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HomeMy WebLinkAbout2017.12.11_Planning Commission AgendaRecord Copy OWASSO PLANNING COMMISSION REGULAR MEETING CVll OF OWASSO ��� O� v O" .l J r. r Al \O OF THE �RPi December 11, 2017 6:00 PM TYPE OF MEETING DATE: TIME: PLACE: NOTICE FILED BY: TITLE: PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION Regular December 11, 2017 6:00 PM Old Central 109 North Birch Marsha Hensley Assistant City Planner 11�®1�' bti0�1 f 000 ycoc6 6\16 GO Filed in the office of the Owasso City Clerk and posted at City Hall, 200 South Main (wrest side) at 3:00 PM on December 6, 2017. Marsha`Hensley, Assistant City Pl ner OWASSO PLANNING COMMISSION Monday, December 11, 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 - Compassion 5. Approval of Minutes from the November 13, 2017 Regular Meeting. 6. OA 17 -08 Annexation - Consideration and appropriate action relating to the request for the review and acceptance of an annexation. The approximate location is the 7300 block of the E US -169 Service Road (N 115th E Ave) and is approximately 12.7 +/- acres. The property has a current Tulsa County zoning of IL (Industrial Light) District. The Tulsa County zoning of IL (Industrial Light) District would be applied upon annexation. 7. OA 17 -09 Annexation - Consideration and appropriate action relating to the request for the review and acceptance of an annexation. The property is Located at 11009 E 106th St N and 10927 E 106th St N and is approximately 20 +/- acres. The property has a current Tulsa County zoning of AG (Agriculture) District. The Tulsa County zoning of AG (Agriculture) District would be applied sV upon annexation. 8. OPUD 17 -03 - A New Leaf Community - Consideration and appropriate action relating to the request for the review of a Planned Unit Development (PUD). The subject property contains 49.82 +/- acres. The property is generally located south of the southeast corner of E 86th St N and N Memorial Dr (N 81St E Ave), Owasso, OK. The proposed zoning is AG (Agriculture) District with a PUD overly for the purposes of agriculture and vocational training with housing designed to maximize the independence of individuals with developmental disabilities. 9. be taken on this item by the Planning 10.Community Development. Report • Director's Update • Report on Monthly Building Permit Activity - No official action will 11. Report on Items from the November 15, 2017 TAC Meeting o OPUD 17 -03 - A New Leaf Community i OPUD 17 -04 /OZ 17 -08 - Red Maple Villas 12. Report from Planning Commissioners 13. New Business (New Business is any item of business which could not have been foreseen 'at the time of posting of the agenda) 14. Adjournment OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Monday, November 13, 2017 The Owasso Planning Commission met in regular session on Monday, November 13, 2017 at Old Central per the Notice of Public Meeting and Agenda posted at.City Hall, 200 S. Main (west side) at 3:00 pm on November 9, 2017. ITEM 1. CALL TO ORDER Dr. Loving called the meeting to order at 6:00 p.m ITEM 2. Flag Salute ITEM 3. Roll Call PRESENT ABSENT David Vines Dr. Paul Loving Tim Miller Chad Balthrop David Horton A quorum was declared present. STAFF Julie Lombardi Marsha Hensley Karl Fritschen Dwayne Henderson Bronce Stephenson Morgan Pemberton ITEM 4. Presentation of the Character Trait of the Month -Wisdom . ITEM 5. Approval of Minutes from October 9, 2017 Regular Meeting. The Commission reviewed the minutes. Mr. Miller moved, seconded by Mr. Horton, to approve the minutes from the October 9, 2017 Regular Meeting. A vote on the motion was recorded as follows: YEA: Vines, Balthrop, Horton, Miller, Loving NAY: None Motion carried 5 -0. OWASSO PLANNING COMMISSION November 13, 2017 Page No. 2 ITEM 6. 1 OLS 17 -03 - Lot Split, Lots 30 and 31. Block 1, Champions East - Consideration and appropriate action relating to the request for the review and acceptance of a lot split. The proposed lot,split will split a lot that was combined in Tulsa County in 2015 and returning it to its former platted condition..The property is located at 7917 N 144th E Ave and is zoned RS -3 (Residential Single- Family) District. Karl Fritschen presented the staff report. The property location was described. Staff recommends approval of the lot split request (OLS 17 -03)., Mr. Vines moved to approve, Mr. Miller seconded the motion, for the approval of lot split OLS 17 -03. A vote on the motion was recorded as follows: YEA: Miller, Dr. Loving, Balthrop, Horton, Vines NAY: None Motion carried 5-0. ITEM 7. OA 17 -06 /OZ 17 -07 Annexation /Rezoning - Consideration and appropriate action relating to the request for the review and acceptance of an annexation and rezoning from AG (Agriculture) to CS (Commercial Shopping) district. The property is located on the northwest corner of E 106th St N and N Garnett Rd and is approximately 3.8 +/- acres. Morgan Pemberton presented the staff report. The property location was described. Staff published the legal notice in the Owasso Reporter and mailed notices to property owners within a 300' radius of the property. The Owasso Annexation Committee met on October 25, 2017 and voted unanimously to recommend approval of the request. Staff recommends approval of the annexation and rezoning request (OA 17 -06 /OZ 17 -07) with an assigned zoning of CS (Commercial Shopping). Dr. Loving moved to approve with the above annexation /rezoning request, Mr. Horton seconded the motion, for the approval of OA 17 -06 /OZ 17 -07. A vote on the motion was recorded as follows: YEA: Miller, Dr. Loving, Balthrop, Horton, Vines NAY: None Motion carried 5 -0. ITEM 8. OA 17-07. Annexation - Consideration and appropriate action relating to z the request for the review and acceptance of an annexation. The property is located on the southeast corner of E 86th St N and N Memorial Dr and is approximately 70.6 +/- acres. The property is currently zoned AG (Agriculture), RS (Residential Single - Family), and RMH (Residential Mobile Home Park) in Tulsa County. Upon annexation, the entire subject property OWASSO PLANNING COMMISSION November 13, 2017 Page No. 3 would be brought into the City Limits of Owasso as AG (Agriculture). Karl Fritschen presented the staff report. The property location was described. Staff published the legal notice in the Owasso Reporter and mailed notices to property owners within a 300' radius of the property. The Owasso Annexation Committee met on October 25, 2017 and voted unanimously to recommend approval of the request. Staff recommends approval of the annexation request (OA 17 -07). The entirety of the subject property would be zoned AG (Agriculture). Mr. Miller moved to approve with the above annexation /rezoning request, Mr. Horton seconded the motion, for the approval of OA 17 -07. A vote on the motion was recorded as follows: YEA: Miller, Dr. Loving, Balthrop, Horton, Vines NAY: None Motion carried 5 -0. ITEM 9. Discussion on the Update of the Owasso Zoning Code - No official action Will be taken on this item by the Planning Commission. ITEM 10. Community Development Report Director's Update Report on Monthly Building Permit Activity ITEM 11. Report on Items from the October 18, 2017 TAC Meeting Site Plan - City of Owasso Police Station OLS 17 -03, Lot Split, Lots 30 and 31, Block 1, Champions East 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. Miller moved, seconded by Mr. Horton, to adjourn the meeting. A vote on the motion was recorded as follows: YEA: Dr. Loving, Vines, Balthrop, Horton, Miller NAY: None Motion carried 5 -0 and the meeting was adjourned at 6:35 PM. Chairperson Vice Chairperson OWASSO PLANNING COMMISSION November 13, 2017 Page No. 4 Date REAL Peepk•REALCharachr•REAL Community TO: Owasso Planning Commission FROM: Morgan M. Pemberton Assistant City Planner SUBJECT: Annexation (OA 17 -08) — 7300 Block of the East US -169 Service Rd /N 1151h E Ave DATE: December 6, 2017 BACKGROUND: The Community Development Department received a request for the annexation of a property approximately located on the 7300 block of the east US -169 Service Rd, also called N 115th E Ave. The property is approximately 12.7 acres in size and is currently zoned IL (Industrial Light) in Tulsa County. The applicant requests that upon annexation the subject property retains its IL (Industrial Light) zoning. SURROUNDING LAND USE: Direction Zoning Use " Land Use Plan Jurisdiction North IL (Industrial Light) Parking Lot Commercial /Industrial City of Owasso South PUD 475A/ IL (Industrial Light) Undeveloped Industrial Tulsa County East RE (Residential Estate) Residential Residential Tulsa County West Highway US -169 ROW Highway ROW Transportation ODOT SUBJECT PROPERTY /PROJECT DATA: Property Size 12.7 +/- acres Current Jurisdiction " Tulsa County Current Zoning IL (Industrial Light) Proposed Zoning - - IL (Industrial Light) Land Use Plan Industrial /Regional Employment Within! Overlay District? No Water Provider" Rogers County Rural Water District 143 ApplicablePdybacks i None , ANALYSIS: The subject property is currently zoned IL (Industrial Light) in Tulsa County. The applicant is requesting that the subject property, upon annexation, would retain its existing zoning. The property is called out for industrial uses in the GrOwasso 2030 Land Use Master Plan, so a zoning of IL (Industrial Light) is appropriate at this location. The City of Owasso would provide sanitary sewer, Fire, Police, and EMS service to the property upon annexation. Rogers County Rural Water District #3 would provide water service to the property. Any future development that occurs on the subject property must adhere to all Owasso subdivision, zoning, and engineering requirements including but not limited to paved streets, landscaping, and sidewalks. ANNEXATION COMMITTEE: The Annexation Committee reviewed this case on November 29, 2017 and voted unanimously to recommend approval. RECOMMENDATION: Staff recommends approval of the annexation request OA 17 -08 annexing the subject property into the City Limits of Owasso with an assigned zoning of IL (Industrial Light). ATTACHMENTS: Aerial Map Zoning Map GrOwasso 2030 Land Use Master Plan Map r � Na1.19thtE6'S.3fl(3f;(k ld,9th FvAvr. g � = > Na119thtk�Ave —°•' '" �N ®1r19[htEzAve�s x <. t t v ve '1 4$J ® � � C p R# it t a 6 r7 hF r :x x_w � mlw r.t t v��v4e� b n P._t _i ve M 5 h _ V'-4 �,9, 3 � st3 rr • — r �- ° 1S NhW f _ n 69 , i ., Mtngo�Vdlley CxpY` x �iz� � ah " � z ..tHwyrh Hvay3- 6W,' — Mingq+ allpvlEx pyFr�. -�:, tNd1 =1.5thtE +Aver+= 'Naia' StME:Ave" �0m1il,5thtEvAveaNaln1,5thtEvAve ' -x{446 zu c3� •�.: V «fir �} { Lr O N t z L, 1> EE r 4 m CL 0 CL (ode u Z—F uj L I f u {_1 to P,--C "Y'R, .."WR Ism-ep .... ... & z W011, ............. jl Rk ERR CL 00 00 c v iL AL1 W y� N 5v N C v J O N N O s 69 L-Sn d a a Y m q C N N � e O O O 9 (A = e a u � a LL m w gl c� y L O O 4 v m Egg 9. S p 5 c zoo a w fL logo osmpm -h RGL Convnunity TO: Owasso Planning Commission FROM: Morgan M. Pemberton Assistant City Planner SUBJECT: Annexation (OA 17 -09) — West of the NW Corner of E 106th St N & N Garnett Rd DATE: December 6, 2017 BACKGROUND: The Community Development Department received a request for the annexation of a property located west of the northwest corner of E 106th St N and N Garnett Rd. The property is approximately 19.76 acres in size and is unplatted. The property is currently zoned AG (Agriculture) in Tulsa County and would retain that zoning upon annexation into the City Limits of Owasso. SURROUNDING LAND USE: Direction Zoning Use Land Use Plan Jurisdiction North. RE (Residential Estate) Residential Residential City of Owasso South OPUD 06 -04 Undeveloped/ Commercial City of Owasso Storm siren fee - $35.00 per acre Meadowcrest Sewer Relief Area - $867.00 per acre Ranch Creek Sewer Service Assessment Area - $610.33 per acre CG (Commercial General) Bailey Medical Center AG (Agriculture/ Transitional/ Tulsa County/ East CS (Commercial Shopping) Undeveloped Commercial City of Owasso West AG (Agriculture) Residential Transitional/ Tulsa County Commercial SUBJECT PROPERTY /PROJECT DATA: Properly Size 19.76 +/- acres Current Jurisdiction ` Tulsa County Current Zoning AG (Agriculture) Proposed Zoning AG (Agriculture) Land Use Plan Transitional /Commercial Within Overlay District? No Water Provider City of Owasso Applicable Playbacks Storm siren fee - $35.00 per acre Meadowcrest Sewer Relief Area - $867.00 per acre Ranch Creek Sewer Service Assessment Area - $610.33 per acre ANALYSIS: The property is currently zoned AG (Agriculture) in Tulsa County, and the applicants are requesting annexation into Owasso's corporate limits. The property is comprised of two parcels of land that the property owners are annexing together. Staff proposes that the subject property retain its current zoning of AG (Agriculture) upon annexation. The GrOwasso 2030 Land Use Master Plan indicates two different land use categories on the property: commercial uses on the southern half and transitional on the northern half. Maintaining the AG (Agriculture) zoning allows prospective future developers to pursue either a commercial or transitional land use on the property. At the appropriate time, developers would submit a request for rezoning, depending on the nature of the project. The property and surrounding tracts are still somewhat rural in character, but the area is beginning to see more commercial and residential development. The intersection of N Garnett Rd and E 106'h St N has been improved, and the arterial streets are scheduled to be widened in the near future. Also, the property immediately to the east was recently annexed and rezoned to CS (Commercial Shopping). The City of Owasso will provide sanitary sewer, Fire, Police, EMS, and water service to the property upon annexation. Any future development that occurs on the subject property must adhere to all Owasso subdivision, zoning, and engineering requirements, including but not limited to paved streets, landscaping, and sidewalks. ANNEXATION COMMITTEE: The Annexation Committee reviewed this case on November 29, 2017 and voted unanimously to recommend approval. RECOMMENDATION: Staff recommends approval of the annexation request (OA 17 -09), bringing the property into the City Limits of Owasso with an assigned zoning of AG (Agriculture). ATTACHMENTS: Aerial Map Zoning Map GrOwasso 2030 Land Use Master Plan Map Plat Exhibit s — W u� U , C k QtI Iflf \ t1. 8.. �E $ __ ,r 0 m CL 0% 00 1%4 a a. ^L' W CCN ^G W H O C � Q 00. O 0 N N 3 ,O v m a 0 IL u m .Q D N .. N 0 Tw PH 149uap9 N v a m 0 N m a 8 5 m a s O y h a n E v 2 E ° a: U W u. % IL LL U li 2 per. 0 U I�1•�^n i'0©El -10 a W � W m C oJ L N S d L 9 N C r a E mac w c E E'a 9 o u d c K n � e ci i ci w 3j C.,OO.OS a � to x to M M E C 00 n z 00 M M wl 0 M M C; U) M to U') m 00 . z ifl 0 rn cD S I- ry O Ld z NW l� V) 0 O y� o� � 00 o� oW u7 (D O U of f�O l co rn x ^d co N SL•099 3. VZ, LOOS W �o Ld �t � �I M( � � ,ss•tz£� 3„8ti.IO.OS u •- 01 6£'ZZ£l 3.,Z t.ZO.OS vi ( Al F- Nw � oa p DO cr �Z V) rtj 3 „S£,ZO.OS Q o0 = F- .� .�z•£z£G J � 3„SS.ZO.OS , W wa it °I w a �.98•t99 ( v �^ 3„ZZ.£O.OS 3 o cA to s ° r 19Z r0 K Z M m Lp 9 Z 190•Z99 a M,.9"6.£O.ON S I- ry O Ld z NW l� V) 0 O y� Onople • REAL Character• REAL Community TO: Owasso Planning Commission FROM: Karl A. Fritschen RLA, AICP Jurisdiction Planning Manger SUBJECT: OPUD 17 -03 -A New Leaf DATE: December 6, 2017 BACKGROUND: The Community Development Department received a Planned Unit Development (PUD) application from Wallace Engineering for A New Leaf, a proposed development offering vocation training centered on agricultural and horticultural principals for individuals with developmental disabilities. The subject property is located south and east of the southeast corner of E 86th St N and N Memorial Dr and is approximately 49.82 acres in size. The property was recently annexed under Ordinance 1115 and is currently zoned AG (Agriculture). The PUD request does not bring forth a concurrent rezoning request to change the zoning from AG, as the primary use of the property will be centered on agricultural practices and residential - agricultural uses. SURROUNDING LAND USE: Direction Zoning Use Land Use Plan Jurisdiction North AG (Agriculture) Undeveloped Commercial /Transitional Tulsa County/ City of Owasso South AG (Agriculture) Residential Residential Tulsa County East AG (Agriculture) Undeveloped/ Residential Residential Tulsa County West AG (Agriculture) Residential Transitional /Residential Tulsa County SUBJECT PROPERTY /PROJECT DATA: Property :Siie 49.82 +/- acres Current Jurisdiction City of Owasso Conent,Zoninj , AG Proposed Zoning AG with PUD overlay Land Use Plan'; ` Residential & Transitional Within'Overl6VDistrict? ; No Rural Water District #3 Storm siren fee - $35.00 per acre Applicable'Pdybacks ' Barnes Elementary School Sewer Payback Area - $80.00 per acre* Ranch Creek Sewer Service Assessment Area - $610.33 per acre* *May not apply depending on wnere me connecnon is muue. CONCEPT OF A PUD: A Planned Unit Development, also known as a PUD, 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 building setback requirements and building height limitations, which can be more restrictive in standard zoning districts. 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. PUD applications and the proposed use(s) are evaluated by the Planning Commission and City Council on the overall conceptual development plan as it relates to the context of the surrounding area. Considering that the proposed development is such a unique use, it was determined that a PUD would be best vehicle for pursuing zoning approval. ANALYSIS: A New Leaf is a nonprofit organization whose mission is to provide individuals with developmental disabilities (including those with Autism Spectrum Disorder) with vocational and residential services to increase their independence and individual choice by learning life skills. The proposed development concept is built around individuals working in agriculture and horticulture to grow and then sell products to individuals and vendors at their small retail center. Additionally, the operation also provides much of what is grown to local food banks. The organization has been around since 1979, where it began with one small greenhouse, one staff person, and two students. By 1980, A New Leaf grew to serve thirteen individuals. In 1986, A New Leaf built its first 12,000 square foot (SF) greenhouse and vocational training facility. Today A New Leaf serves 325 individuals with developmental disabilities and autism through employment in five greenhouses, two retail centers, and at various community job sites. This will be the first project in northern Tulsa County. The subject property was annexed into the City Limits of Owasso on November 21, 2017 under Ordinance 1115 (OA 17 -07). The predominant use of the project is based on agricultural and horticultural activities, so the underlying zoning of AG shall remain. The PUD overlay will guide the development. There is no zoning change proposed with this PUD submittal. This PUD involves a unique style of development that includes different types residential housing centered around agricultural areas. This type of residential development is called an " agrihood." These "agrihoods" incorporate agriculture and horticulture into a rural neighborhood community. Flowers and produce will be grown in these "agrihoods" for retail sale with some of the produce donated to the local food banks. Additionally, the project will include a 12,570 SF recreational /cafeteria building, 7,300 SF administration building, 7,160 SF maintenance building, and a 1,500 SF retail sales building where the produce will be sold. A barn and corral area will be constructed on the southern end of the development that will hold a few animals. The architectural theme of the development will resemble a working farmstead. The structures and materials as depicted in the attached illustrations have been designed to achieve this look. The site is comprised of gentle rolling terrain with no flood plain present. Most of the project area will be devoted to open space. The property is situated just south and east of the intersection of E 86th St N and N Memorial Dr. The proposed development will take access from both E 86th St N and N Memorial Dr. The community will have gated entrances and an internal circular private road will provide access to all of the units and development areas. Housing for the residents will include several different types depending upon the level of care the individuals may require. All of the housing will involve 24 -hour assistance from staff, and the facility will employ several skilled nurses. The PUD proposes 113 dwelling units for the residents, nursing and support staff. The housing component for the project's initial phase of development is broken down as follows: • Ten (10) Daily Living Support (DLS) buildings with four (4) units per building plus one (1) unit for staff, at 3,020 SF each, for a total of fifty (50) units. • Two (2) Single Placement buildings at 7,500 SF each with six (6) units per building for a total of twelve (12) units. • Two (2) Community Home buildings at 6,820 SF each with twelve (12) units per building, plus one (1) unit for staff, at 3,020 SF each for a total of twenty -six (26) units. • One (1) Dormitory building at 9,930 SF with twenty -four (24) units plus (1) unit for staff for a total of twenty -five (25) units. The project allows for the future expansion of up to twenty -five (25) additional DLS units in five (5) buildings and one (1) Intermediate Care Facility that would house ten (10) individuals. The expansion area is noted on the conceptual development plan, but may not necessarily be built exactly as depicted due to the potential for unforeseen constraints on the property. The PUD document calls for a total of one hundred fifty (150) units at build out. The initial density of the project will be 2.3 dwelling units per acre (DU /Ac) and 3 DU /Ac at full build out. This development proposes a much lower residential density than is typically seen in Owasso. The units will be clustered, resulting in nearly 11 acres of undisturbed open space. This equates to twenty -two (22) percent of the total site area being in open space, meeting the requirement for open space set out in the Owasso Zoning Code. Comparatively, if the site were developed as a residential neighborhood with RS -3 (Residential Single - Family High Density) underlying zoning as the GrOwasso 2030 Land Use Plan also allows, one could expect a density of 5 DU /Ac for a total of nearly 245 homes with little open space, more traffic, pavement, and stormwater runoff. A variety of both passive and active amenities will be provided as part of this PUD for the individuals living there. Amenities will include but not be limited to: • Indoor Basketball Court • Outdoor Recreation Field Walking Trails • Gazebo • Fishing Area • Community Gardens • Animal Therapy Area The project will have private streets, and the owner will assume responsibility for their long -term maintenance. The entire property will require platting to identify the locations of utility easements, access points, and stormwater easements. The project has been broken down into different development areas for residential and agricultural activities. The PUD denotes areas for each type of use. Bulk, area, and setback requirements have been established for each of these areas. Using the development plan as a guide, site and landscape plans shall be required as each development area comes on -line. The City of Owasso will provide sanitary sewer, Fire, Police, and EMS service to the proposed development. Water service will be provided by Washington County Rural Water District 03. Sanitary sewer service would need to be extended towards the east where it can connect into an existing 18" main near the rodeo grounds in McCarty Park. Stormwater detention will be provided on -site, the location(s) of which will be better defined as the engineering plans are prepared. If the PUD is approved, the applicant would provide final development plans for the area being developed, along with a final plat for administrative review and approval by City Staff. These plans shall include civil engineering drawings, landscape plans, drainage plans, lighting plans, utility plans, etc. Two neighborhood meetings were held by the applicant on November 15, 2017 to provide an opportunity to answer any questions and address any concerns of nearby property owners. Invitations to the meeting were sent out by the applicant to all property owners within one - quarter (1 /4) mile of the subject property. Approximately 10 people attended the meeting. City Staff published a legal notice of the PUD in the Owasso Reporter November 22, 2017. Staff also mailed notices to property owners within a one - quarter (1/4) mile radius of the subject property. No comments of concern were received by Staff. Staff feels that the project will be a wonderful addition to the City of Owasso. It would provide housing and meaningful life skills for individuals with developmental disabilities, filling a missing niche in the community. Additionally, the produce grown and sold by the residents will provide local citizens access to fresh produce. The project has been well designed, will use the land efficiently, and will preserve the overall character of the property. COMPREHENSIVE PLAN CONSISTENCY: The GrOwasso 2030 Land Use Master Plan identifies the subject property for residential and transitional land uses. Staff concludes that the proposed residential and agricultural uses are supported by the GrOwasso 2030 Land Use Master Plan as the overall intensity of the use is less intense than what is prescribed for this location. HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT: The land surrounding the subject property is primarily undeveloped with no abutting residential subdivisions. There are a few large lot rural home sites abutting the property to the north and northeast. The railroad abuts the property immediately to the south. The GrOwasso 2030 Land Use Master Plan identifies this area as well as the property to the east and west for residential uses, where both agriculture and residential uses are identified as appropriate. Containing elements of both of the aforementioned uses, the proposed development appears to be in harmony with existing and expected development in this area. PLANNING COMMISSION & COUNCIL CONSIDERATION: Future planning issues must be considered if the PUD amendment is approved. If approved, the applicant would be required to adhere to all City of Owasso subdivision regulations and engineering requirements. According to the Owasso Zoning Code, the Planning Commission and City Council shall hold a public hearing on any PUD application and determine the following: 1. Whether the PUD is consistent with the Comprehensive Plan. 2. Whether the PUD is in harmony with the existing and expected development of surrounding areas. 3. Whether the PUD is a unified treatment of the development possibilities of the project site. 4. Whether the PUD is consistent with the stated purpose and standards of the PUD Ordinance, which are: 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 (TAC) for review on November 15, 2017. Comments from the TAC meeting are attached to this memo. RECOMMENDATION: Staff recommends approval of the Planned Unit Development proposal (OPUD 17 -03) from Wallace Engineering for New Leaf. ATTACHMENTS: PUD Document Aerial Map Zoning Map Legal Exhibit <u Planned Unit Development Design Statement For A New Leaf Community Owasso, Oklahoma in Tulsa County November 3, 2017 Revised: November 20, 2017 per TAC comments Prepared by: Wallace Engineering 200 E Mathew Brady Street Tulsa, Oklahoma 74103 www.wallacesc.com Prepared for: A New Leaf PO. Box 35903 Tulsa, Oklahoma 74153 F ?Y W10V282.01a TABLE OF CONTENTS SECTION 1: GENERAL INFORMATION ........................... .............................1, 1.1 INTRODUCTION ............................................. ..............................1 1.2 OWNERIDEVELOPER INFORMATION ............... ..............................1 1.3 SITE AND SURROUNDING AREA ..................... ............................1 -2 SECTION 2: PHYSICAL CHARACTERISTICS .............................................. 2-3- SECTION 3: DEVELOPMENT CONCEPT .................... ............................... 3-4 3.1 Existing Site ............................................... ............................... 4 3.2 Proposed Site ............................................. ............................... 4 SECTION 4: UTILITIES AND INFRASTRUCTURE .............. ..............................4 4.1 VEHICULAR AND PEDESTRIAN ACCESS ......... ............................4 -5 4.2 SANITARY SEWER ......................................... ..............................5 4.3 WATER ......................................................... ..............................5 4.4 GAS SERVICE, ELECTRICAL SERVICE, AND TELEPHONE SERVICE..5 4.5 STORMWATER DRAINAGE :............................. ..............................5 4.6 REFUSE AND RECYCLING ......................:........ ..............................5 SECTION 5: DEVELOPMENT STANDARDS ..................... ..............................6 5.1 PERMITTED USES..... ..... ; ................... I ......... I .......... w ................. 6-9 5.2 NON - PERMITTED USES ................................... ..............................9 5.3 BULK AND AREA REQUIREMENTS .......... ................................... 9 -11 5.4 ARCHITECTURAL REGULATIONS .:................... .............................11 5.5 SITE PLAN REQUIREMENT .............................. .............................11 5.6 LANDSCAPING REGULATIONS ................. ............................... 12 5.7 LIGHTING REGULATIONS ................................ .............................12 5.8 SCREENING REGULATIONS ............................ .............................12 5.9 PLATTING REGULATIONS ............................... .............................12 5.10 DUMPSTER REGULATIONS .............................. ............................13' 5.11 STREETS AND ACCESS REGULATIONS ........... .............................13 5.12 PARKING REGULATIONS ................................ .............................13 5.13 FREESTANDING ACCESSORY SIGNS ............... .............................13 5.14 NON- ACCESSORY AND ELECTRONIC MESSAGE DISPLAY SIGNS ... 13 5.15 DELIVERY HOURS .......................................... .............................13 SECTION 6: TABLE OF CONTENTS ( Exhibits) ................... .............................14 6.1 Exhibit A— Legal Description ............................. .............................15 6.2 Exhibit B — Master Development Plan ( Conceptual ) ............................16 6.3 Exhibit C — Development Area Plan ( Conceptual) .. .............................17 6.4 Exhibit D — Building Elevations D. 1- D. 3 ............... . ......... : .............. 18 -20 SECTION 1: GENERAL INFORMATION 1.1 INTRODUCTION A New Leaf is a nonprofit organization that provides individuals with developmental disabilities with vocational and residential services to increase their independence and individual choices. Their current retail store and vocational division is located in Broken Arrow and their residential division location is in the Tulsa. A New Leaf's mission is to provide individuals with developmental disabilities with life skills, marketable job training through horticultural therapy, community -based vocational placement, and residential services to increase their independence and individual choices. A New Leaf was established in 1979 to provide horticultural- related job training to adults with developmental disabilities. A New Leaf began with one greenhouse, one staff and served two individuals. By 1980 A New Leaf, grew to serve 13 individuals. In 1986, A New Leaf built its first 12,000 sq. ft, greenhouse and vocational training facility. Then in September 2013, acquired Homelife Association. Through the acquisition, A New Leaf began operating two community homes and providing 24 -hour assistance to individuals with developmental disabilities living independently. Today, A New Leaf is honored to serve 325 individuals with developmental disabilities and autism through employment in five greenhouses, two retail centers, community job sites, students in the classroom, and individuals in residences. The subject property for this Planned Unit Development (PUD) is generally located south and east of the SE /c of E 86th Street North and North Memorial Drive (81St East Avenue), Owasso, Oklahoma. A New Leaf Community is proposed to provide 21 residential structures containing approximately 150 dwellings units after anticipated full buildout. The size of the land included in this PUD is approximately 50 acres. 1.2 OWNER/DEVELOPER A New Leaf, Inc., PO Box 35903, Tulsa, Oklahoma 74153 Telephone: 918.451.1491 1.3 SITE AND SURROUNDING AREA According to the Phase I Environmental Site Assessment, (ESA) prepared by Terracon on October 25, 2017, the subject property is mostly vacant land used for residential and agricultural purposes. The proposed A New Leaf site is bordered by the following uses and /or streets: 11 1Pana .. ... _. _ .. .. .. .. North — East 861h Street North (Agricultural and Rural Single - Family Uses) East— Vacant Land (Agricultural Use) South — Railroad, Vacant Land (Agricultural and Rural Single - Family Residential Uses) West— North Memorial DrivelNorth 81St East. Avenue (Agricultural and Rural Single - Family Residential Uses) SECTION 2: PHYSICAL CHARACTERISTICS The following information was prepared by Terracon Consultants, Inc., on October 25, 2017 for A New Leaf as a part of their Site Assessment. Physical Setting Information Topography Approximately 600 to 660 feet above Site Elevation sea level Topographic Gradient South- Southeast An unnamed southeast- flowing intermittent tributary of Ranch Closest Surface Water Creek is present within the southern portions of the site. Soil Characteristics Two major soil types: Dennis silt loam, 1 to 5 percent slopes in the eastern portions Soil Type Eram - Coweta complex, 5 to 15 percent slopes in the northwest quarter of site Dennis silt loam - Consists of silty clay loam and silty clay soil to a depth of 79 inches. Dennis silt loam soils generally consist of deep slowly permeable upland soils formed in loamy and clayey sediments under native grass. Description Eram- Coweta complex — These soils are shallow and consist of silty clay loam or gravelly clay loam to a depth of 17 to 28 Inches, Bedrock is below. The soil is well drained to moderately well drained having high or very high runoff. These soils form from the loamy or clayey residuum of weathered sandstone and shale. 7 1Pana Source USGS Topographic Map, Sperry Quadrangle, 2012(Appendix A) Tulsa County, OK USDA NRCS Web Soil Survey issued September 15, 2016 Physical Setting Information I Source Formation Pennsylvanian Memorial Formation The Memorial formation consists of three members: the Dawson Coal, an unnamed middle shale interval, and the basal Jenks Sandstone. The Dawson Coal is 2 foot thick coal layer over a gray Description clay. The middle shale layer is a varying colored interbedded silty and sandy mudstone and fine grained sandstone averaging 50 feet thick. The Jenks Sandstone is a brownish sandstone varying in thickness between 10 and 100 feet. Estimated Depth to First occurrence of Generally less than 30 feet Geologic Map of the Sperry 7.5' Quadrangle, Tulsa County, Oklahoma, Oklahoma Geologic Survey, by Miller and Stanley, 2005 Based on Terracon borings in the area *Hydrogeologic Gradient Not known, may be inferred to be parallel to topographic gradient fnrimarily to the south- southeastl. SECTION 3: DEVELOPMENT CONCEPT The intent of this PUD is to create a regulatory document which acknowledges the proposed mix of Agricultural, Residential, Administrative /Maintenance, and Retail uses while allowing for future construction of additional structures within the A New Leaf Agrihood Community. An agrihood incorporates horticulture into a rural setting neighborhood community. The underlying Zoning Districts shall remain Agricultural. The PUD however, identifies areas where residential, administrative, commercial, and agricultural activities may take place and the development shall be bound to this arrangement of uses on the property per the conceptual Development Areas. AMENITIES Amenities for the use and enjoyment of the clients at A New Leaf Community include, but are not limited to: Indoor Basketball Court Outdoor Recreation Field Walking Trails Gazebo 2IParra Fishing Community Gardens Animal Therapy Communal Porches 3.1 EXISTING SITE The site is approximately 50 -acres in size consisting of mostly vacant land used for agricultural and rural residential purposes. The site is bounded to the north by East 86th Street North and to the west by North Memorial Drive (North 81 st East Avenue). Currently, one mobile trailer residence is located in the southwest corner of the north section of the site. The site also has two unoccupied residential houses, one of which is in a dilapidated condition. The northern - portion of the site is located on an east -to -west ridge that slopes moderately to the south and southeast. The eastern and southern sections of the site are within the drainage of a small intermittent stream that flows to the southeast. Two manmade ponds exist for watering livestock. 3.2 PROPOSED SITE The proposed gated community will consist of a mix of Agricultural, Residential, and Commercial (Retail) uses that will help provide individuals with developmental disabilities with life skills, marketable job training through horticultural therapy, community -based vocational placement, and residential services to increase their independence and individual choices. Additional administrative and maintenance buildings will provide ancillary services that support the clientslrestdents of A New Leaf. Please refer to SECTION 5. DEVELOPMENT STANDARDS for Bulk and Area Requirements per Development Area. SECTION 4: UTILITIES AND INFRASTRUCTURE 4.1 VEHICULAR AND PEDESTRIAN ACCESS No new public streets are proposed within this PUD. The streets within the development shall be private and designed to City of Owasso Design Standards. All maintenance of said streets shall be the responsibility of the owner. The gated community will provide police and fire emergency access to the neighborhood through the use of Knox boxes installed at both gates: One off of North Memorial Drive and one off of East 86th Street North. Each gate should be located a sufficient distance from the street to allow for a minimum of two cars, up to four cars, for stacking at the gate so as to clear the right -of -way. 41 Page Pedestrian trails and sidewalks within the A New Leaf Agrihood Community will be designed according to the City of Owasso specifications and approved by the City of Owasso. Trails and sidewalks shall be used throughout the development to connect facilities. 4.2 SANITARY SEWER There is a City of Owasso sanitary sewer line that flows along N 91st E Ave to the rodeo grounds. It is known as the old Ranch Creek Interceptor line. It is proposed that the sewer connection will occur at the manhole in the rodeo grounds with a line extending west into the proposed site. All sanitary sewer plans shall be reviewed and approved by the City of Owasso. It was communicated by City of Owasso Public Works department at the Technical Advisory Committee (TAC) meeting the old Ranch Creek Interceptor line has plenty of capacity to serve the proposed development and connecting to this line will not require payback fees. Developer is encouraged to keep sewer line deep enough across the site to provide potential expansion for adjacent properties within the natural basin. 4.3 WATER The site is currently within the Washington County Rural Water District 3 jurisdiction. The proposed plan is to connect to the existing 6" line on 861h St N and the 12" line on Memorial Dr and making a loop through the site. 4.4 GAS SERVICE, ELECTRICAL SERVICE, AND TELEPHONE SERVICE Proper coordination with the various utility companies will be made in conjunction with this development. All necessary easements to serve the buildings shall be provided as required. 4.5 STORMWATER DRAINAGE On -site detention will be provided through the use of a stormwater pond or ponds designed to City of Owasso Standards and if the pond maintains a pool elevation, they shall be re- circulated through a fountain, waterfall, or other aeration device. The stormwater will be detained and released so that runoff from the site does not exceed pre - developed conditions. All future maintenance of stormwater ponds will become the responsibility of the owner. 4.6 REFUSE AND RECYCLING Refuse and recycling service will be commercial since there are no single - family residential structures within the development. Refuse and recycling will be handled under contract through a private refuse company. 5 1 P a g e SECTION 5: DEVELOPMENT STANDARDS 5.1 PERMITTED USES: Planned Uses & Limitations - Current and /or future uses of the property shall be limited in scope to normal business operations associated with the daily operations of A New Leaf and their mission for transforming the lives of individuals with developmental disabilities and Autism Spectrum Disorders through Agricultural vocational and residential programs. Additional uses and permissions of the property are allowable as they pertain to Agricultural, Residential, Retail, Administrative /Maintenance, and Open Space /Green Space services associated with A New Leaf or its assigned. Conceivable granted uses, but not limited to, include the following: DEVELOPMENT AREA A — AGRICULTURAL Agricultural —The Agrihood agricultural vocational programs at A New Leaf exist to allow individuals with developmental disabilities the opportunity to learn work skills, have a safe work environment, develop their own peer groups, and be a productive member of society. Agrihoods — The integration of horticulture into residential community. Livestock Barn and Corrals: • Use Type: Agricultural • Barn and Corral are anticipated future amenities in the Community Development DEVELOPMENT AREA B — RESIDENTIAL Residential — A New Leaf residential program offers 24 -hour assistance with basic requirements to individuals living within the Agrihood community.. Other services may include, but not be limited to: assisting clients in selecting staff to work with them, assisting individuals with programs designed to maximize their independence, aiding clients in finding appropriate housing within the community, arranging and providing transportation to work, recreational activities, and appointments, and organizing social activities for individuals. Daily Living Supports (DLS): • Ten (10) total DLS buildings in initial development • Each building: AIPaae • Use Type: Residential • Approximately 3,020 GSF each building • Four (4) client bedroom • One (1) staff bedroom / office • Communal Living, Kitchen, Dining and Laundry spaces Single Placement: • Two (2) total Single Placement buildings in initial development • Each building: o Use Type: Residential o Approximately 7,500 GSF each building o Six (6) client living units o Communal Commons Room Community Home: • Two (2) total Community Home buildings in initial development A Each building: o Use Type: Residential o Approximately 6,820 GSF each building o Twelve (12) client bedrooms o One (1) staff bedroom / office o Communal Living, Kitchen, Dining and Laundry spaces Dormitory: • One (1) Dormitory building in initial development o Use Type: Residential o Approximately 9,930 GSF o Twenty -four (24) client bedrooms o One (1) staff office / bedroom o Communal Living and Laundry spaces Recreation / Cafeteria: • Use Type: Assembly • Approximately 12,570 GSF • Communal Kitchen and Dining to serve Dormitory residents • Communal Recreation areas with full basketball court Anticipated Future Development for A New Leaf Owasso Community.• Daily Living Supports (DLS) Buildings: • Up to five (5) total DLS Buildings anticipated in future development • Each building: o Use Type: Residential o Approximately 3,020 GSF each building o Four (4) client bedroom 71 Page • One (1) staff office / bedroom • Communal Living, Kitchen, Dining and Laundry spaces Intermediate Care Facility (ICF) Home Building: • One (1) ICF Home Building anticipated in future development • Each building: • Use Type: Residential • Approximately 7,110 GSF each building • Eight (8) client bedrooms • One (1) staff office / bedroom • One (1) nurse office / bedroom • Communal Living, Kitchen, Dining and Laundry spaces DEVELOPMENT AREA C — RETAIL Retail— Part of the vocational training provided through A New Leaf includes learning the job skills associated with the retail side of growing produce and flowers for profit. The community members of A New Leaf will learn and enhance their skills required to sell their horticultural products in a safe environment on -site in a farm -to- market type environment. Retail Building: • Use Type: Mercantile / Retail • Approximately 1,500 GSF • Interior retail area for the sale of horticultural items produced on -site. DEVELOPMENT AREA D - ADMINISTRATIVE /MAINTENANCE Administrative /Maintenance — Ancillary support for the agrihood community Administration Building: • Use Type: Business • Approximately 7,300 GSF Maintenance Building: • Use Type: Storage • Approximately 7,160 GSF • Shop / Storage area with office and restroom AIPnrna DEVELOPMENT AREA E — OPEN SPACE / GREEN SPACE Open Space /Green Space — Land that is undeveloped and /or completely covered with grass, trees, shrubs, or other vegetation to be accessible and enjoyed by the Agrihood community members. 5.2 NON - PERMITTED USES: The following uses shall not be allowed by Specific Use Permit in the Agricultural District within this PUD: Airport, Cemetery, Commercial Camp Ground, Convent, Crematory, Drag Strip, Drive -in Theater, Gun Club, Halfway House, Heliport, Hospital, Juvenile Delinquency Center, Mausoleum, Monastery, Power Plant, Pre - Release Center, Racing Tracks (auto, horse, dog), Rifle /Skeet Range, Sanitarium, Sanitary Landfill, Sewage Disposal, Water Treatment Plant. 5:3 BULK AND AREA REQUIREMENTS DEVELOPMENT AREA A — AGRICULTURAL Land Area (approximate): Agrihoods Livestock Corral Maximum Building Height: Minimum Yard Requirements: Minimum Front Yard Minimum Rear Yard Minimum Side Yard Livestock Barn Minimum Side /Rear Setback 7.30 acres 2.60 acres 4.70 acres 40 feet 35 feet (from property line) 40 feet 15/15 feet 50/50/50 feet (From AG and RS) NOTE: No swine livestock allowed within the City Limits of Owasso per Section 4 -105 of the City Municipal Code. DEVELOPMENT AREA B — RESIDENTIAL Land Area (approximate): Maximum Number of Dwelling Units (approximate): Wage 26.80 acres Daily Living Support (DLS) Home Single Placement Home Community Home Dormitory 50 units 12 units 26 units 25 units Anticipated Future Development forA New Leaf Owasso Community: Daily Living Support (DLS) Home 25 units Intermediate Care Facility (ICF) Home 10. units Maximum Building Height: Residential 40 feet Ancillary Dining / Recreation Building 40 feet Gazebo Structures 50 feet Minimum Yard Requirements: Minimum Front Yard 25 feet (from property line) Minimum Rear Yard 20 feet Minimum Side Yard 15/15 feet Off- Street Parking: 100 spaces (approximately) DEVELOPMENT AREA C — RETAIL Land Area (approximate): 0.75 acres Maximum Square Footage Allowed 3,000 square feet Maximum Building Height: 30 feet Minimum Yard Requirements:. Minimum Front Yard 25 feet (from property line) Minimum Rear Yard 20 feet Minimum Side Yard 15/15 feet Off - Street Parking: 15 spaces 101Paae DEVELOPMENT AREA D — ADMINISTRATIVE /MAINTENANCE Land Area (approximate): 4.80 acres Maximum Building Height: 40 feet Off- Street Parking: 50 spaces Minimum Yard Requirements: Minimum Front Yard 25 feet Minimum Rear Yard 20 feet Minimum Side Yard 15/15 feet DEVELOPMENT AREA E — OPEN SPACE / GREEN SPACE Land Area (approximate): 11 acres Development Area - Total Land Area 50.65 acres 5.4 ARCHITECTURAL REGULATIONS To support the mission of the community, structures in this PUD development should be consistent with a residential or agrarian scale and character. The following primary exterior materials shall be permitted in this PUD: • Horizontal and vertical siding (architectural profile metal profile panel or traditional lap / board - and = batten siding) • Masonry veneer (brick or stone) • Asphalt Shingle or metal roofing No aluminum siding shall be used on the residential, administrative, commercial or cafeteria structures. These structures shall employ, hardie plank siding, stone, brick, cedar shakes, or a mix of similar materials. Metal Siding may be used for the barns, but shall employee variations in color and /or pattern. Architectural elevations shall be submitted for review at the time of site plan submittal. 5.5 SITE PLAN A site plan shall be submitted for the project for review and approval by City staff. Said plan(s) shall go before the Technical Advisory Committee (TAC) for review. One plan shall be submitted for the entire project or for individual areas as they come on line. 11IPage J 5.6 LANDSCAPING REGULATIONS The landscaping in this POD shall be in accordance with City of Owasso Zoning Code, but developer shall be allowed to utilize Agrihood, Agricultural, Open Space, and Green Space towards Landscaping requirements. Landscape plans for each development area shall be submitted to the City of Owasso for review at the time of site plan submittal. Street trees shall be provided along each side of the entry drives spaced 50 feet on center: Because of the uniqueness of the project and nature of the development, alternative compliance for the landscape requirements will be allowed. However, each building shall provide landscaping subject to approval by the City. All planted landscape material shall be irrigated with either a drip or spray system. Dead plant material shall be replaced by the owner within a reasonable time, based on planting season. 5.7 LIGHTING REGULATIONS The site lighting utilized in this -PUD shall be directed away from any adjacent residentially used properties in existence at the adoption of the POD. To accomplish this, lights shall utilize shields, shades or other appropriate methods of directing light beams. The site lighting in this POD shall be in accordance with City of Owasso Zoning Code. 5.8 SCREENING REGULATIONS It is the intention to utilize the natural screening that already exists on -site to meet screening requirements. Additional screening along the northeastern corner of the site shall consist of approximately 660 LF of enhanced screening along the northern property line and 660 LF of enhanced screening along the eastern property line to screen existing single - family rural residential uses. The enhanced screening may consist of, but not be limited to: Fencing, Walls, Berms, or Vegetation as described in the current City of Owasso. Zoning Code. If any additional screening is determined to be necessary, it may be employed in the form of: Fencing, Walls, Berms, or Vegetation as described in the current City of Owasso Zoning Code. 5.9 PLATTING REGULATIONS Platting shall be required as a part of this POD and meet the requirements of the City of Owasso subdivision regulations. 121Paae 5.10 DUMPSTER REGULATIONS Dumpsters shall be consolidated where practical and located within an area screened by a fence or masonry wall of sufficient height that screens the dumpMer from public streets and residences. Dumpster pads and approach zones shall use concrete. 5.11 STREET AND ACCESS REGULATIONS Access to the A New Leaf Community will be via one (1) driveway off of East 86th Street North and one (1) driveway off of North Memorial Drive. Access locations shall be defined on the final plat. All internal streets will be private streets, privately maintained, and built to current City of Owasso Standards. 5.12 PARKING REGULATIONS Refer to 5.3 BULK AND AREA REQUIREMENTS for anticipated Parking Requirements per Development Area. 5.13 FREESTANDING ACCESSORY SIGNS Two (2) monument signs are allowed for the site. One (1) monument sign at 86th Street North entrance 8 ft, max height One (1) monument sign at North Memorial Drive entrance 8 ft. max height Each sign shall be landscaped with either hardscape or living plant material. Each sign will require a permit and will be reviewed at time of submittal. Internal wayfinding signage shall be permitted. 5.14 NON- ACCESSORY.AND ELECTRONIC MESSAGE DISPLAY SIGNS Video and electronic message display signs are prohibited within the PUD. 5.15 DELIVERY HOURS A New Leaf facility deliveries shall be restricted to within the hours of 8. AM to 6 PM, Monday through Friday. A New Leaf client deliveries will be based on the private delivery companies scheduled delivery times for deliveries. 131 Page SECTION 6: TABLE OF CONTENTS FOR EXHIBITS: 6.1 LEGAL DESCRIPTION - Exhibit A 6.2 MASTER DEVELOPMENT PLAN (CONCEPTUAL) - Exhibit B 6.3 DEVELOPMENT AREA PLAN (CONCEPTUAL) - Exhibit C 6.4 BUILDING ELEVATIONS - Exhibit D.1 — D.3 141 Page EXHIBIT A LEGAL DESCRIPTION A TRACT OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION TWENTY -FIVE (25), TOWNSHIP ITWENTY-ONE(21)NO RTH, RANGE THIRTEEN (13) EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, MORE PARTICULARLY' DESCRIBED AS FOLLOWS, TO -WIT: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION TWENTY -FIVE, THENCE S 01. 27'30" E, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION TWENTY -FIVE, FOR A DISTANCE OF 660.00 FEET; TI3ENCE N 88 °41'38" E FOR A DISTANCE OF 50.00 FEET TO A POINT ON THE EAST RIGHT -OF -WAY LINE OF NORTH MEMORIAL DRIVE, SAID POINT ALSO KNOWN AS THE POINT OF BEGINNING, THENCE N 88 °41'38" E FOR A DISTANCE OF 1212.03 FEET; THENCE N 01'34'50" W FOR A DISTANCE OF 600.00 FEET TO A POINT ON THE SOUTH RIGHT -OF -WAY LINE OF EAST 86" STREET NORTH; THENCE FOLLOWING THE SAID SOUTH RIGHT -OF -WAY LINE OF EAST 86TH STREET NORTH N 88 °41'38" E FOR A DISTANCE OF 50.00 FEET; TIIENCE S 01. 34'50" E FOR A DISTANCE OF 600.00 FEET; THENCE N 88'41'38" E FOR A DISTANCE OF 656.67 FEET; THENCE S 01 °38'30" E FOR ADISTANCE OF 1983.84 FEET; THENCE S 88 040'38" W FORA DISTANCE OF 658.35 FEET; THENCE N 01934'50" W FOR A DISTANCE OF 1322.01 FEET; THENCE S 88 °41'08" W FOR A DISTANCE OF 1263.88 FEET; THENCE N 01 °27'30" W FOR A DISTANCE OF 662.19 FEET TO THE POINT OF BEGINNING, CONTAIl4MG 2,170,345 SQUARE FEET OR 49.82 ACRES MORE OR LESS. LEGAL DESCRIPTION WAS PREPARED ON NOVEMBER 274D, 2017 BY CLIFF BENNETT, PLS #1815 WITH THE BEARINGS BASED ON THE WEST LINE OF SAID SECTION 25 AS S 01 027'30" E. 1SIPaae MASTER DEVELOPMENT PLAN (CONCEPTUAL) Refer to 11 x 17 MASTER DEVELOPMENT PLAN (CONCEPTUAL) in file. 161Page EXHIBIT C DEVELOPMENT AREA PLAN (CONCEPTUAL) � Y *v"� J F 0 t ny , XEVE,nPUevrM�AA -i� u L 061 ��y�y_` ''Y Oft�F1WYBlfAfC14D w qua OK4I IAWA EAC "j L i a ]�� ` oEUE.onuePrn�aD wwix�sNUrerwen,�P++axrF r \C '�,� � 1(1 OEVFIDPN@fl'�11EJ1E -OPEN &YQE /(NEEX9lVLE rn4u uv: v.uury�Cnrb - Refer to 11 x 17 DEVELOPMENT AREA PLAN (CONCEPTUAL) in file. 171Page EXHIBIT D.1 BUILDING ELEVATIONS Conceptual Building Elevations — Building Elevations shall be submitted during the permitting process. Refer to 11 x 17 BUILDING ELEVATIONS (CONCEPTUAL) in file. 181Page sw EXHIBIT D.2 BUILDING ELEVATIONS Conceptual Building Elevations — Building Elevations shall be submitted during the permitting process. Refer to 11 x 17 BUILDING ELEVATIONS (CONCEPTUAL), in file. 191Page EXHIBIT D.3 BUILDING ELEVATIONS Conceptual Building Elevations — Building Elevations shall be submitted during the permitting process. Refer to 11 x 17 BUILDING ELEVATIONS (CONCEPTUAL) in file. 201Paae M O A IL a u m 3 u u m N N a E 0 u i 0 QI 'Cr"1 c 0 v c 0 U a m V N Q G N 7 OI Q N � N c 0 a a a 0 a n e°' R O N ec n D o Q 6 E E � O O _C C U N a f6 t6 0 2y J �o m E Q B. m a u l0 a c � a 7 0 � N w � N �O to m u n ao :- E v N N t6 t a N M O P- r �C Il ru J m u u m N v fl, E 0 u o- m j ° c 0 v c 0 u v v r= m u m 0 v v c R `m v 0 N � c 0 v m s v a O r., R N cc � 0 0 N mia r E E � 0 0 c c ma � a J � o m � 3 m m _n T m Q b R N N � U R n � 3 ya m � � � m m 3 � 00 o. ou _ R N N R c w o. r� | � CL ƒ u � � � \�\ � /����. . c. 0 � \ � � @ � � � c 0 � O M . o O� 0 C O r� | � CL ƒ u � � � \�\ � /����. . \ } 2 () \]))j \]ƒ) \) a�■ee,* » . # k �. Vm wE.0 a!!!,! :/ «a2! \ \)2\ /! n ! \ �G \ �� 3. OPUD 17 -03 — A New leaf Community Chelsea Levo- =r; $ 4 rT_ FI - M '_• • No comments. An engineer has been assigned to the project. Fire- Discussed emergency access with knox boxes at both gates. Fire Department will work with Police Department regarding the radio frequency. Hydrant placement will be important. The Fire Department will work with you on the sprinkler design. David Vines- The Gated Communities chapter in the Owasso Zoning Code (Chapter 21) states the gates should be located a sufficient distance from the street to allow two cars to line up at the gate so as to clear the right -of -way, you might consider allowing four cars. Monument sign needs to be landscaped. Some type of screening or perimeter fencing adjacent to the existing residential uses. Public Works- 0 SEE ATTACHED NOTES. Community Development- * Consider a little extra buffering at the northeast corner. Police • Discussed the need for security cameras. WA �V The City Wit out Limits. TO: Community Development FROM: Public Works SUBJECT: Engineering TAC Review Comments (November 15, 2017) DATE: November 15, 2017 Here are Public Works comments prior to the TAC meeting. Any comments that arise as a result of the meeting will be amended and supplied after completion of the meeting. ITEM #3 OPUD 17 -03 - A New Leaf Communifv - Consideration and appropriate action relating to the request for the review of a Planned Unit Development (PUD). The subject property contains 49.82 +/- acres. The property is generally located south of the southeast corner of E 86th St N and N Memorial Dr (N 81st E Ave), Owasso, OK. The proposed zoning is AG (Agriculture) District with a PUD overly for the purposes of agriculture and vocational training with housing designed to maximize the independence of individuals with developmental disabilities. For a heads up in the planning process - Utility services for the existing structures will need to be identified and addressed /removed properly (Septic Systems, water wells) - Appropriately identify and address any gas or oil wells. - Provide a jurisdictional determination from USACE for the overall site to determine if there are jurisdictional areas on the site which may require USACE permitting. If so, we recommend coordinating with them up front with your plans to save some effort to know what activities they will permit with ease and what options they may suggest. - Ranch Creek Payback for the Sewer ITEM #4 OPUD 17 -04 1OZ 17 -08 - Redbud Villas - Consideration and appropriate action relating to the request for the review of a Planned Unit Development (PUD) with an underlying zoning of RNX (Residential Neighborhood Mixed) District. The subject property contains 4.18 +/- acres. The property is located on the northwest corner of E 1 12th St N and N Garnett Rd and is currently zoned CG (Commercial General) District. - Water is also on the west side of Garnett. Current 10" line is getting relocated with the roadway widening and upsized to a 12" line. - Private Force Main exists on the site and will need to be relocated or replaced by a public gravity sewer to, reduce liability of future private line maintenance. - Future Roadway project. May not want to invest anything that will be torn up. - Detention Pond location needs to stay out of the ROW. RESIDENTIAL SINGLE FAMILY NEW CONSTRUCTION MONTH END REPORT NOVEMBER 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 29 117 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 : 34' 27 23 20 5 May 23 27 30 20 23 19 17 15 9 11 ' 6*June '21' 34' - :23 19 241 ''1,9 .�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 - 12 9 September 40 20 11 12 12 28 15 13 15 6 10 Oct6ber�.','15 36, 13„ 'JO ..21,, 15'.- 19 23,. -12 7- 11 November 10 13 1 8 11 7 21 25 6 19 12 December ., 6'. 13 10. -• 1:6 .11. 34 7. 3 Totals 267 303 246 179 224 238 270 228 189 168 YTD 261 290 237 169 208 227 236 . 221 186 168 CITY OF OWASSO RESIDENTIAL LOT INVENTORY STATUS November 30, 2017 SUBDIVISION # OF LOTS # DEVELOPED # AVAILABLE Abbott Farms 1 (12/16) 65 30 35 Camelot Estates (4/07) 139 134 5 Carrington Pointe I (1111) 171 167 4 Carrington Pointe I Extended (10/15) 15 15 0 Carrington Pointe II (11116) 93 32 61 Crescent Ridge (2108) 101 100 1 Falls at Garrett Creek (12/05) 85 84 1 Keys Landing 1 (3/08) 131 130 1 Lake Valley V (9/30) 78 77 1 Lake Valley V Phase 2 (10/14) 82 80 2 Lake Valley V Phase 3 (8115) 71 71 0 Morrow Place (9117) 89 9 80 Nottingham Estates V (3101) 44 43 1 Nottingham Hill (6/09) 58 20 38 Sawgrass Park II (4105) 96 96 0 The Summit at Southern Links (6/97) 31 29 2 The Champions East (5108) 66 63 3 The Champions West (5108) 45 45 0 TOTALS 1460 1225 .235 The Champions West (510E The Champions East (5/0E The Summit at Southern Links (6197 Sawgrass Park II (4105 Nottingham Hill (6109 Nottingham Estates V (3/01 Morrow Place (9117 Lake Valley V Phase 3 (8116, Lake Valley V Phase 2 (10/14; Lake Valley V (9/30) Keys Landing 1(3 /08) Falls at Garrett Creek (12/05) Crescent Ridge (2108) Carrington Pointe II (11/16) Carrington Pointe I Extended (10/15) Carrington Pointe 1(1/11) Camelot Estates (4107) Abbott Fans 1(12/16) 0 CITY OF OWASSO . a 20 40 60 80 100 120 140 160 180 ■Lots Developed DTotal Lots RESIDENTIAL MULTI-FAMILY NEW CONSTRUCTION MONTH END REPORT NOVEMBER 2017 (Initial recording be an May 2014) Month 2016 201 2018 2019 2090 2021 2022 2023 2024 2025 1 January 4 2 February 6 3 March 0 4 ApdI 0. 5 May 0 0 6 June 0 0 7 July 0 0 8 August 0 0 9 September 0 4 10 October 0 .'0 11 November 0 0 12 December. .0 Totals 0 14 0 0 0 0 0 0 0 0 YTD 0 14 0 0 0 0 0 0 0 0 NOVEMBER YEAR-TO-DATE COUNT 16 12 ------- 8 — -- — ----- - - ------- __ - -------------- - --- - -- — ------ 4 --- — ---- - - ------- 0 2016 1 2017 1 2018 1 2019 2020 1 2021 1 2022 1 2023 2024 20, BER 0 14 0 0 0 0 0 0 0 0 NOVEMBER YEAR-TO-DATE DOLLARS 2,500,000 2,000,000 ------ - — - ---------- 1,500,000 — ----- — - ------- 1,000,000 500,000 ------ 0 2016 2017 2018 2019 2020 INOVEMBER I 0 1 2,015,223 0 0 50� TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR 15,000,000 2016 2017 2018 1 2019 1 2020 TOTAL 2,015,223 COMMERCIAL NEW CONSTRUCTION MONTH END REPORT NOVEMBER 2077 Month 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 1 January .4 1 1 3 1 1 1 1 2 2 2February . 2... 0';. 1 .: -. -3 ;. 1;. 1. '. '0 - 2 1 . 3 March 0 1 3 0 0 0 1 2 0 2 4April 4 .1 -.• ... 1 - 1 0:- ..1,..0.. 4 .0 2• •0 0. 5May 1 2.. 1 ,2 o 0 0 2015 6 June .. 1. 2 - 0 '.0 •.,,0 2' ,1... _. 2 3 . 2 0 7 July .. 1. 0: 0. 0 1.: 0 0 2 0 8 Augusta 1- -.0,; 0,.. .:.,.2 •,2.., !0 ,_ 0,, 0 2. 2 9 September 3- 0 0 0 0 0 3 2 3 1 10 October I - 0;,, 01 0' '. 4 y .' -0. 1. 2 0' I November 1 2 2 1 01 3 1 1 2 12 December 1 0;7. : 0 0 {I' 2 00 Totals 20 9 10 13 7 14 12 14 15 16 YTD 19 9 9 13 7 13 10 14 15 10 NOVEMBER • 1 DOLLARS 40,000,000 35,000,000 30,000,000 25,000,000 {'+ ,, J 20,000,000 . j 15,000,000 1 000 111 5,000,000 ® 2015 1 X t F� OCCUPANCY PERMITS NAME ADDRESS DATE COMPLETE OPS Cheerleading Gym 12901 E 86 St N 9/8/2017 NOVEMBER 2017 T.J. Maxx 9018 N 121 E Ave #400 9/8/2017 NoLimits Church 403 W 2 Ave #107 & 108 12/1/2017 Yes OCTOBER 2017 Jim Glover Dodge 10505 N Owasso Exp 9120/2017 Los Aztecas 11535 N Garnett Rd 10/412017 Yes Flat Branch Mortgage 12150 E 96 St N #100 10/25/2017 Yes SEPTEMBER 2017 Tea 2 Go 9031 N 121 E Ave #100 9/512017 Yes OPS Cheerleading Gym 12901 E 86 St N 9/8/2017 Yes T.J. Maxx 9018 N 121 E Ave #400 9/8/2017 Yes OPS Ator Gym 1500 N Ash St 9/20/2017 Yes Jim Glover Dodge 10505 N Owasso Exp 9120/2017 Yes AUGUST 2017 9455 N Owasso Exp #H 1110/2017. Yes Smitty's Garage Burgers & Beer 13303 E 96 St N 8/112017 Yes Wheels & Thrills 10637 N Garnett Rd 8/4/2017 Yes Chapman's Auto 8151 N Owasso Exp 8/8/2017 Yes JULY 2017 IQ Carwash 8702 N Garnett Rd 7/1012017 Yes LaQuinta Inns & Suites 8949 N Garnett Rd 7/10/2017 Yes Torrid 9002 N 121 E Ave #300 7/31/2017 Yes 2017 MAY 2017 9540 North Garnett Rd #101 3/8/2017 Yes Maurice's 12203 E 96 St N #3 5/16/2017 Yes 10 Gym 509 E 2 Ave S 5/1912017 Yes Red Wing Shoes 9538 N Garnett Rd #101 5/29/2017 Yes Eastern OK Oral & Maxillofacial Surgery . 12802 E 101 PI N 5/1/2017 Yes APRIL 2017 9455 N Owasso Exp #H 1110/2017. Yes Sonkissed Photography 12500 E 86 St N #103 411/2017 Yes Our Daily Donut 12650 E 85 PI N 4/13/201 Yes MARCH 2017 Fyzical Therapy & Balance Center 9540 North Garnett Rd #101 3/8/2017 Yes Bath & Body Works 12321 E 96 St N 411 3/31/2017 Yes FEBRUARY 2017 State Fame 9455 N Owasso Exp #K 2/27/2017 Yes JANUARY 2017 Summit Physical Therapy 9455 N Owasso Exp #H 1110/2017. Yes Cricket Wireless 12415B E 96 St N 1131/2017 Yes DECEMBER 2016 TLC Nails 12307 E 96 St N 12/3/2015 Yes ADDRESS BUILDER ADD /ZONE VALUE A.S.F. PERMIT# 10008 E 107 PI N Rausch Coleman AF /RS3 $ 110,165 2,003 17- 1101 -X 10710 N 100 E Ave Rausch Coleman AF /RS3 $ 114,180 2,076 17- 1102 -X 201 S Main St Manhattan Construction 76Main /CH $ 12,800,000 41,956 17- 1103 -C 201 S Main St Manhattan Construction 76Main /CH $ . 3,000,000 11,321 17- 1104 -C 11420 E 81 St N Tracy Wood Shop 31LIP /I1. $ 10,000 640 17- 1105 -C 7622 N 142 E Ave Executive Homes TCW /RS3 $ 176,550 3,210 17- 1106 -X 7618 N 142 E Ave Executive Homes TCW /RS3 $ 181,500 3,300 17- 1107 -X 13014 E 122 PI N Capital Homes MP /RS3. $ 148,555 2,701 17- 1108 -X 12302 N 131 E Ave Simmons Homes MP /RS3 $ 111,760 2,032 17- 1109 -X 12306 N 130 E Ave Simmons Homes MP /RS3 $ 88,825 1,615 17- 1110 -X 12304 N 130 E Ave Simmons Homes MP /RS3 $ 105,160 1,512 17- 1111 -X 12225 N 130 E Ave Simmons Homes MP /RS3 $ 118,635 2,157 17- 1112 -X 12301 N 130 E Ave Simmons Homes MP /RS3 $ 91,410 1,662 17- 1113 -X 12303 N 130 E Ave Simmons Homes MP /RS3 $ 123;695 2,249 17- 1114 -X 9046 N 121 E Ave Global Sign Solutions SFMP /CS $ 8,000 532 17- 1115 =5 7602 N 142 E Ave Executive Homes TCW /RS3 $ 176,605 3,211 17- 1116 -X 403 W 2 Ave #103 MPH Constructionl AT &SF /IL $ 60,000 2,100 17- 1117 -C 9699 E 86 St N Seneca Companies CGS1 /CS $ 275,000 4,817 17- 1118 -C 530S Cedar St Kourtis Realty OIPII /IL $ 150,000 10,500 17- 1119 -C 10305 N Owasso Exp A -Max Signs CCP /CS $ 27,000 200 17- 1120 -5 9021 N 121 E Ave Crown Neon Signs SFMP /CS $ 6,000 59 17- 1121 -5 12220 N 131 E Ave Capital Homes MP /RS3 $ 163,130 2,966 17- 1122 -X 12308 N 131 E Ave Capital Homes MP /RS3 $ 125,510 2,282 17- 1123 -X 10716 N 100 E Ave Rausch Coleman AF /RS3 $ 110,165 2,003 17- 1124 -X 10712 N 100 E Ave Rausch Coleman AF /RS3 $ 103,565 1,883 17- 1125 -X 7601 N 142 E Ave Executive Homes TCW /RS3 $ 164,450 2,990 17- 1126 -X 14210 E 91 St N Money Homes CE /RS3 $ 198,000 3,600 17- 1127 -X 9501 N 144 E Ave Labella Homes NH /RS3 $ 253,000 4,600 17- 1128 -X 8005 N 117 E Ave Servpro EC /RS3 $ 200,000 2,000 17- 1129 -X 19 Single Family $ 2,664,860 48,052 SgFt 1 Residential Remodel $ 200,000 2,000 SgFt 2 New Commercial $ 13,075,000 46,773 SgFt 4 Commercial Remodel $ 3,220,000 24,561 SgFt 3 Signs $ 41,000 791 SgFt 29 Total Building Permits $ 19,200,860 122,177 SgFt C%fy ofOwasso-z00 S. Mai,wSf Owasso-, OK 74O5s NEW HOME PERMITS APPLIED FOR WITHIN OWASSO FENCELINE - NOVEMBER 2017 ADDRESS JCOUNTYJ BUILDER I TYPE VALUE 11304 N 168 E Ave I Rogers ISimmons Homes I New Home 1 $137,170.00 1 Single Family $137,170.00 0 Multi Family 1 Total $137,170.00