERTY DESCRIPTION Emery Village consists of 54.782 acres located north and east of the intersection of 106'" St. N. and Garnett Rd., in the City of Owasso, Oklahoma, and is more particularly described within the following statement: A TRACT OF LAND THAT IS A PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER (SE /4 SW /4) OF SECTION EIGHT (8), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE FOURTEEN (14) EAST OF THE INDIAN MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER (SW /4) OF SAID SECTION 8; THENCE SOUTH 88°43'11 WEST AND ALONG THE SOUTH LINE OF SAID SW 14, FOR A DISTANCE OF 314.60 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 88°43'11" WEST AND CONTINUING ALONG SAID SOUTH LINE, FOR A DISTANCE OF 676.97 FEET TO A POINT AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER (SW /4 SW /4 SE /4 SW /4) OF SAID SECTION 8; THENCE NORTH 1020,17" WEST AND ALONG THE EAST LINE OF SAID SW /4 SW /4 SE /4 SW /4, FOR A DISTANCE OF 330.03 FEET TO THE NORTHEAST CORNER THEREOF; THENCE SOUTH 88°43'27" WEST AND ALONG THE NORTH LINE OF SAID SW /4 SW /4 SE /4 SW /4, FOR A DISTANCE OF 330.61 FEET TO THE NORTHWEST CORNER THEREOF; THENCE NORTH 1°21'10" WESTAND ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 8, FOR A DISTANCE OF 330.05 FEET TO A POINT AT THE SOUTHEAST CORNER OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER (N /2 SW /4 SW /4) OF SAID SECTION 8, THENCE SOUTH 88°43'45" WEST AND ALONG THE SOUTH LINE OF SAID N /2, FOR A DISTANCE OF 1306.26 FEET TO A POINT AT THE SOUTHWEST CORNER OF SAID NORTH HALF; THENCE NORTH 1°24'41" WEST AND ALONG THE WEST LINE OF SAID N /2, FOR A DISTANCE OF 660.29 FEET TO A POINT AT THE NORTHWEST CORNER OF SAID NORTH HALF; THENCE NORTH 88°44'14" EAST AND ALONG THE NORTH LINE OF SAID NORTH HALF, FOR A DISTANCE OF 1306.94 FEET TO A POINT AT THE NORTHEAST CORNER OF SAID NORTH HALF, SAID POINT ALSO BEING ON THE SOUTH LINE OF BLOCK 5, "MAPLE GLEN II ", ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE RECORDED PLAT THEREOF (PLAT NO. 6365); THENCE NORTH 88°44'14" EASTAND ALONG THE SOUTH LINE OF SAID BLOCK 5, THE SOUTH LINE OF BLOCK 4, "MAPLE GLEN III ", AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE RECORDED PLAT THEREOF (PLAT NO. 6474), AND THE SOUTH LINE OF BLOCK 2, "MAPLE GLEN IV% AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE RECORDED PLAT THEREOF (PLAT NO. 6519), FOR A DISTANCE OF 1323.44 FEET TO A POINT AT THE SOUTHEAST CORNER OF SAID BLOCK 2; THENCE SOUTH 1°17'39" EAST AND ALONG THE EAST LINE OF THE SOUTHWEST QUARTER (SW /4) OF SAID SECTION 8, FOR A DISTANCE OF 959.80 FEET; THENCE SOUTH 88°43'11" WEST FOR A DISTANCE OF 314.60 FEET; THENCE SOUTH 1°17'39" EAST AND FOR A DISTANCE OF 360.00 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINS 2,386,314 SQUARE FEET OR 54.782 ACRES. The above described property will hereinafter be referred to as the "Site" or "Subject Property" and is depicted on Exhibit A, "Aerial Photography & Boundary Depiction." OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 II. DESIGN AND INTENT STATEMENT Emery Village is a mixed -use Planned Unit Development (PUD) proposing commercial and residential development of 54.782 acres located north and east of the intersection of 106'" St. N. and Garnett Rd., in the City of Owasso, Oklahoma. Emery Village proposes a variety of uses, with commercial areas along Garnett Rd. transitioning to a multifamily community, transitioning to a neighborhood of townhomes, transitioning to a detached single - family neighborhood. Streets and pedestrian accessways, consisting of sidewalks and /or trails, will connect each neighborhood to the next, and the multifamily community to the commercial development area. Emery Village will provide a mix of uses, each transitioning appropriately to the next in an integrated community setting, which community will become its own neighborhood within Owasso and will relate to other neighborhoods and the City as a whole. Emery Village will be endowed with ample open spaces, amenities, and development standards to ensure a strong neighborhood with unique character and quality of life for generations to come. The locations of land uses and proposed underlying zoning districts, streets, amenities, and open spaces have been designed to buffer and transition between differing land uses and land use intensities. By its design, as outlined in the Owasso Zoning Code, this PUD is intended to: provide a unified treatment of the development possibilities of the project site; encourage creative development of land; promote project design that is often unseen in conventional development; serve as a tool for intelligent, well - planned, and quality developments that fit within Owasso's existing neighborhoods and context of the surrounding area; provide flexibility to allow for the development of properties with unique physical characteristics by promoting innovative design and providing guidelines which ensure that development is beneficial to the City of Owasso's future growth. Further, this PUD has been prepared to achieve the 10 specific goals listed in the Owasso Zoning Code: 1. Maintain and Enhance the Quality of Life in Owasso, 2. Provide Opportunities for Urban Infill, 3. Maintain and Promote a Sense of Community, 4. Encourage Development That Otherwise Could Not Occur on the Site, 5. Preserve and Provide Meaningful Open Space, 6. Promote Connectivity and Compatibility with Surrounding Development, 7. Inspire Unique and Thoughtful Development, 8. Support the Development of Strong Neighborhoods, 9. Provide Amenities Beyond Conventional Development, and 10. Preserve the Physical Characteristics of the Land. The subject property is presently zoned CS Commercial Shopping Center District and AG Agriculture District. In order to permit the various land uses and intensities proposed by this PUD, the Owasso Zoning Code will require the inclusion of certain zoning districts and certain proportions of underlying zoning districts within the PUD. An accompanying application is being filed to rezone certain areas to commercial and residential (OZ 17 -04). This PUD proposes retaining existing CS zoning to support commercial uses within the two (2) commercial development areas (A and B). Development Areas are generally depicted on Exhibit C "Development Areas." Commercial Development Area A is planned for retail- oriented businesses, and Development Area B is planned for commercial, office, and /or self- storage business use. By this PUD, the self- storage business use shall be allowed in the CS district, limited to Development Area B. The three (3) residential development areas (C, D, and E) propose different neighborhoods including multifamily, attached single - family (townhouses), and detached single - family. Each neighborhood will feature its own unique designs and neighborhood amenities. Land and specific features will be sited and designed during the platting phases. Per Zoning Code Section 8.201.1, not less than 14 amenities will be constructed and shall include at least one (1) amenity from each of the four (4) categories specified in Zoning Code Table 8 -1. As reflected on the "PUD Concept" site plan, neighborhood amenities may include such uses as pools, clubhouses, pond water features with fountains, trails, gazebos or other shelter structures, and open spaces, and the large, central common area containing the pond could host additional amenities such as playgrounds, sport courts, courses, or fields, fishing piers or docks, picnic areas, gardens, etc. The Exhibit B "PUD Concept" plan represents initial concepts for neighborhood amenities, which will be maintained as common areas by a mandatory property owners' association to be formed by the Deed of Dedication and Restrictive Covenants of a subdivision plat for development areas containing OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 741051 918.745.9929 such common areas. Should multiple such associations be formed by separate subdivisions, all will be obligated to maintain, in pro -rata share or as otherwise specified by applicable agreements or bylaws, all neighborhood amenities to which they have access. As represented on Exhibit B, a public collector street is conceptually proposed to connect all development areas to Garnett Rd, and 1061h St. N. Streets serving Emery Village, whether public or private, shall be constructed to meet the standards of the City of Owasso for public streets. Private streets shall be maintained by a mandatory property owners' association to be formed by the Deed of Dedication and Restrictive Covenants of a subdivision plat for development areas containing such private streets. Private streets with rights -of -way less than minimum standards may require modification per Owasso Subdivision Regulations Section 1.7. Any gates serving private streets or drives shall be designed according to the Fire Code adopted by the City of Owasso and be approved by the Owasso Fire Marshal during the platting stage. Multifamily use requires RM Residential Multi - Family District zoning, and RNX Residential Neighborhood Mixed District is additionally proposed to support a share of multifamily dwelling units and attached single - family (townhouse) use and dwelling units. Beyond the CS, RM, and RNX districts, the balance of the site is proposed to be rezoned to RS -3 Residential Single - Family High Density District. The Table V -1, Land Use Evaluation Matrix on page V -18 of the of the GrOwasso 2030 Land Use Master Plan provides that the existing CS zoning (which will be retained) is Allowed within the Commercial designation and the requested RS -3 zoning is Allowed within the Residential designation. The requested RNX Residential Neighborhood Mixed District is understood to be consistent with the Transitional designations and the RM is understood to be consistent with the Master Plan as it will be recognized as a "downzoning" from the current CS commercial district. All proposed underlying zoning districts correspond with the Master Plan designations with the exception of (1) the Transitional designation within Development Area C, which is being rezoned to RM to better correspond with the Development Area boundaries and (2) the Transitional designation along 106th St. N., used to support RNX zoning, which area of RNX zoning has been relocated, in equal amount of land area as supported by the Transitional designation, to better correspond to the locations of the attached single - family use in Development Area D that it is intended to support. Existing and proposed zoning are reflected on Exhibits F and G, respectively. The PUD will allow the most efficient use of the land which is harmonious with the surrounding land uses, as represented on Exhibit A, "Aerial Photography & Boundary Depiction." A conceptual development plan depicting the Development Areas and design features is provided on Exhibit B "PUD Concept" plan, which Development Areas are more clearly outlined on Exhibit C "Development Areas." Final Development Area boundaries and areas shall be established by required PUD subdivision plats. The PUD shall be developed in accordance with the use and development regulations of the City of Owasso Zoning Code, except as otherwise specified herein. Bulk and area standards within the proposed Development Standards generally follow those of the proposed underlying CS district for Development Areas A and B and those of the proposed underlying RM, RNX, and RS -3 districts for Development Areas C, D, and E, respectively; where exceptions are proposed for design flexibility, the concerned bulk and area standard is designated with a "t" symbol in the tables that follow in Section III of this PUD. Although Zoning Code Sections 8.20.A and Chapter 4 Tables 2 and 3 would permit many more in the proposed underlying RM, RNX, and RS -3 zoning districts, this PUD will restrict the residential development areas to 495 total dwelling units, including 300 multifamily, 85 attached single - family, and 110 detached single - family. In addition to lowering the density otherwise permitted, this PUD will impose higher development standards than if developed with straight residential zoning. Initial transfers (1) from Development Area B to Development Area C of multifamily dwelling units per underlying RM zoning and (2) from Development Area C to Development Areas A and B of commercial floor area per underlying CS zoning have been established by this PUD with results as reflected in densities outlined in the development standards for the respective development areas. Allocated commercial or residential density may be transferred to another lot or lots by written instrument executed by the owner of the lot from which the floor area or residential density is to be allocated, provided however, the reallocation 4 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 shall not exceed 15% of the initial allocation to the lot to which the transfer of floor area or residential density is to be made without approval of a PUD Minor Amendment and provided further that the overall densities and intensities, in terms of dwelling units and nonresidential floor area shall not exceed those of the initial PUD as approved. This PUD has been prepared by Tanner Consulting, LLC of Tulsa on behalf of the owner, BAK Development, LLC. The PUD Concept plan was prepared by DRM Design Group of Tulsa. Due to the scale of the property, the mix of land uses proposed, and the anticipated time horizon to ultimate build -out, this PUD proposes to establish a conceptual development plan with designation of development areas, allocation of uses and intensity of uses and development standards and conditions, to be followed by more specific subdivision plats and commercial detailed site plans for each phase of development. Development of the project is expected to commence and be phased and completed as market conditions permit. Commercial development within Development Areas A and B is anticipated to be the first phase. OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 OPUD 17-01 EXHIBIT A AERIAL PHOTOGRAPHY & BOUNDARY DEPICTION WITH ADJACENT DEVELOPMENTS LABELED OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OFAUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1 918.745.9929 NORTH EXHIBIT B PUD Concept OPUD 17 -01 TANNER CONSULTING L-C, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 Area A Retail /Office 4.77 Acres Area B Self Storage 1.71 Acres KNCEPT 07/05/17 Area C Multi - Family 13.57 Acres Area D Single Family Attached 7.52 Acres Single Family Detached 27.46 Acres DRM DESIGN GROUP LANDSCAPE ARCHITECTURE LAND PLANNING URBAN DESIGN Tulcc.OK 74110 918.359.1166 III. DEVELOPMENT STANDARDS DEVELOPMENT AREA A Gross Land Area: 207,732 SF 4.769 AC Net Land Area: 196,838 SF 4.519 AC Proposed Zoning: CS Permitted Uses: Uses permitted as a matter of right in the CS Zoning District, uses permitted by Specific Use Permit and /or PUD including only carpet store, copying services, greenhouse (retail), and printing and publishing, and uses customarily accessory to permitted uses. All uses classified as "sexually oriented" within the City of Owasso Zoning Code (Section 650), self- storage, and all open air storage uses are prohibited. Maximum Floor Area Ratio: 0.61 Maximum Building Height: 50 FT Minimum Public or Private Street Frontage: 150 FT Minimum Building Setbacks: From Arterial Street Right -of -Way: 50 FT From Non - Arterial Street Right -of -Way: 10 FT From North PUD Boundary: 37.5 FT From R District Boundaries: 20 FT ** From All Other Boundaries: 0 FT Minimum Parking Ratio: 1 per 175 SF building floor area * ** Minimum Bicycle Parking: As per Zoning Code Table 9.1 Other Bulk and Area Requirements: As required within CS District Any interior lot having no street frontage shall be provided access to a public street by access easement(s) approved by the City of Owasso during platting review. Plus 2 feet of setback for each 1 foot building height exceeding 15 feet if the abutting property is within an RE, RS, RD or RTH District. To be reduced to 1 per 200 SF building floor area upon development of Development Area B (excluding self - storage use) with mandatory mutual parking privileges as provided in this PUD. OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 DEVELOPMENT AREA B Gross Land Area: 74,649 SF 1.713 AC Net Land Area: 74,649 SF 1.713 AC Proposed Zoning: CS / RM Permitted Uses: Uses permitted as a matter of right in the CS Zoning District, uses permitted by Specific Use Permit and /or PUD including only carpet store, copying services, greenhouse (retail), and printing and publishing, self- storage as allowed in CS by this PUD, and uses customarily accessory to permitted uses. All uses classified as "sexually oriented" within the City of Owasso Zoning Code (Section 650) and all open air storage uses are prohibited. Maximum Floor Area Ratio: 0.61 Maximum Building Height: 50 FT Minimum Public or Private Street Frontage: 50 FT Minimum Building Setbacks: From Non - Arterial Street Right -of -Way: 10 FT From North and East Boundaries: 10 FT From R District Boundaries: 20 FT ** From All Other Boundaries: 0 FT Minimum Parking Ratio (Self- Storage): 1 per 300 SF leasing office building floor area Minimum Parking Ratio (All Other Uses): 1 per 300 SF building floor area * ** Minimum Bicycle Parking: As per Zoning Code Table 9.1 Other Bulk and Area Requirements: As required within CS District Any interior lot having no street frontage shall be provided access to a public street by access easement(s) approved by the City of Owasso during platting review. Plus 2 feet of setback for each 1 foot building height exceeding 15 feet if the abutting property is within an RE, RS, RD or RTH District. Mutual parking privileges with Development Area A shall be required as provided in this PUD. OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 DEVELOPMENT AREA C Gross Land Area: 591,124 SF 13.570 AC Net Land Area: 591,124 SF 13.570 AC Proposed Zoning: RM/CS Permitted Uses: Uses permitted by right in the RM and RNX Districts, including multi - family dwellings, attached single - family dwellings (townhouses), duplex dwellings, and detached single - family dwellings, and customary accessory uses, including private common area facilities such as clubhouse, swimming pool, playground, and recreational open space. Maximum Dwelling Units I Per Acre: 300/22.107 Minimum Lot Width: 100 FT Minimum Lot Size: 7,000 SF Maximum Building Height: 4 Stories and 50 FT ** Minimum Parking Ratio: As per Zoning Code Table 9.1 Minimum Bicycle Parking: As per Zoning Code Table 9.1 Minimum Livability Space: 800 SF * ** Minimum Yard Setbacks (Multi - Family): Yard Abutting a Public or Private Street: 20 FT From R District and Development Area E Boundaries: 20 FT * * ** From North PUD Boundary: 37.5 FT From Development Area B Boundary: 10 FT From Development Area D and South PUD Boundaries: 10 FT * * ** From All Other Boundaries: 0 FT Minimum Yard Setbacks (Other Uses): As required within the RNX District Other Bulk and Area Requirements (Multi - Family): As required within the RM District Other Bulk and Area Requirements (Other Uses): As required within the RNX District * Applies to multifamily lots; Any interior multifamily lot having less than the minimum required street frontage shall be provided access to a public street by access easement(s) approved by the City of Owasso during platting review. Uses other than multi- family are restricted to 2 stories and 35. Livability space may be located on a lot or contained within common open space of the development. Plus 2 feet of setback for each 1 foot building height exceeding 15 feet if the abutting property is within an RE, RS, RD or RTH District. 10 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 DEVELOPMENT AREA D Gross Land Area: 327,464 SF 7.518 AC Net Land Area: 327,464 SF 7.518 AC Proposed Zoning: RNX Permitted Uses: Attached single - family dwellings (townhouses), duplex dwellings, and detached single - family dwellings, and customary accessory uses, including private common area facilities such as clubhouse, swimming pool, playground, and recreational open space. Maximum Dwelling Units / Per Acre: 85/11.306 Minimum Lot Width: 40 FT Minimum Lot Size: 3,800 SF Maximum Building Height: 2 Stories and 35 FT Minimum Off - street Parking: One (1) enclosed off - street parking spaces required per dwelling unit ** Minimum Livability Space: 1,000 SF * ** Minimum Yard Setbacks: * * ** From North PUD Boundary: 20 FT Front Yard: 15 FT t Rear Yard: 15 FT tt Side Yard Abutting a Street: 10 FT ttt Side Yard Not Abutting a Street: 0 FT * * * ** Other Bulk and Area Requirements: As required within the RNX District * Architectural features may extend a max. of five (5) feet above maximum permitted building height. Parking stalls within common onstreet parking, if employed, will contribute to satisfying minimum parking requirements within the Development Area. Livability space may be located on a lot or contained within common open space of the development. Front -entry garages shall set back not less than 25, and side -entry garages shall be set back not less than 20 feet. Non- attached sides shall be set back not less than five (5) feet and shall maintain a minimum of ten (10) feet of separation from buildings on other lots. t cf. 25 FT Zoning Code Section 430.1 Table 3 ft cf. 20 FT Zoning Code Section 430.1 Table 3 ttt cf. 15 FT Zoning Code Section 430.1 Table 3 11 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1 918.745.9929 DEVELOPMENT AREA E Gross Land Area: 1,196,235 SF 27.462 AC Net Land Area: 1,185,065 SF 27.205 AC Proposed Zoning: RNX / RS -3 Permitted Uses: Detached residential dwellings and customary accessory uses, including private common area facilities such as clubhouse, swimming pool, playground, and recreational open space. Maximum Dwelling Units / Per Acre: 110/4.006 Minimum Lot Width: 55 FT t Minimum Lot Size: 5,500 SF ft Maximum Building Height: 2 Stories and 35 FT Minimum Off - street Parking: Two (2) enclosed off - street parking spaces required per dwelling unit Minimum Livability Space: 2,000 SF ** ttt Minimum Yard Setbacks: * ** Front Yard: 20 FT tttt Rear Yard: 20 FT Side Yard Abutting a Street: 15 FT Side Yard Not Abutting a Street: 5 FT Other Bulk and Area Requirements: As required within the RS -3 District Architectural features may extend a max. of five (5) feet above maximum permitted building height. Livability space may be located on a lot orcontained within common open space of the development. ** Front -entry garages shall set back not less than 25, and side -entry garages shall be set back not less than 20 feet. t cf. 65 FT Zoning Code Section 430.1 Table 2 tt cf. 7,000 SF Zoning Code Section 430.1 Table 2 ttt cf. 25 FT Zoning Code Section 430.1 Table 2 ttti cf. 4,000 SF Zoning Code Section 430.1 Table 2 ttttcf. 25 FT Zoning Code Section 430.1 Table 2 12 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918345.9929 IV. GENERAL PROVISIONS AND DEVELOPMENT STANDARDS IV.A. ACCESS AND CIRCULATION: An interconnected street network will connect the various development areas within Emery Village to Garnett Rd. and 1061h Street North. Streets serving Emery Village may be public or private and gated. While further street patterns will be designed during the platting stage, conceptual street alignments are indicated on the Exhibit B PUD Concept plan. As required by the Owasso Zoning Code for PUD approval, a traffic study has been conducted and the report has been filed along with this PUD application. Streets serving Emery Village, whether public or private, shall be constructed to meet the standards of the City of Owasso for public streets. Private streets shall be maintained by a mandatory property owners' association to be formed by the Deed of Dedication and Restrictive Covenants of a subdivision plat for development areas containing such private streets. Private streets with rights -of -way less than minimum standards may require modification per Owasso Subdivision Regulations Section 1.7. Any gates serving private streets or drives shall be designed according to the Fire Code adopted by the City of Owasso and be approved by the Owasso Fire Marshal during the platting stage. Whether or not reflected on the PUD Concept site plan, should the multifamily development exceed 200 dwelling units, a secondary point of ingress /egress shall be provided. All development areas shall be provided the minimum number of points of ingress /egress as required by Fire Code and Owasso Fire Marshal. Commercial driveway connections to Garnett Rd. will be established during the platting and site plan stage. The southerly driveway connection will correspond with the Mutual Access Easement established during the development of the Wheels and Thrills Family Entertainment Center abutting to the south. Pedestrian and bicycle connectivity between neighborhoods within Emery Village and to adjacent areas will be planned and included in development designs during the platting process. Sidewalks, including both internal and along exterior street frontages, shall be constructed by the developer or individual lot owners in accordance with the Owasso Subdivision Regulations. Sidewalks which are proposed outside of public or private street rights -of -way shall be placed in a sidewalk easement. Limits of No Access (LNA) will be imposed by the future plat(s) along arterial street frontages, except at approved street intersections. IV.B. SIGNS: Within commercial Development Area A, a maximum of two (2) ground signs will be allowed along the Garnett Rd. frontage, limited to eight (8) feet in height and 80 square feet of display surface area. Businesses within commercial Development Areas A and B having no frontage on Garnett Rd., and the multifamily development within Development Area C, may be served by one (1) offsite ground sign each, located along Garnett Rd., which ground sign(s) shall be allowed in addition to the ground sign serving the host lot as otherwise permitted, provided (1) the total number of ground signs along Garnett Rd. shall not exceed four (4), (II) such signs shall be limited to six (6) feet in height and 36 square feet of display surface area, and (111) minimum sign separation standards are maintained. Within commercial Development Areas A and B, businesses having no frontage on Garnett Rd. may additionally be served by one (1) onsite ground sign along the collector street, not to exceed 5' in height and 20 square feet in display surface area. 13 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO, CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1 918.745.9929 Notwithstanding the foregoing, one (1) of the permitted two (2) onsite ground signs serving commercial uses in Development Area A, if combined with one (1) or more of the other three (3) ground signs permitted along Garnett Rd., shall be permitted up to 20 feet in height and 200 square feet in display surface area. To identify residential uses within Development Areas C, D, and E, two (2) entrance signs shall be permitted along 106'h St. N., limited to six (6) feet in height and 42 square feet in display surface area, and each such Development Area shall be permitted one (1) entrance sign on the collector street, limited to five (5) feet in height and 20 square feet in display surface area. Signage serving residential neighborhood amenities, appropriate for purpose and neighborhood scale, shall be permitted within reserve areas containing neighborhood amenities. All signs serving like- branded developments shall be consistent in design Except as otherwise outlined herein, all signage shall comply with the Owasso Zoning Code, and any changes to signage requirements must be approved by the Community Development Department. IV.C. UTILITIES AND DRAINAGE: Per information furnished by the City of Owasso, the westerly approximately 20 acres of the subject property is within the City of Owasso water service area; the balance of the site is within the Washington County Rural Water District # 3 (RWD) water service area. The westerly approximately 20 acres of the subject property will be served by a 10" waterline (being replaced by a 12 ") along the west side of Garnett Rd., and the balance of the site will be served by customary extensions of the existing RWD waterlines in the area. An 8" waterline has been extended across Garnett Rd. at the northwest corner of the Wheels and Thrills Family Entertainment Center abutting to the south. Per the City of Owasso, the site will be served by an existing eight (8) inch sanitary sewerline crossing Garnett Rd. just north of the northwest corner of the subject property, which has adequate capacity. This will require extension and connection. An eight (8) inch sanitary sewerline has also been extended along the east side of Garnett Rd. in connection to the Wheels and Thrills development. Sanitary sewer and waterline extensions to and throughout the project will be required, and will be designed during the platting stage. New sanitary sewer lines will be extended within the development in order to provide all lots with service. Waterlines shall be looped within the interior of the subdivision to provide water service and fire protection. Fire hydrant locations shall be coordinated with and approved by the Owasso Fire Marshal during platting and commercial site plan stages. The site is moderately sloped and drains northwesterly through onsite farm ponds to an upstream tributary of Bird Creek. An internal stormwater collection and detention system will be designed and constructed to drain the site to stormwater detention facility(ies), to be sited and designed during the platting stage. Early concepts for drainage indicate expansion of the existing larger farm pond to be used for onsite stormwater detention, but this may change as site designs progress. Existing water and sanitary sewer utilities are shown on Exhibit "C" of this PUD; information is per City of Owasso atlas data and does not reflect the most recent changes, such as those line extensions serving the Wheels and Thrills facility. IV.D. ENVIRONMENTAL ANALYSIS AND TOPOGRAPHY: The site is moderately sloped and drains northwesterly through onsite farm ponds to an upstream tributary of Bird Creek. There are no FEMA- designated Special Flood Hazard Areas within or adjacent to the subject property. The Soil Survey of Tulsa County, Oklahoma was used to help identify soils types and possible constraints to development. The site primarily contains Dennis - Pharoah silt loam (3 to 5% slopes; 64.6% of site area), with the balance containing Okemah silt loam (0 -1% slopes; 26.5% of site area), Dennis - Radley Complex 14 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 741051 918.745.9929 (0 to 12% slopes; 4.5% of site area), and Okema- Parsons - Pharoah Complex (0 -1% slopes; 4.4% of site area). Development constraints associated with these soil types will be addressed in the engineering design phase of the project. Prior to construction, a geotechnical report will be performed to recommend paving sections and subgrade design. Soil types and associated slopes are shown on Exhibit "D" and topography is represented on Exhibit "C" of this PUD. IV.E. EXISTING ZONING AND LAND USE: Consisting of four (4) existing parcels, the site contains two (2) houses and a few barns and accessory buildings. The site is generally vacant / agricultural and contains two (2) ponds and a stand of trees. Commercial Development Areas A and B and Development Area C is presently zoned CS; the balance of the site is zoned AG agricultural. IVY. PLATTING AND SITE PLAN REQUIREMENTS: No building permit shall be issued until a subdivision plat has been submitted to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record. The required subdivision plat shall include covenants of record implementing the development standards of the approved PUD and the City of Owasso shall be a beneficiary thereof. The plat will also serve as the site plan for all residential lots contained within the plat. Nonresidential buildings within Development Areas A and B, and any neighborhood amenities requiring a building permit, shall submit and receive Owasso Community Development staff approval of a site plan application. IV.G. LANDSCAPING AND SCREENING REQUIREMENTS: Landscaping and screening shall meet or exceed the requirements of the Owasso Zoning Code, The PUD will meet the 20% open space requirement as described in Owasso Zoning Code Section 8.20.8. A screening fence not less than 6 feet in height and a landscaped area of not less than 10 feet in width shall be maintained along the boundaries of commercial areas adjoining residential development or a residential zoning district, provided however, if an adjoining residential district is undeveloped or used for nonresidential purposes, required screening may be deferred until residential development occurs. A screening fence not less than 6 feet in height shall be installed and maintained along all PUD boundaries, except where such screening already exists. A buffer yard not less than 20' in width shall be provided along the northerly boundaries of Development Areas C and D where abutting residential lots in the Maple Glen subdivisions, which buffer yard shall contain vegetation and a 6-high screening fence. Within the buffer yard along the north line of multifamily Development Area C, vegetation shall include, at a minimum, one (1) tree for each 30 feet, at least 50% of which shall be evergreen. Decorative fencing shall be installed along the 10611 St. N. frontage, which shall be contained in a Reserve Area or easement as established by the subdivision plat. If wood fencing is to be used, decorative columns of rock, brick, split face block, or similar permanent material shall be used at regular intervals. The property owners' association formed by the Deed of Dedication and Restrictive Covenants of the subdivision plat shall be responsible for maintaining this fence. 15 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 741051 918.745.9929 IV.H. ADDITIONAL DEVELOPMENT STANDARDS: Within commercial Development Areas A and B, the subdivision plats shall contain restrictive covenants (1) providing for mutual parking privileges, so that all lots may allow their excess parking spaces to be used by patrons of adjacent lots (provided, self- storage businesses shall be exempt), (2) lot maintenance covenants requiring such lots to be maintained clear of trash and debris, and (3) requiring full screening for outdoor heating, ventilation, and air conditioning (HVAC) equipment. Within commercial Development Area A, no metal exterior surfaces shall be allowed for commercial buildings, and within commercial Development Area B, no metal exterior surfaces shall be allowed for exterior building fagades facing streets or lot boundaries. Within residential Development Area E, all subdivision plats shall contain restrictive covenants providing for minimum dwelling size and masonry content. Within residential Development Areas D and E, no HVAC or other mechanical equipment shall be permitted within the five (5) foot side yard setback areas. IV.I. SCHEDULE OF DEVELOPMENT: Development of the project is expected to commence and be phased and completed as market conditions permit. Commercial development within Development Areas A and B is anticipated to be the first phase. 11.1 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105191&745.9929 OPUD 17-01 DEVELOPMENT AREAS BOUNDARIES DERIVED FROM DRM DESIGN GROUP SITE PLAN RECEIVED MARCH 21.2017 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OFAUTHORIZATION NO. CA2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 NORTH OPUD 17 -01 EXHIBIT D EXISTING UTILITIES EXISTING UTILITIES PER CITY OF OWASSO ATLAS DATA OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OFAUTHORIZATION NO. CA2661 • JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 NORTH OPUD 17 -01 EXHIBIT E EXISTING SOILS SOIL DATA FROM USDA WEB SOIL SURVEY, ACCESSED FEBRUARY 20, 2017 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OFAUTHORIZATION NO. CA2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 NORTH OPUD 17-01 EXHIBIT F EXISTING ZONING MAP PER CITY OF OWASSO GIS, MODIFIED PER INCOG DATAACCESSED JUNE 01, 2017 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OFAUTHORIZATION NO. CA2661 JULY 2017 5323 8 LEWIS AVE, TULSA, OK 74105 1 918.745.9929 NORTH OPUD 17-01 EXHIBIT G PROPOSED ZONING MAP PER CITY OF OWASSO GIS, MODIFIED PER INCOG DATAACCESSED JUNE 01, 2017 OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 NORTH OPUD 17 -01 TANNER CONSULTING LLC, CERTIFICATE OF AUTHORIZATION NO. CA 2661 JULY 2017 5323 S LEWIS AVE, TULSA, OK 74105 1918.745.9929 NORTH TAC Notes 6/21/2017 In attendance: Bronce Stephenson Julie Lombardi Chelsea Levo Jason Woodruff (Deputy Chief of Police) Daniel Dearing Jacob Kettner David Vines AT &T Representative Karl Fritchen Morgan Pemberton Call to order @ 2:02pm Bronce went through the Emery Village PUD presentation AT &T Rep asked where utility easements would be located Erik said it was still in the early stages and that was not known yet Police had no comments David Vines had several notes: He encouraged the applicant to hold a neighborhood meeting Said that the applicant should be thinking ahead to how utilities will be installed and tied into as development progresses through different phases Vines also said that the developers should keep in mind the potential effects of the widening of Garnett in the future The applicant addressed David's comments: Erik said that they were considering putting the main corridor road in first, and at that time would be able to establish a utility corridor Those plans are not yet final Erik said that utility easements would be addressed for different areas of the PUD as they are platted Erik said that they have been careful to give special consideration to the residential neighborhood to the north Erik also said that an updated PUD concept would be submitted; this plan may show more flexibility as far as where the different housing types will be located Daniel Dearing also had some comments: He mentioned to the applicant that the water line on the west end of the property is currently being upgraded from 8" to 12 ", so the applicant will likely benefit from that Meadowcrest and Ranch Creek Paybacks will be involved He said that determining maintenance and ownership of detention areas is important, especially as development moves forward in different phases He also recommended that the applicant look into the area around the middle- northern area of the PUD; there may potentially be a Corps channel there The applicant addressed Daniel's comments: In regards to the potential for a Corps - controlled channel, he said they are currently looking into that He said they are considering putting in tiered drainage to deal with detention Bronce said that the applicant should be sure to double check their densities and that they meet the code, especially if they will be submitting an updated PUD concept before Planning Commission The applicant said that he would like to discuss signage requirements further with the Community Development Department Staff Adjourn at 2:40pm rE: Planned Development OPUD 17 -01 & OZ 17 -04 Owasso OK 74055 to whom it may concern, My name is Edward Schommer, and I reside at 12008 E 109 "' St N, Owasso, OK, in which my family an( purchased in September 2016, due to several factors. One of the most important factors was the land behind the home, and behind the homes of everyone on 1091h St N. It offers a level of peace, and serenity that we had been searching for, and we drained our entire life savings to purchase this home that includes this wonderful view of fields, ponds, animal life, and a complex eco system that can m enjoyed by many. The ponds are available to the public, and are used for recreational fishing, and the land is used by families to enjoy in a multitude of ways. We received a notice of rezoning several months ago regarding the property directly behind our home, and saw that this was being annexed to the City of Owasso, and had hoped that the City of Owasso would do right by the residents, that enjoy this beautiful landscape, and have purchased homes based on the landscape as a safe haven for themselves. Recently, however, we have received further communication in regards to a planned development of this property (54 acres), by Tanner Consulting /BAK Development LLC, to destroy this landscape, and ecosystem, for businesses, high density residential areas. and further development. We ask for reconsideration for this development in the proposed OPUD 17 -01 & OZ 17 -04, as this will greatly reduce the living conditions of many that have taken residence behind this property, and will create an already difficult traffic restraint on the bisecting roads, intersections, and lights. Creating a high density area, will directly impact road congestion, school crowding, destruction of an ecosystem, destroy a plush recreational area, and lower values for many homes. I don't know that this plea will be read, or even considered in the grand scheme of things, as greed, and money will blind the mindset of rational thinking. Our fear and the fear of many is that decisions will be based on budgets, and spreadsheets, rather than the community and its residents. I have never written anyone, at any time in my life asking for reconsideration, for something like this. This is the first letter I have ever written to request and plea for reconsideration. I can only hope that money does not damage what so many of us have worked our entire lives to gain, with what we consider a gorgeous, vibrant and vast landscape of nature, only to be disregarded, and turned into a parking lot of shame. Sincerely, Edward Schommer 12008 E 109`h St N Owasso. OK 74055 July 3, 2017 City of Owasso 109 N. Birch Owasso, OK 74055 RE: Emery Village Concept Planned Unit Development (OPUD 17 -01) Dear members of the City Council, Planning Commission and Community Development Department, We are writing this letter to express our opposition to the proposed Emery Village Conceptual Planned Unit Development application (OPUD 17 -01) dated June, 2017. As noted in Chapter 8 of the Owasso Zoning Ordinance, Planned Unit Developments are "seen as a tool ... for intelligent, well- planned and quality developments that fit with Owasso's existing neighborhoods and context to surrounding area ". While we recognize the lands directly adjacent to our property are in private ownership, may be developed in an urban fashion, and agree that a Planned Unit Development is appropriate for this split Commercial /Agriculture zoned site, we attest the proposal is not consistent with the City's guiding document, GrOwasso2030 Land Use Master Plan (the Plan), the standards set forth for Planned Unit Developments (PUD) in Chapter 8 of the City of Owasso Zoning Ordinance, nor does OPUD 17 -01 fit with the context of the surrounding area, particularly portions of the Maple Glen development. As indicated in the PUD regulations, there are ten established goals PUDs. While the applicant has indicated the OPUD 17 -01 meets all ten goals, we asset the following goals are not met: Owasso Zoning Ordinance Section 8.10.1.7: Maintain & Promote a Sense of Community and Section 8.10.1.7: Inspire Unique and Thoughtful Development The Plan indicates it sets forth a vision for our community. We recognize that while "the Plan is not flexible or concrete," it sets forth the policy and intent of how we want our community to grow into the future. While we agree this development aims to help fulfill the Land Use Element Goal Two that "Owasso will be a sustainable community based on sound land use planning principals through the provision of a diverse range and adequate supply of housing, commercial, transportation, recreational, entertainment, and employment options," and if implemented will support mixed use development that will "enhance the livability of the City ", an action strategy of the Plan indicates the Plan will be "utilized as tool for ensuring appropriate development ". While the Transitional Land Use Pattern "attempts to utilize a transitional process, whereby higher intensity uses are placed near the corners or adjacent to high traffic volume streets or highways and lesser intense uses further away," OPUD 17 -01 does not fully achieve this along the northern property line, specifically in those areas adjacent to the western portion of the Maple Glen development where attached townhomes and multi - family residential units are proposed. One of the Minimum Standards for PUDs requires "placing less intense along perimeter with more intense in center ". OPUD 17 -01 not only places higher density residential uses adjacent to single family, but also increases structural mass by allowing for increased height and combined and cumulative structural area. This is not consistent with the PUD goal to Maintain & Promote o Sense of Community in this single family developed neighborhood where 1.5 story, detached homes are the prevailing use. As the Plan calls for a "review [of] rezoning requests and land use amendments for compatibility with adjacent uses,' OPUD 17 -01 should be modified so that those lands adjacent to the Maple Glen neighborhood are most compatible with the existing single - family residential uses. By requiring OPUD 17 -01 to have single family residential zoned lands (RS -3) along the perimeter of the north property line, and stepping (ortransitioning) to RNX and (subsequently) RM within the development boundaries, OPUD 17 -01 will be more conforming with the aforementioned goals. This would also help ensure the transition is well achieved on the southern property line where commercial use is guided. Owasso Zoning Ordinance Section 8.10.1.5: Preserve & Provide Meaningful Open Space and Section 8.10.1.10: Preserve the Physical characteristics of the Land Owasso Zoning Ordinance Section 8.20, Minimum Standards, indicates "if the proposal is not in character, the PUD shall show how screened or mitigated ". Not only had OPUD 17 -01 not adequately displayed how the RNX zoning will be screened or mitigated from the existing RS -3 zoned lands in the Maple Glen development, OPUD 17 -01 is proposed to clearcut (approximately) three acres of woodland area. The Plan indicates the City will "maintain land development regulations to manage future growth and development in a manner that protects environmental resources ". Correspondingly, a PUD Minimum Standard indicates that [p]rojects that require clear cutting are discouraged" but that PUDs will "[p]reserve and enhance the existing physical characteristics of the land and natural vegetation ". OPUD 17 -01 also proposes to fill in a US Fish and Wildlife designated Freshwater Emergent wetland; this natural resource is also classified by the Oklahoma Water Resources Board as a Freshwater Forested /Shrub Wetland. According to the U.S. Army Corps of Engineers Aquatic Resources Mitigation and Monitoring Guidelines' for the Tulsa District, impacts to the wetland area should be avoided or minimized where practicable. Wetlands are essential to help improve water quality, recharging groundwater, as well as serving as biological habitat. Therefore, the clear cutting and filling of the wetland as proposed, the OPUD 17 -01 does not meet PUD goal 10 to Preserve the Physical Characteristics of the Land. The woodlands and wetland area should be preserved and incorporated into the Emery Village landscape, providing for natural neighborhood amenities for the area residents. Not only will preservation of these features help the community achieve its natural resource protection policies and goals but it will also serve as a buffer between the existing Maple Glen neighborhood. Furthermore, the development of Emery Village poses an excellent opportunity for the City to achieve one of the Plan's Quality of Life goals "to study opportunities to create more small neighborhood parks" and to "[p]artner and support trusts and conservation groups to acquire parcels of land for conservation and open space ". Owasso Zoning Ordinance Section 8.20M indicates a Minimum Standard that the "PUD shall meet the goals, objectives and action strategies stated in the [2030 GrOwasso] Plan ". As stated in this letter, OPUD 17 -01 is not consistent with the Plan, the standards set forth for Planned Unit Developments in Owassso's Zoning Ordinance, nor does OPUD 17 -01 fit with the context of the surrounding area and adjacent single - family residential development. Therefore, we respectfully encourage you to table this application, requesting a revised edition to OPUD 17 -01 that is conforming to the City's adoption policies and regulations in the following ways. At a minimum, in order to Preserve the Physical Characteristics of the Land and Preserve & Provide Meaningful Open Space, the following should be required in a modified OPUD 17 -01: Require a wetland delineation, in accordance with the "1987 Corps of Engineers Wetland Delineation Manual" of the Freshwater Forested /Shrub Wetland. Establish and implement a reasonable non - disturbance buffer around delineated wetland. Establish and implement a reasonable structural setback from delineated wetland. Provide proof of compliance with US Army Corps of Engineers Section 404 permitting. Require a tree survey identifying all significant trees, 6" or greater diameter at breast height. Require preservation of significant trees on the development site. Establish and implement a reasonable non - disturbance buffer around significant trees as to prevent damage to tree roots. Explore of the potential for dedicated, public open space to be required in this natural resource area with connection to existing and proposed trails. At a minimum, in order to Maintain & Promote a Sense of Community and Inspire Unique and Thoughtful Development, the following should be required in a modified OPUD 17 -01: Require RS -3 zoning for the northernmost residential development associated with OPUD 17 -01. Require single family residential housing as the northernmost residential use for all lands adjacent to the existing Maple Glen single family residential neighborhood. We appreciate your consideration of these matters and look forward to discussing this in person with you at the scheduled public hearings. Sincerely, 11710 E. 109th St. N Owasso, OK 74055 klambros2016 @yahoo.com (918) 644 -5949 or (970) 531 -2625 Owassso`s Zoning Ordinance, nor does OPUD 17 -01 fit with the context of the surrounding area and adjacent single - family residential development. Therefore, we respectfully encourage you to table this application, requesting a revised edition to OPUD 17 -01 that is conforming to the City's adoption policies and regulations in the following ways. At a minimum, in order to Preserve the Physical Characteristics of the Land and Preserve & Provide Meaningful Open Space, the following should be required in a modified OPUD 17 -01: Require a wetland delineation, in accordance with the "1987 Corps of Engineers Wetland Delineation Manual" of the Freshwater Forested /Shrub Wetland. Establish and implement a reasonable non - disturbance buffer around delineated wetland. Establish and implement a reasonable structural setback from delineated wetland. provide proof of compliance with US Army Corps of Engineers Section 404 permitting. Require a tree survey identifying all significant trees, 6" or greater diameter at breast height. Require preservation of significant trees on the development site. Establish and implement a reasonable non - disturbance buffer around significant trees as to prevent damage to tree roots. Explore of the potential for dedicated, public open space to be required in this natural resource area with connection to existing and proposed trails. At a minimum, in order to Maintain & Promote a Sense of Community and Inspire Unique and Thoughtful Development, the following should be required in a modified OPUD 17 -01: Require RS -3 zoning for the northernmost residential development associated with OPUD 17 -01. Require single family residential housing as the northernmost residential use for all lands adjacent to the existing Maple Glen single family residential neighborhood. We appreciate your consideration of these matters and look forward to discussing this in person with you at the scheduled public hearings. Name Signature Address Date July 3, 2017 City of Owasso 109 N. Birch Owasso, OK 74055 RE: Emery Village Concept Planned Unit Development (OPUD 17 -01) Dear members of the City Council, Planning Commission and Community Development Department, We are writing this letter to express our opposition to the proposed Emery Village Conceptual Planned Unit Development application (OPUD 17 -01) dated June, 2017. As noted in Chapter 8 of the Owasso Zoning Ordinance, Planned Unit Developments are "seen as a tool ... for intelligent, well- planned and quality developments that fit with Owasso's existing neighborhoods and context to surrounding area ". While we recognize the lands directly adjacent to our property are in private ownership, may be developed in an urban fashion, and agree that a Planned Unit Development is appropriate for this split Commercial /Agriculture zoned site, we attest the proposal is not consistent with the City's guiding document, GrOwosso 2030 Land Use Master Plan (the Plan), the standards set forth for Planned Unit Developments (PUD) in Chapter 8 of the City of Owasso Zoning Ordinance, nor does OPUD 17 -01 fit with the context of the surrounding area, particularly portions of the Maple Glen development. As indicated in the PUD regulations, there are ten established goals PUDs. While the applicant has indicated the OPUD 17 -01 meets all ten goals, we asset the following goals are not met: Owasso Zoning Ordinance Section 8.10.1.7: Maintain & Promote a Sense of Community and Section 8.10.1.7: Inspire Unique and Thoughtful Development The Plan indicates it sets forth a vision for our community. We recognize that while "the Plan is not flexible or concrete," it sets forth the policy and intent of how we want our community to grow into the future. While we agree this development aims to help fulfill the Land Use Element Goal Two that "Owasso will be a sustainable community based on sound land use planning principals through the provision of a diverse range and adequate supply of housing, commercial, transportation, recreational, entertainment, and employment options," and if implemented will support mixed use development that will "enhance the livability of the City ", an action strategy of the Plan indicates the Plan will be "utilized as tool for ensuring appropriate development ". While the Transitional Land Use Pattern "attempts to utilize a transitional process, whereby higher intensity uses are placed near the corners or adjacent to high traffic volume streets or highways and lesser intense uses further away," OPUD 17 -01 does not fully achieve this along the northern property line, specifically in those areas adjacent to the western portion of the Maple Glen development where attached townhomes and multi - family residential units are proposed. One of the Minimum Standards for PUDs requires "placing less intense along perimeter with more intense in center". OPUD 17 -01 not only places higher density residential uses adjacent to single family, but also increases structural mass by allowing for increased height and combined and cumulative structural area. This is not consistent with the PUD goal to Maintain & Promote a Sense of Community in this single family developed neighborhood where 1.5 story, detached homes are the prevailing use. As the Plan calls for a "review [of] rezoning requests and land use amendments for compatibility with adjacent uses," OPUD 17 -01 should be modified so that those lands adjacent to the Maple Glen neighborhood are most compatible with the existing single - family residential uses. By requiring OPUD 17 -01 to have single family residential zoned lands (RS -3) along the perimeter of the north property line, and stepping (or transitioning) to RNX and (subsequently) RM within the development boundaries, OPUD 17 -01 will be more conforming with the aforementioned goals. This would also help ensure the transition is well achieved on the southern property line where commercial use is guided. Owasso Zoning Ordinance Section 8.10.1.5: Preserve & Provide Meaningful Open Space and Section 8.10.1.10: Preserve the Physical Characteristics of the Land Owasso Zoning Ordinance Section 8.20, Minimum Standards, indicates "if the proposal is not in character, the PUD shall show how screened or mitigated ". Not only had OPUD 17 -01 not adequately displayed how the RNX zoning will be screened or mitigated from the existing RS -3 zoned lands in the Maple Glen development, OPUD 17 -01 is proposed to clearcut (approximately) three acres of woodland area. The Plan indicates the City will "maintain land development regulations to manage future growth and development in a manner that protects environmental resources ". Correspondingly, a PUD Minimum Standard indicates that [ prrojects that require clear cutting are discouraged" but that PUDs will "[p]reserve and enhance the existing physical characteristics of the land and natural vegetation ". OPUD 17 -01 also proposes to fill in a US Fish and Wildlife designated Freshwater Emergent wetland; this natural resource is also classified by the Oklahoma Water Resources Board as a Freshwater Forested /Shrub Wetland. According to the U.S. Army Corps of Engineers Aquatic Resources Mitigation and Monitoring Guidelines' for the Tulsa District, impacts to the wetland area should be avoided or minimized where practicable. Wetlands are essential to help improve water quality, recharging groundwater, as well as serving as biological habitat. Therefore, the clear cutting and filling of the wetland as proposed, the OPUD 17 -01 does not meet PUD goal 10 to Preserve the Physical Characteristics of the Land. The woodlands and wetland area should be preserved and incorporated into the Emery Village landscape, providing for natural neighborhood amenities for the area residents. Not only will preservation of these features help the community achieve its natural resource protection policies and goals but it will also serve as a buffer between the existing Maple Glen neighborhood. Furthermore, the development of Emery Village poses an excellent opportunity for the City to achieve one of the Plan's Quality of Life goals "to study opportunities to create more small neighborhood parks" and to "[p]artner and support trusts and conservation groups to acquire parcels of land for conservation and open space ". Owasso Zoning Ordinance Section 8.20M indicates a Minimum Standard that the "PUD shall meet the goals, objectives and action strategies stated in the [2030 GrOwasso] Plan ". As stated in this letter, OPUD 17 -01 is not consistent with the Plan, the standards set forth for Planned Unit Developments in Owassso's Zoning Ordinance, nor does OPUD 17 -01 fit with the context of the surrounding area and adjacent single - family residential development. Therefore, we respectfully encourage you to table this application, requesting a revised edition to OPUD 17 -01 that is conforming to the City's adoption policies and regulations in the following ways. At a minimum, in order to Preserve the Physical Characteristics of the Land and Preserve & Provide Meaningful Open Space, the following should be required in a modified OPUD 17 -01: Require a wetland delineation, in accordance with the "1987 Corps of Engineers Wetland Delineation Manual" of the Freshwater Forested /Shrub Wetland. Establish and implement a reasonable non - disturbance buffer around delineated wetland. Establish and implement a reasonable structural setback from delineated wetland. Provide proof of compliance with US Army Corps of Engineers Section 404 permitting. Require a tree survey identifying all significant trees, 6" or greater diameter at breast height. Require preservation of significant trees on the development site. Establish and implement a reasonable non - disturbance buffer around significant trees as to prevent damage to tree roots. o Explore of the potential for dedicated, public open space to be required in this natural resource area with connection to existing and proposed trails. At a minimum, in order to Maintain & Promote aSense of Community and Inspire Unique and Thoughtful Development, the following should be required in a modified OPUD 17 -01: Require RS -3 zoning for the northernmost residential development associated with OPUD 17 -01. Require single family residential housing as the northernmost residential use for all lands adjacent to the existing Maple Glen single family residential neighborhood. We appreciate your consideration of these matters and look forward to discussing this in person with you at the scheduled public hearings. Sincerely, TO: Owasso Planning Commission FROM: Morgan M. Pemberton Assistant City Planner SUBJECT: Preliminary Plat - Hawthorne at Stone Canyon, Phase I DATE: August 7, 2017 BACKGROUND: The City of Owasso received a Preliminary Plat for Phase I of Hawthorne at Stone Canyon, a residential subdivision within the City limits of Owasso. The subject property is located southwest of the intersection of E 76 +h St N and N 193rd E Ave. The development represents the first residential subdivision to be developed in the City Limits of the Stone Canyon development. SURROUNDING LAND USE: Direction Zoning Use Land Use Plan Jurisdiction North RS -20 (Residential Single - Family Undeveloped Residential Rogers County Land Use Plan Medium Density) Within PUD? Stone Canyon PUD (approved originally in Rogers County) Within Overlay District? South Stone Canyon PUD Residential Residential Rogers County East RS -40 (Residential Single - Family Residential Residential Rogers County Low Medium Density) West RS -20 (Residential Single - Family Undeveloped Residential City of Owasso Medium Density) SUBJECT PROPERTY /PROJECT DATA: Property Size 24.62 acres Current Zoning Stone Canyon PUD (RS -20) Proposed Use Residential Lots /Blocks 56 Lots / 9 Blocks Average Lot Size 13,507 square feet Land Use Plan Residential Within PUD? Stone Canyon PUD (approved originally in Rogers County) Within Overlay District? No Water Provider Rogers County Rural Water District #3 Applicable Paybacks E 76th St N Interceptor Payback Area ($1,341.00 per acre) Storm Siren Fee ($35.00 per acre) ANALYSIS: The Stone Canyon PUD was originally approved in Rogers County in 2006. Subsequently, the developer applied for annexation into the City of Owasso for the undeveloped portion of the Stone Canyon PUD. The undeveloped land involved in the annexation request encompassed a majority of the land under the PUD, minus the already - developed residential subdivisions in the southeast quarter. The undeveloped land in Stone Canyon was brought into Owasso City limits with Ordinance 934 in 2008, giving that area access to Owasso City services, including Police, Fire, EMS, and sanitary sewer. Hawthorne at Stone Canyon would become the first residential subdivision within the PUD to be built inside Owasso City limits. Currently the only built structure within the portion of Stone Canyon that is inside City limits is the Stone Canyon Elementary School. The Preliminary Plat for Hawthorne at Stone Canyon proposes 56 lots and 9 blocks on a 24.62 acre tract of land, yielding a gross density of 2.27 dwelling units per acre (DU /AC). The main access to the development will be located along E 72nd St N, just west of the intersection of E 72nd St N and N 193rd E Ave. The underlying zoning of this tract of land is RS -20 (Residential Single - Family Medium), which is the Rogers County zoning classification that was retained with the annexation of the Stone Canyon PUD. The PUD states that residential uses must meet RS -20 requirements as set out by the Rogers County Zoning Code if they are not served by a sanitary sewer system. However, all residential development within Owasso City limits would be required to use Owasso sewer. In the case where the residential uses are served by a sanitary sewer system, the PUD states that the development may follow the requirements set out for RS -10 (Residential Single - Family High Medium Density) and RS -6 (Residential Single - Family High Density) Districts in the Rogers County Zoning Code. The average lot size for the Hawthorne subdivision is proposed to be 13,507 square feet, with the smallest lot at 10,400 square feet and the largest lot at 20,853 square feet. The Rogers County Zoning Code states that the RS -20 (Residential Single - Family Medium) District "is designed to permit the development and conservation of single - family detached dwellings in suitable environments with an approximate density of 4.36 DU/AC." The development standards as laid out in this Preliminary Plat meet the requirements as set forth in the PUD approved by Rogers County. The City of Owasso would provide Police, Fire, EMS, and sanitary sewer to the property. Water would be provided by Rogers County Rural Water District #3. Perimeter and interior utility easements are shown on the Preliminary Plat that will allow utility companies adequate access to serve the lots in the development. Any development that occurs on the subject property shall adhere to all subdivision, zoning, and engineering requirements in addition to those established under the Stone Canyon PUD, including but not limited to paved streets, detention, fire protection, landscaping, and sidewalks. The City of Owasso will provide sanitary sewer service. Technical Advisory Committee (TAC): The Technical Advisory Committee reviewed the Preliminary Plat for Hawthorne at Stone Canyon on July 19, 2017. RECOMMENDATION: Staff recommends approval of the Preliminary Plat for Hawthorne at Stone Canyon. ATTACHMENTS: Aerial Map Preliminary Plat TAC Comments Hawthorne at Stone Canyon Preliminary Plat ,r >� 1 = 752 ft (Approximate 07/20/2017 Location) = This map represents a visual display of related geographic information. Data provided hereon Is not a guarantee of actual field conditions. To be sure of complete accuracy, please contact Owasso Public staff for the most up -to -date information. PRELIMINARY PLAT HAWTHORNE AT STONE CANYON PUNNING DESIGN GROUP, INC. PHASE I ENGINEER: 3. Preliminary Plat — Hawthorne at Stone Canyon, Phase I Fire No comments. Stub St `D' will be graveled for temporary access purposes. David Vines Show the subdivision entrance signage on Final Plat. Public Works- Show 56 Lots, 9 blocks at the top of the page. Call out radius at St `A' & 72`1 St N. Correct the service providers at top right. Show the 17.5' u/e as future phase. Submit a copy of the master covenants for Stone Canyon to Public Works. Add the language of the maintenance on the drainage and detention facilities in the covenants. Need to show a 50' right of way along N 193 E Ave. Item 94 in Deed of Dedication, need to add "unless it's an emergency situation ". Community Development- Submit a letter from the Corporation Commission regarding capped oil /gas wells. Staff will provide street numbers. identify setbacks in the site data table: front, side & rear. Submit a copy of the entrance landscape plan and signage. Use traffic control measures if there is a long straight away. Police No comments. TO: Owasso Planning Commission FROM: Morgan M. Pemberton Assistant City Planner SUBJECT: Rezoning (OZ 17-05) Casey's General Store - NW Corner of E 861h St N & N Mingo Rd DATE: August 7, 2017 BACKGROUND: The City of Owasso received a rezoning request for property located at the northwest corner of the intersection of E 86th St N & N Mingo Rd. The subject property is approximately 2.5 acres in size and is currently zoned AG (Agriculture). The applicant is requesting that the zoning be changed to CS (Commercial Shopping) to accommodate a proposed Casey's General Store. A Final Plat application was submitted concurrently with this rezoning request. SURROUNDING LAND USE: Direction Zoning Use Land Use Plan Jurisdiction North PUD 15 -01/ Residential Commercial/ City of Land Use Plan RM (Residential Multi - Family) Within PUD Transitional Owasso South RM (Residential Multi - Family) Undeveloped Commercial City of Owasso East RM (Residential Multi - Family)/ Residential/ Transitional/ City of CS (Commercial Shopping ) Commercial Commercial Owasso West AG A (Agriculture) Railroad Corridor/ Commercial Tulsa Residential County SUBJECT PROPERTY /PROJECT DATA: Property Size 2.509 acres Current Zoning AG (Agriculture) Proposed Use Commercial Proposed Zoning CS (Commercial Shopping) Lots /Blocks 1 Lot, 1 Block Land Use Plan Commercial Within PUD? No Within Overlay District No Water Provider City of Owasso Applicable Paybacks Ranch Creek Sewer Service Assessment Area ($610.33 per acre) Storm Siren ($35.00 per acre) ANALYSIS: The property was annexed into Owasso City limits with an AG (Agriculture) zoning designation under Ordinance 1050 in 2015. Staff has determined that a change from AG (Agriculture) zoning to CS (Commercial Shopping) zoning is appropriate for the subject property as the GrOwasso 2030 Land Use Master Plan calls for commercial uses at this location. There are nearby commercial uses already in place on property zoned CS (Commercial Shopping) directly east across N Mingo Rd. The surrounding area to the south and west is mostly undeveloped, but there are two large apartment complexes located north and northeast of the subject property. Also, the intersection where the property is located (E 86th St N & N Mingo Rd) sees a considerable amount of traffic on a daily basis, particularly during peak hours. Approximately 5 years ago, the intersection at E 86th St N & N Mingo Rd was urbanized and E 86th St N from N Main Street to N Memorial Rd was widened due to the increasing traffic volumes. Therefore, a commercial use on this lot would be well placed, particularly when considering the nearby high - density residential developments, the expected continued development of the area, and the property's proximity to the recently improved intersection and arterial roads. The City of Owasso would provide Police, Fire, EMS, sanitary sewer, and water service to the property. Any development that occurs on the subject property must adhere to all subdivision, zoning, and engineering requirements of the City of Owasso. RECOMMENDATION: Staff recommends approval of the rezoning request (OZ 17 -05) that calls for rezoning the subject property from AG (Agriculture) to CS (Commercial Shopping). ATTACHMENTS: Aerial Map Zoning Map GrOwasso 2030 Land Use Master Plan Map Casey's General Store 1" = 376 ft Rezoning 07/20/2017 This map represents a visual display of related geographic Information. Data provided hereon Is not a guarantee of actual field conditions. To be sure of complete accuracy, please contact Owasso Public staff for the most up -to -date Information. OZ 17 -05 Casey's General Store Land Use Master Plan OZ 17 -05 Casey's General Store LEGEND Land Use Categories Commercial MusmallRegional Employment Neighborhood Mixed Use (Light Office, Canmercial Slapping, Attached Housing, SF Housing, Apartments above retail) ParkstRecreabon Planned Trail/On -Street Bikeroutel Complete Street Existing trail TO: Owasso Planning Commission FROM: Morgan M. Pemberton Assistant City Planner SUBJECT: Final Plat- Casey's General Store - Northwest Corner of E 86th St N & N Mingo Rd DATE: August 7, 2017 BACKGROUND: The City of Owasso received a Final Plat application for review and approval of a Casey's General Store to be located on the northwest comer of E 861h St N & N Mingo Rd. If approved, the Casey's General Store would be assigned the address of 9699 E 86th St N. The subject property is approximately 2.509 acres in size and is currently zoned AG (Agriculture). An application for rezoning (OZ 17 -05) has also been submitted, requesting to rezone the property from AG (Agriculture) to CS (Commercial Shopping) to accommodate the proposed use. SURROUNDING ZONING AND LAND USE: Direction Zoning Use Land Use Plan Jurisdiction North PUD 15 -01/ Residential Commercial/ City of Owasso Land Use Plan RM (Residential Multi - Family) Within PUD? Transitional Within Overlay District? South RM (Residential Multi - Family) Undeveloped Commercial City of Owasso East RM (Residential Multi - Family)/ Residential/ Transitional/ City of Owasso CS (Commercial Shopping) Commercial Commercial West AG (Agriculture) Railroad Corridor/ Commercial Tulsa County Residential SUBJECT PROPERTY /PROJECT DATA: Property Size 2.509 acres Current Zoning AG (Agriculture) Proposed Use Commercial Proposed Zoning CS (Commercial Shopping) Lots /Blocks 1 Lot, 1 Block Land Use Plan Commercial Within PUD No Within Overlay District No Water Provider City of Owasso Applicable Paybacks Ranch Creek Sewer Service Assessment Area ($610.33 per acre),. Storm Siren Fee ($35.00 per acre) ANALYSIS: The Final Plat for Casey's General Store proposes a one (1) lot, one (1) block development on i the northwest corner of E 861h St N & N Mingo Rd. The property is currently undeveloped and is approximately 2.509 acres in size. The lot was annexed into Owasso City limits in 2015 with Ordinance 1050 and assigned AG (Agriculture) zoning. The applicant submitted a rezoning request (OZ 17 -05) to rezone the property to CS (Commercial Shopping), which is being processed concurrently with this Final Plat. The proposed development and zoning is appropriate for this location, as it is called out for commercial uses in the GrOwasso 2030 Land Use Master Plan. The property has direct access onto two (2) main arterial roads in Owasso, E 86th St N & N Mingo Rd. Both of these arterials see a considerable amount of traffic on a daily basis, particularly during peak hours. There are also two large high - density residential developments directly to the north and east of the subject property. The plat proposes two (2) points of access to the site. The access point on E 861h St N is only allowed to be a right -in, right -out access due to proximity to the railroad to the west and the intersection to the east. The access point on N Mingo Rd is pushed to the northern portion of the lot to get the turning movements as far from the intersection as possible. The City of Owasso would provide Police, Fire, EMS, sanitary sewer, and water service to the property. Perimeter utility easements are provided that would allow utilities adequate access to provide and maintain service to the proposed development. • Any development that occurs on the subject property must adhere to all subdivision, zoning, and engineering requirements of the City of Owasso. Technical Advisory Committee (TAC): The Technical Advisory Committee reviewed the Final Plat for Casey's General Store on July 19, 2017. RECOMMENDATION: Staff recommends approval of the Final Plat for Casey's General Store. ATTACHMENTS: Aerial Map Final Plat TAC Comments Casey's General Store 1" = 376 ft Final Plat 07/20/2017 This map represents a visual display of related geographic Information. Data provided hereon Is not a guarantee of actual Meld conditions. To be sure of complete accuracy. please contact owasso Public staff for the most up -to -date Information. FINAL PLAT CASEY'S GENERAL STORE 1 4. Final Plat Casey's General Store Fire Will need the gas load numbers. No comments. David Vines Show the LNA's and LOA'S Show sidewalks on south and east sides. Submit a separate sign permit when ready for signage. Public Works Show a 17.5' u/e on the external easements. Note that the northern property u/e can be 11' to match up with the apartment complex. Add the language of the maintenance on the detention facility. Add the surveyor information to the left of the location map. Community Development- Label a right - in/right -out for the driveway entrance along E 86 °1 St N. Note the zoning as CS in the title. Note the zoning on the northern property as PUD 15 -01, (RM Zoning). Add a signature block for City Council. Police Ample amounts of cameras on the exterior of the building were encouraged. TO: Owasso Planning Commission FROM: Karl Fritschen AICP, RLA Planning Manager SUBJECT: Final Plot— Western Sun Federal Credit Union DATE: August 7, 2017 BACKGROUND: The City of Owasso received an application for review and approval of a one (1) lot, one (1) block Final Plat for Western Sun Federal Credit Union. The subject property is located immediately east of Eggbert's Restaurant, and it is addressed 14002 E l 16th St N. The subject property is 1.78 acres in size and zoned CS (Commercial Shopping). The proposed use is allowed by right within this zoning district. The subject property was annexed under ordinance 658 in October. 2000. SURROUNDING ZONING AND LAND USE: Direction Zoning Use Land Use Plan Jurisdiction North AG (Agriculture) Church Commercial Tulsa County South CS (Commercial Shopping) Undeveloped Commercial City of Owasso East CG (Commercial Shopping) Undeveloped Commercial City of Owasso West CS (Commercial Shopping) Restaurant Commercial City of Owasso SUBJECT PROPERTY /PROJECT DATA: Property Size 1.78 acres Current Zoning CS Commercial Shopping) Proposed Use Commercial Land Use Plan Commercial Lots /Blocks 1 Lot, 1 Block Within PUD? No Within Overlay District? US -169 Overlay Water Provider Washin ton County Rural Water District #3 Applicable Paybacks Storm siren fee ($35.00 /acre) Elm Creek Sanitary Sewer Payback $1580.00 /acre ANALYSIS: The Final Plat for Western Sun Federal Credit Union proposes one (1) lot in one (1) block.. The property is situated just east of the Eggbert's restaurant, and it was annexed in October 2000 under Ordinance 658. The zoning on the property is Commercial Shopping (CS). The Final Plat would establish one thirty -six (36) foot limit of access (LOA) point along (SH -20) and a twenty -five (25) foot mutual access easement along the entire front of the property connecting with the Eggbert's lot to the west and future development to the east. The access point along E 11 6th St N is proposed to be full access and is currently the only access into the property from a major arterial road. Right -of -way along E 1 16th St N (SH -20) has already been dedicated, so no additional right -of -way is required with this plat. Perimeter easements to allow for the provision of utilities are provided as required under the Owasso Subdivision Regulations. The City of Owasso will provide Police, Fire, EMS and sanitary sewer service, with water service provided by Washington County Rural Water District #3. Future development on this lot shall adhere to all Subdivision, Zoning, and Engineering requirements of the City of Owasso. The property lies within the US -169 Overlay District and any Site Plan submitted for the subject parcel shall adhere to the requirements of this overlay district. The project will also be subject to any required sanitary sewer paybacks and the storm siren fee. TECHNICAL ADVISORY COMMITTEE: The Technical Advisory Committee (TAC) reviewed the Final Plat for Western Sun Federal Credit Union at their regularly scheduled meeting on July 19, 2017. RECOMMENDATION: Staff recommends approval of the Final Plat for Western Sun Federal Credit Union. ATTACHMENTS: Aerial Map Final Plat, Western Sun Federal Credit Union, with Preliminary Site Plan TAC Comments Western Sun Fed. Credit Union map represents a visual display of related geographic Information. Data provided hereon Is not a guarantee of actual field conditlons. To be sure of complete accuracy, please contact Owasso Publlc staff for the most up -to -date Informatlon. 1" = 188 ft Final Plat 07/17/2017 map represents a visual display of related geographic Information. Data provided hereon Is not a guarantee of actual field conditlons. To be sure of complete accuracy, please contact Owasso Publlc staff for the most up -to -date Informatlon. LEGEND WESTERN SUN FED CU A part of the NW /4 of the NE14Sectlon 9,T -21.N. R-14-E, City of Choasso, Tulsa County, State of Oklahoma. Addition has Lot tot Block and wotaln. 1.781 anae, more or lase. Zoning: CS East 116th Street North State Highway ZO 5. & 6. Final Plat & Site Plan Western Sun Credit Union ONG ONG will do an extension from Eggbert's. Fire No comments. David Vines Submit a sign permit when ready for signage. The sign can be 25' in height with a landscaping bed. Submit a lighting plan. Keep in mind it is in the 169 Overlay District, Public Works Note the eastern 11' u/e as a future easement. Detention pond discharge was discussed. Show how the water is flowing. Discuss with ODOT what is planned regarding the two driveways. Show sidewalk. Mutual access agreement was discussed. Community Development- Submit a letter from the Corporation Commission regarding capped oil /gas wells. Denote the address on the plat and site plan to be 14010 E. 116th St No. Show the zoning at the top as Zoned CS Show a 10' landscape easement along the frontage, show six (6) trees along the front, group them or spread them out. Show shrubs along the drive in front of the curb along E 116th St No. Note that the owner is responsible for all landscaping upkeep. Adhere to the landscape code in terms of plan requirements. Show all adjoining zoning. Label the HVAC units and screen wall. Police Encouraged ample amount of cameras on the exterior of the building. TO: Owasso Planning Commission FROM: Bronce L. Stephenson, MPA Director of Community Development SUBJECT: Final Plat Seven6Main DATE: August 7, 2017 BACKGROUND: The City of Owasso received an application for review and approval of a two (2) lot, one (1) block Final Plat for Seven6Main. The subject property is located at the southeast corner of E 76th St N & N Main St and is 2.07 acres in size. The property is zoned CH (Commercial High Intensity) and the proposed use is allowed by right within this zoning district and within the Downtown Overlay. SURROUNDING ZONING AND LAND USE: Direction Zoning Use Land Use Plan Jurisdiction North CH (Commercial High Intensity) Commercial Commercial City of Within PUD No Within Overlay District Downtown Overlay Owasso South RS -3 (Residential Single - Family Commercial! Commercial City of High Density) Residential Owasso East CH (Commercial High Intensity) Commercial/ Commercial City of Residential Owasso West CH (Commercial High Intensity) City Hall Commercial City of Owasso SUBJECT PROPERTY /PROJECT DATA: Property Size 2.07 Acres Current Zoning CH (Commercial High Intensity) Proposed Use Commercial Land Use Plan Commercial Lots /Blocks 2 Lots, 1 Block Within PUD? No Within Overlay District Downtown Overlay Water Provider City of Owasso Applicable Paybacks Storm siren fee ($35.00 /acre) ANALYSIS: The Final Plat for Seven6Main is a replat of a portion of the Original Town Owasso plat. The plat proposes two (2) lots in one (1) block. The plat proposes access for the site from N Main St and from N Birch St. Right -of -way was dedicated by the Original Town plat, so no additional right -of- way is required. The City of Owasso will provide Police, Fire, EMS, sanitary sewer, and water service. Future development on this lot shall adhere to all Subdivision, Zoning, and Engineering requirements of the City of Owasso. The property lies within the Downtown Overlay District and any Site Plan submitted on the subject parcel shall adhere to the requirements of this overlay district. TECHNICAL ADVISORY COMMITTEE: The Technical Advisory Committee (TAC) reviewed the Final Plat for Seven6Main at their regularly scheduled meeting on July 19, 2017. RECOMMENDATION: Staff recommends approval of the Final Plat for Seven6Main. ATTACHMENTS: Aerial Map Final Plat, Seven6Main TAC Comments SevenWain 1" = 188 ft Final Plat 07124/2017 V1 map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field conditions. To be sure of complete accuracy. le contact Owasso Public staff for the most up -to -date Information. SEVENWAIN Preliminary/Final Plat `, A Rapist of Lot l Through Lot 7, Block 26, Original Town City of Owasso, Tulsa County, State of Oklahoma. SEVENEMAIN DEED of dedication and restrictive covenants 7. & 8.Final Plat & Site Plan — Seven6Main GUN IA Will need the gas load numbers. Fire No comments. David Vines Show the LOA'S and LNA's along Birch and 3`d Street. Submit a sign permit when ready. Public Works Correct the language below the location map to read 2 Lots in I Block. Clean up the covenants regarding easements. Submit civil plans for review. Add the impervious area to the site plan. A master water meter was discussed. Contact DEQ regarding this. Earl Farris would like to see the site plan laid over the plat so he can see how it all falls while 76th St No is being widened. Community Development- After 40' in height a stand pipe will need to be installed. Add the zoning below the title at the top of the plat, "Zoned CH" Denote the address as 201 South Main. Show the 37.5' on Main Street as right of way. Process the easement closures for those indicated. Denote LNA's and LOA's on the east, west and south. Change the handicap ramps along Main Street and Birch to show them flared rather than curbed. Label R/W's and any dedications. Make a note that the owner is responsible for replacing all dead or diseased plant material. Police No comments. RESIDENTIAL SINGLE FAMILY NEW CONSTRUCTION MONTH END REPORT JULY 2017 Month 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 1 January 25 15 17 18 19 15 22 12 15 9 2 February 19 23 29 17 15 26 21 19 26 15 3 March 35 30 46 14 27 27 31 23 18 55 4 April 31 36. 31 '19 26 26 36 27 23 20 5 May 23 27 30 20 23 19 17 15 9 11 6 June 21 34 23 19 24 19 12 11 31 5 7 July 24 28 17 20 15 27 23 20 16 9 8 August 18 28 19 12 15 18 19 33 15 9 September 40 20 11 12 12 28 15 13 15 10 October 15 36 13 10 21 15 19 23 - 12 11 November 10 13 1 8 11 7 21 25 6 12 December 6 13 9 10 16 11 34 7 3 Totals 267 303 246 179 224 238 270 228 189 124 YTD 178 193 193 127 149 159 162 127 138 124 JULY YEAR -TO -DATE COUNT 250 200 150 100 50 0 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 JULY 178 193 193 127 149 159 162 127 138 i 124 25,000,000 JULY YEAR -TO -DATE DOLLARS 20,000,J21,1385,995 15,000, 10,000, 5,000, 2013 2014 2015 2016 2017 22,524,625 16,428,105 18,194,530 17,608,620 2013 2014 2015 2016 2017 22,524,625 16,428,105 18,194,530 17,608,620 CITY OF OWASSO RESIDENTIAL LOT INVENTORY STATUS July 31st, 2017 Abbott Farms 1 (12/16) Camelot Estates (4/07) Carrington Pointe 1 (1/11) Carrington Pointe I Extended (10/15) Carrington Pointe II (11/16) Crescent Ridge (02/08) Falls at Garrett Creek (12/05) Keys Landing 1 (3/08) Lake Valley V (9/30) Lake Valley V Phase 2 Lake Valley V Phase 3 Nottingham Estates V (3/01) Nottingham Hill (6/09) Sawgrass Park II (04/05) The Summit at Southern Links (6197) The Champions East (05/08) The Champions West (5/08) TOTALS # OF LOTS # DEVELOPED # AVAILABLE 65 20 45 139 134 5 171 167 4 15 14 1 93 28 65 101 100 1 85 84 1 131 124 7 78 77 1 82 80 2 71 71 0 44 43 1 58 16 42 96 96 0 31 29 2 66 61 5 45 40 5 1371 1184 187 The Champions West (5 /08) The Champions East (05108) The Summit at Southern Links (6/97) Sawgrass Park II (04105) Nottingham Hill (6/09) Nottingham Estates V (3101) Lake Valley V Phase 3 Lake Valley V Phase 2 Lake Valley V (9/30) Keys Landing 1 (3108) Fells at Garrett Creek (12105) Crescent Ridge (02108) Carrington Pointe II (11/16) Carrington PointeI Extended (10115) Carrington Pointe 1 (1/11) Camelot Estates (4107) Abbott Farms 1 (12116) CITY OF OWASSO Residential Lot Inventory Status 20 40 60 80 100 120 140 160 180 Cols Developed OTotat Lots RESIDENTIAL MULTI - FAMILY NEW CONSTRUCTION MONTH END REPORT JULY 2017 Month 2016 (Initial recording began May 2016 201 2018 2019 2020 2011 20 2 2023 2024 2025 1 January 0 4 2. February 6 3 March 2016 4 April 5 May 6 June 7 July 8 August 9 September 10 October 11 November 12 December Totals 0 YTD JULY YEAR -TO -DATE COUNT 12 8 4 0 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 JULY 0 10 0 0 0 0 0 0 1 0 1 0 JULY YEAR -TO -DATE DOLLARS 1,500,000 1,000,000 500,000 2016 2017 2016 2019 2020 JULY 1,007,673 1,007,673 COMMERCIAL NEW CONSTRUCTION MONTH END REPORT JULY 2017 Month 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 1 January 2 February 3 March 4 April 5 May 6 June 7 July 8 August 9 September 10 October 11 November 12 December Totals 20 9 10 13 7 14 12 14 15 5 YTD 13 7 7 9 5 8 4 10 7 5 JULY YEAR -TO -DATE COUNT 16 12 8 4 0 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 JULY 13 7 7 9 5 8 4 10 7 5 JULY YEAR -TO -DATE DOLLARS 30,000,000 25,000,000 20,000,000 15,000,000 2013 10,000,000 2015 2016 5,000,000 9,647,730 21,178,400 0 20,075,000 4,900,955 2013 2014 JULY 2016 2017 4,845,140 4,565,000 28,070,000 7,815,000 4,900,955 45,000,000 30,000,000 15,000,000 TOTAL TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR El 2013 2014 2015 2016 J2015 9,647,730 21,178,400 30,213,000 20,075,000 4,900,955 2013 2014 2016 2017 4,845,140 4,565,000 28,070,000 7,815,000 4,900,955 TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR El 2013 2014 2015 2016 2017 9,647,730 21,178,400 30,213,000 20,075,000 4,900,955 OCCUPANCY PERMITS NAME ADDRESS DATE COMPLETE JULY 2017 IQ Carwash 8702 N Garnett Rd 7/10/2017 Yes LaQuinta Inns & Suites 8949 N Garnett Rd 7/10/2017 Yes Torrid 9002 N 121 E Ave #300 7/31/2017 Yes JUNE 2017 MAY 2017 Maurice's 12203 E 96 St N #3 5116/2017 Yes 10 Gym 509 E 2 Ave S 5/19/2017 Yes Red Wing Shoes 9538 N Garnett Rd #101 5/29/2017 Yes Eastern OK Oral & Maxillogacial Surgeons 12802 E 101 PI N 5/1/2017 Yes APRIL 2017 8091 N Owasso Exp 10/1/2016 Yes Sonkissed Photography 12500 E 86 St N #103 4/112017 Yes Our Daily Donut 12650 E 85 PI N 4/13/201 Yes MARCH 2017 12500 E 86 St N #105 8/10/2016 Yes Fyzical Therapy & Balance Center 9540 North Garnett Rd #101 3/8/2017 Yes Bath & Body Works 12321 E 96 St N #11 3/31/2017 Yes FEBRUARY 2017 State Farm 9455 N Owasso Exp #K 212712017 Yes JANUARY 2017 Summit Physical Therapy 9455 N Owasso Exp #H 1/10/2017 Yes Cricket Wireless 1241513 E 96 St N 1/31/2017 Yes DECEMBER 2016 TLC Nails 12307 E 96 St N 1213/2015 Yes NOVEMBER 2016 Braum's 11503 E 76 St N 11/10/2016 Yes Titan Title 9455 N Owasso Exp #1 11/30/2016 Yes Another Chapter 9455 N Owasso Exp #J 11/23/2016 Yes OCTOBER 2016 The Stacy Group 8091 N Owasso Exp 10/1/2016 Yes Dale's Learning Academy 11570 E 83 St N 1017/2016 Yes Panera Bread 12417 E 96 St N 10127/2016 Yes SEPTEMBER 2016 Zaxby's 12807 E 86 St N 9!7/2016 Yes The Church @ Owasso 12200 E 86 St N 9/1612016 Yes Village Market Offices 8551 N 125 E Ave #300 & #325 9423/2016 Yes AUGUST 2016 Luxe Fitness 12500 E 86 St N #102 8/5/2016 Yes Rejoice High School 13407 E 106 St N 8/23/2016 Yes Clinch Martial Arts 11693 N Garnett Rd 8/24/2016 Yes Marsh Medi Clinic 12500 E 86 St N #105 8/10/2016 Yes B & B Fitness 9220 N Garnett Rd #1040 8/5/2016 Yes PERMITS APPLIED FOR IN JULY 2017 ADDRESS BUILDER ADD /ZONE VALUE A.S.F. PERMIT# 14609 E 113 St N Capital Homes LVV2 /RS3 $ 120,945 2,199 17- 0701 -7 8108 N 76 E Ave Kolt Systems CARPII /RS3 $ 173,250 3,150 17- 0702 -X 8110 N 77 E Ave Signature Series Homes CARPII /RS3 $ 144,980 2,636 17- 0703 -X 10714 N 100 E Ave Rausch Coleman Homes AF /RS3 $ 126,940 2,308 17- 0704 -X 8787 N Owasso Exp. The Howard Group MVSC /CS $ 10,000 288 17- 0705 -C 10505 N Owasso Exp. Claude Neon Fed. Signs GO /CS $ 4,000 106 17- 0706 -S 8787 N Owasso Exp. #J Integrity Signs OM /CS $ 5,000 36 17- 0707 -S 11560 N 135 E Ave #103 Prop. Client Services GCCPII /CS $ 300,000 4,797 17- 0708 -C 10718 N 100 E Ave Rausch Coleman Homes AF /RS3 $ 126,940 2,308 17- 0709 -X 10637 N Garnett Rd Owner W &T /CS $ 8,500 360 17- 0710 -S 7703 N Owasso Exp. Rainbow Signs OCC /CS $ 4,000 38 17- 0711 -S 12912 E 86 St N Arkansas Sign & Banner ROCO /CS $ 7,750 289 17- 0712 -S 9031 N 121 E Ave CNF Signs SF /CS $ 10,500 84 17- 0713 -S 7713 N 144 E Ave Denham Homes TCE /RS3 $ 148,500 2,700 17- 0714 -X 7717 N 144 E Ave Denham Homes TCE /RS3 $ 148,500 2,700 17- 0715 -X 7625 N 144 E Ave Denham Homes TCE /RS3 $ 148,500 2,700 17- 0716 -X 7701 N 144 E Ave IDenharn Homes I TCE /RS3 $ 148,500 2,700 17- 0717 -X 9 Single Family $ 1,287,055 23,401 Sgft 2 Commercial Remodel $ 310,000 5,085 Sot 6 Signs $ 39,750 913 SgFt 17 Total Building Permits Fs 1,636,805 1 29,399 SgFt Ci,fy ofOwMW200 S. Mai, Sf Owas.a, OK 74055