HomeMy WebLinkAbout2009.01.12_Planning Commission AgendaPUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING
DATE:
TIME:
PLACE:
NOTICE FILED BY:
TITLE:
Regular
January 12, 2009
6:00 PM
Old Central
109 North Birch
Larissa Damaby
City Planner
Filed in the office of the Owasso City Clerk and posted at the north entrance to City Hall
at 11:00 AM on January 6, 2008.
Larissa Damaby, City Pla er
OWASSO PLANNING COMMISSION
Monday, January 12, 2009 at 6:00 PM
Old Central
109 North Birch
1. Cal] to Order AGENDA
2. Roll Call
3. Approval of Minutes from the December 8, 2008 Regular Meeting,
4. Rezoning — OPUD- 08 -03- A request to review and approve a request for
rezoning from an AG (Agriculture) and CS (Commercial Shopping) districts to
OPUD 08 -03 (Planned Unit Development 08 -03) with an underlying zoning
designation of CS (Commercial Shopping), on property located at the southeast
corner of North 129 °i East Avenue and East 76" Street North.
5. Preliminary Plat — Penix Place Il— A request to review and approve the
preliminary plat for Penix Place 1I, located on the southeast corner of North 129`x'
East Avenue and East 76°i Street North
6. Report on Monthly Building Permit Activity.
7. Economic Development Report.
8. Report on Planning Items Previously Forwarded to City Council.
9. Adjournment.
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, December 8, 2008
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT
Marilyn Hinkle
Charles Brown
Dr. Mark Callery
Dr. Paul Loving
MEMBERS ABSENT
David Vines
STAFF PRESENT
Eric Wiles
Larissa Darnaby
Dan Salts
Marsha Hensley
The agenda for the regular meeting was posted at the north entrance to City Hall on December 1,
2008 at 1:00 PM.
1. CALL TO ORDER - Marilyn Hinkle called the meeting to order at 6:00 PM and
declared a quorum present.
2. ROLL CALL
3. CONSIDER APPROVAL OF THE MINUTES OF NOVEMBER 10, 2008 REGULAR
MEETING - The Commission reviewed the minutes of November 10, 2008 regular
meeting. Charles Brown moved to approve the minutes and Dr. Loving seconded the
motion. A vote on the motion was recorded as follows:
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
Marilyn Hinkle - Yes
The motion was approved 4-0.
4. Rezoning OZ -08 -06 - A request to review and approve a rezoning request of
approximately .24 acres of land from an RS -3 (Single Family Residential) to an RD
(Residential Duplex) Zoning District, on property located at the southeast corner of 2nd
and Atlanta.
Marilyn Hinkle presented the item and the staff report was reviewed by Larissa
Darnaby. Larissa described the property location and the development process. A
similar duplex has recently been constructed at the northeast corner of the intersection.
The requested use is found to be in accordance with the Land Use Master Plan. Letters
were mailed to surrounding property owners and the legal advertisement was published.
Staff recommends approval of the rezoning. Mr. Steven McCoy, a surrounding
property owner, stated that he was not opposed to the rezoning.
Marilyn Hinkle moved to approve rezoning request, Dr. Loving seconded the motion. A
vote on the motion was recorded as follows:
OWASSO PLANNING COMMISSION
December 8, 2008
Page No. 2
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
5. Preliminary Plat - Silver Creek Commercial - A request to review and approve a
preliminary plat being two commercial lots, in one block, on approximately five acres
of land, located at the northwest corner of East 86`h Street North and North 145`h East
Avenue.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the property location and the development process. The property is zoned CS
(Commercial Shopping). The developer would like to create two (2) lots, in one block,
on 5 acres of land. Sewer service and water service will be provided by the City of
Owasso. The property will be subject to all payback fees including storm siren fees of
$35.00 per acre. The final plat was reviewed by staff and the Technical Advisory
Committee on November 19, 2008. The following comments were provided:
• Match legals from the text to drawing boundary survey.
• Show scale bar
• Show existing adjacent utility easements
• Submit restrictive covenants
• Identify Limits of Access
• Identify Limits of No Access
• Remove "proposed construction"
• Remove the developer from the face of the plat and place it on the site
plan
• Identify easements that shall be placed on Lot 2.
• Show a 20 foot landscape buffer on the north side of Lot 2
Staff recommends approval of the Silver Creek Commercial preliminary plat. Mr. Ross
Morris was present to represent the applicant and to answer any questions or concerns.
Marilyn Hinkle moved to approve the preliminary plat subject to the staff and TAC
recommendations. The motion was seconded by Charles Brown. A vote on the motion
was recorded as follows:
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
a
OWASSO PLANNING COMMISSION
December 8, 2008
Page No. 3
6. Final Plat - McDonald' s Addition - A request to review and approve a Final Plat being
one commercial lot on approximately 1. 14 acres of land, located on the north side of East
116 "' Street North and the west side of North 135 "' East Avenue.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the development process. The McDonald's Addition final plat was brought before the
Planning Commission at their meeting on November 10, 2008. At that meeting the
applicant requested the plat be tabled to the December 8" meeting. The main access
points into the McDonald's Addition will be from North 135" East Avenue. The
applicant has shown a total of 60' to be designated on the final plat for ingress and
egress. This 60' consists of two points of access, which includes the 30'
entrance /exit on the south side of the property and an entrance /exit on the north side of
the property being 30' in width. Water service will be provided by Washington
County Rural Water District No. 3. The property will be subject to all payback fees
including storm siren fees of $35.00 per acre. Sewer will be provided by the City of
Owasso. The final plat was reviewed by the Owasso Technical Advisory Committee on
November 19, 2008. The following comments were provided:
• Plat should show a 17.5' or two 10' external easements
• Plat shows the wrong plat number in left corner
• Provide letter from ODOT stating future plans to widen East 11611 Street
North
• Show fir hydrant locations
Staff recommends approval of the McDonald' s Addition Final Plat with the above TAC
recommendations. Mr. Chad Ignagni was present to represent the applicant and to
answer any questions.
Charles Brown moved to approve the final plat for McDonald' s Addition subject to the
above TAC and staff recommendations. Dr. Loving seconded the motion. A vote on the
motion was recorded as follows:
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion was approved 4 -0.
Report on Monthly Building Permit Activity
Economic Development Report.
Report on Planning Items Previously Forwarded to City Council.
OWASSO PLANNING COMMISSION
December 8, 2008
Page No. 4
10. Adjournment - Marilyn Hinkle moved, Dr. Loving seconded to adjourn the meeting.
A vote on the motion was recorded as follows:
Marilyn Hinkle - Yes
Dr. Paul Loving - Yes
Dr. Mark Callery - Yes
Charles Brown - Yes
The motion carried 4 -0 and the meeting was adjourned at 6:20 PM.
Chairperson
Vice Chairperson
Date
i
MEMORANDUM
TO:
PLANNING COMMISSION
CITY OF OWASSO
FROM:
LARISSA DARNABY
CITY PLANNER
SUBJECT:
OPUD 08 -03
DATE:
JANUARY 5, 2009
BACKGROUND:
The City of Owasso has received a request from SLR Owasso, LLC applicant/owner, to review
and approve a proposed 7.7 acre Planned Unit Development 08 -03 with an underlying zoning of
CS (Commercial Shopping), located on the southeast corner of North 129'h East Avenue and East
76th Street North. The site is currently undeveloped and zoned CS (Commercial Shopping) and
AG (Agriculture).
LOCATION:
The subject property is located at the southeast corner of East 76`h Street North and North 129`h
East Avenue.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
South: Single Family Residential, Zoned RE (Residential)
East: Single Family Residential, Zoned AG (Agriculture)
West: North 120 East Avenue
North: East 76 "h Street North
CONCEPT OF A PUD:
The concept of a Planned Unit Development is to provide a creative alternative to conventional
development where a particular tract is under common ownership or control and where a detailed
development plan, outlining the development of the tract as a unit is proposed and submitted for
public review. The use of a PUD technique is a way to amend a zoning ordinance in accordance
with a complete and coordinated plan of development for a larger parcel, rather than piecemeal
individual changes using the variance process. The supplemental zoning district PUD must be
approved by the City Council as a prerequisite to the Planned Unit Development.
ANALYSIS:
OPUD 08 -03 (Fenix Place II) is a proposed planned unit development (PUD) comprised of
approximately 7.7 acres. The development concept behind Penix Place II is for mixed
retail /commercial, office, and mini - storage facility uses. The 7.7 acre site is located on the
southeast comer of North 129 °' East Avenue and East 76'h Street North.
The subject tract is currently zoned CS (Commercial Shopping) and AG (Agriculture) and is
mostly vacant. There is one residence with an outbuilding located on a portion of the tract with
future plans to be removed. The site contains nearly level to gently sloping terrain, with drainage
flowing to the east. All development is required to be in accordance with all City Codes related
to drainage.
The City of Owasso is a rapidly expanding suburban area. The Planned Unit Development is
located in an area of Owasso that is experiencing continuing growth. As the market has evolved,
the property owners feel it is appropriate and feasible to develop the area for mixed commercial,
office, and mini - storage uses. The staff concurs that a development of this nature is consistent
with other developments in the Owasso area, as well as immediate needs for storage, office, and
retail space. The intention of the PUD is to unify all of the tracts into one development and
provide a higher standard of development.
The PUD will contain commercial and office uses with mini - storage uses permitted as well. The
developer of Penix Place II envisions a commercial /retail strip along North 129'h East Avenue,
with an additional commercial /office tract to be located on East 76`h Street North frontage on the
northeast portion of the site. A personal storage facility tract will be located on the interior of the
tract. This facility will be comprised of a brick veneer fapade with wood trim on any side visible
to properties outside of the development.
According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on
any PUD application and determine the following:
1. Whether the PUD is consistent with the Comprehensive Plan.
2. Whether the PUD is in harmony with the existing and expected development of surrounding
areas.
3. Whether the PUD is a unified treatment of the development possibilities of the project site.
4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance.
a. To permit innovative land development while maintaining appropriate limitation on
the character and intensity of use assuring compatibility with adjoining and
proximate properties;
b. To permit flexibility within the development to best utilize the unique physical
features of the particular site;
c. To provide and preserve meaningful open space; and
d. To achieve a continuity of function and design within the development.
FUTURE PLANNING ISSUES:
Future planning issues must still be considered if the PUD is approved. If approved, the
applicant must submit a preliminary plat, infrastructure plans, and a final plat that must be
approved by the City of Owasso.
Sidewalks will be required along all public rights -of -way associated with the subject property.
Perimeter sidewalks must be installed at the time of overall development, while the internal
walks may be constructed as individual lots are developed.
The applicant has identified the terrain of the area as relatively flat terrain. The existing soils on
the site would appear to create no unusual development problems that are not typically
encountered in development in and around the City of Owasso. On -site detention is required and
will be further defined at the platting stage. The City will require, through engineering review
and inspections, that the rate of storm water runoff after construction will be no greater than the
greater of storm water runoff before construction.
Any future development on the property will be served sewer by the City of Owasso, and water
by Rural Water District No. 3 Rogers County.
The staff published legal notice of the PUD request in the Owasso Reporter and mailed notices to
property owners within a 300' radius of the subject property.
RECOMMENDATION:
The staff recommends approval of OPUD 08 -03 with the following conditions
1. Change the name of the Planned Unit Development to "Penix Place II" rather than "Penix
Place"
2. Section 9.4 shall read "A 20 foot landscape buffer from the most southerly 1291h E Ave
entrance to the point where the storage buildings begin (172.12'), and at that point the
landscape buffer may be reduced down to a 15 foot landscape buffer to the eastern
property line."
3. The Planned Unit Development needs to be in agreement with the proposed Preliminary
Plat identifying five lots /tracts rather than the three that is noted within the Planned Unit
Development language.
4. Section 7.1.2 "Minimum Setbacks" need to reflect conditions 2 and 3 as listed above.
5. Section 11. 2 shall read as one of the following:
1. "Lots 1 -3 located Common Area "A" shall only be allowed one pole sign
within the common area being of a height no greater than 30 feet and
being no greater than 300 square feet in size for the total signage area," or;
2. "The Planned Unit Development shall be allowed a maximum of three
pole signs being no greater than 30 feet in height with a maximum display
area of 100 square feet."
6. Section 11.3 shall read "Freestanding signs will be limited a maximum of three ground
(monument) signs with a landscaped area within the Planned Unit Development.
7. Section 12.0 shall read "All lighting within the Planned Unit Development shall be in
compliance with the Owasso Zoning Code ".
ATTACHEMENTS:
1. General Area Map
2. Legal Notice
3. OPUD 08 -03 Development Outline Plan
NOTICE TO THE PUBLIC OF A HEARING ON A PROPOSED
PLANNED UNIT DEVELOPMENT LOCATED WITHIN THE
CITY OF OWASSO, OKLAHOMA
OPUD -08 -03
Notice is hereby given that a public hearing will be held before the Owasso Planning
Commission in the Old Central Building, 109 North Birch, Owasso, Oklahoma at 6:00
PM on the 12 °i day of January, 2009. At that time and place, the Owasso Planning
Commission will consider a Planned Unit Development application for approximately
7.70 acres at the southeast comer of North 129`x' East Avenue & East 76 °i Street North.
The subject property is within the following property:
A tract of land lying in the Northwest Quarter (NW /4) of Section Thirty
Three (33), Township Twenty One (21) North, Range Fourteen (14)
East of the Indian Meridian, Tulsa County, Oklahoma.
All persons interested in this matter may be present at the hearing and present their
objections to or arguments for any or all of the above matters
Information and maps showing the property location may be inspected in the office of the
City Planner, 111 North Main Street, Owasso, Oklahoma, 74055 or by calling 376 -1541.
Dated at Owasso, Oklahoma, this 12 °i day of December, 2008,
Marsha Hensley
Assistant City Planner
OPUD NO.
OUTLINE DEVELOPMENT PLAN OF THE PLANNED UNIT DEVELOPMENT OF
PE NIX PLACE
OWASSO, OKLAHOMA
NOVEMBER 1, 2008
F\CA 1PW1L836801SLR0WA S0PUD.D0C
Developers:
SLR Owasso, LLC
2221 W. Lindsey, #201
Norman, OK 73069
And
U.S. Asset Management, Inc.
Box 8010
Tulsa, OK 74101
Prepared By:
Coon Engineering, Inc.
2832 W. Wilshire Blvd.
Oklahoma City, OK 73116
1 i
i
i
PENIX PLACE PUD
TABLE OF CONTENTS
Section 1.0
Introduction
Section 2.0
Legal Description
Section 3.0
Owner /Developer
Section 4.0
Site and Surrounding Areas
Section 4.1
Physical Characteristics
Section 5.0
Concept
Section 6.0
Service Availability
Section 7.0
Use and Development Regulations
......... I............ 5
Section 7.1
Additional Development Regulations ...................... 5
Section 8.0
Access
Section 9.0
Screening and Landscaping
Section 10.0
Parking Regulations
Section 11.0
Sign Regulations
Section 12.0
Lighting
Section 13.0
Architecture
............. 8
Section 14.0
Common Areas
Section 15.0
Drainageways
Section 16.0
Other Development Regulations
,,,,,,,,,,,,,,,,, 9
Section 17.0
Exhibits
r:%CAMPWM93oMSs ownssorun.Doc
2
1_0 INTRODUCTION
The Planned Unit Development of Penix Place consists of 7.7020 acres more or less and is
located south of East 761" Street North and east of North 129 °' East Avenue in south Owasso.
The property is located in the NW /4 of Section 33, Township 21 North, Range 14 East of the
Indian Meridian, Tulsa County, Owasso, Oklahoma.
2.0 LEGAL DESCRIPTION
The legal description of the property comprising the Planned Unit Development of penix
Place is described in Exhibit "A ". The boundaries of the site are depicted on the Outline
Development Plan.
3_0 DEVELOPER
The developer of the property is U.S. Asset Management, Inc. of Tulsa, Oklahoma and SLR
Owasso, LLC of Norman, Oklahoma.
4_0 SITE AND SURROUNDINGS AREAS
The subject property is currently zoned C -S Commercial Shopping and AG- Agricultural
District and is mostly vacant. There is a residence and an outbuilding located on the
northwest corner of the site. N. 129°i East Avenue forms the western boundary of the site.
Property to the east of the site is zoned AG- Agricultural District and is mostly vacant.
Property south of the site is zoned RE- Residential Estate and contains scattered housing. E.
7611' Street North forms the northern boundary of the site. Property north of E. 76 °i Street
North is zoned RS- Residential Single Family and is developed with residences. This site
surrounds an existing daycare center.
4_1 PHYSICAL CHARACTERISTICS
The site contains nearly level to gently sloping terrain, with drainage flowing toward the east.
The site is covered with vegetation, crop land and pastureland and contains very little tree
cover. Elevation on the site ranges from approximately 618 feet at the northwest boundary to
approximately 610 feet at the east boundary. The soil is comprised of the Osage - Wynona
Association: Deep, nearly level, poorly drained and somewhat poorly drained, loamy or
clayey soils that have a loamy or clayey subsoil over loamy or clayey sediments; on flood
plains.
5_0 CONCEPT
FACADUWdIL83 W 0kSLRO WASSOPMDOC
The City of Owasso is a rapidly expanding suburban area. Penix Place PUD is located in an
area of Owasso that is experiencing continued growth. This Planned Unit Development
represents a response to the continuing immediate and long term market demands for an
increase in the availability of commercial goods and services to serve the surrounding
neighborhoods. The tract on the 129th Avenue East corner is already zoned for commercial
uses. The intention of this PUD is to unify all of the tracts into one development and provide
development standards.
The PUD will contain three tracts and will be developed for commercial and office uses with
mini - storage use permitted as well. The developer of Penix Place envisions a
commercial /retail strip along N. 129t" East Avenue, with an additional commercial /office
tract to be located on the E. 76t" Street North frontage on the northeast portion of the site. A
personal storage facility tact will be located on the interior tract. This facility will be
comprised of a brick veneer fagade with wood trim on any side visible from property outside
of the development.
6.0 SERVICE AVAILABILITY
The following is an analysis of the existing and proposed infrastructure to serve this PUD.
6_1 STREETS
The Planned Unit Development of Penix Place is situated south of East 76°i Street North and
east of North 129th East Avenue, both two lane roadways.
6_2 SANITARY SEWER
Sanitary sewer facilities are presently available through connection to an existing line that
runs through the site east of Tract 1.
G_3 WATER
Water service will be brought to this site via comnecti on to the Rogers County Rural Water
District located east of the property.
6_4 OTHER UTILITIES
Electric, gas, telephone and other appropriate utilities will be extended to serve this
site.
6_5 FIRE PROTECTION
The nearest fire station is Fire Station Number 2, located at 207 S. Cedar,
P9CADN%41L8;010 \SLRO WASSOPUD.DOC
7_0 USE AND DEVELOPMENT REGULATIONS
The Planned Unit Development of Penix Place contains three tracts and will be developed as
follows:
Tract 1: C -S Commercial Shopping District including office and restaurant uses
All uses permitted in the C -S Commercial Shopping District shall be allowed including
conditional, special permit, special exception and /or accessory uses subject to their
appropriate conditions and review procedures for public hearings where applicable, unless
otherwise noted herein.
Restaurant with drive through and office uses will be permitted within Tract 1.
Tract 2: C -S Commercial Shopping District including office uses.
All uses permitted in the C -S Commercial Shopping District shall be allowed including
conditional, special permit, special exception and /or accessory uses subject to their
appropriate conditions and review procedures for public hearings where applicable, unless
otherwise noted herein.
Offices for mini - storage uses permitted in Tract 3 may be located in Tract 2. Buildings
designed for office /commercial use with accessory tenant occupancy for watchmen,
caretakers, etc., shall be permitted in Tract 2.
Tract 3: C -S Commercial Shopping District with the additional use of Mini- Storage
permitted.
All uses permitted in the C -S Commercial Shopping District shall be allowed including
conditional, special permit, special exception and /or accessory uses subject to their
appropriate conditions and review procedures for public hearings where applicable, unless
otherwise noted Herein.
Mini- Storage use is also permitted in Tract 3. Buildings designed for office /commercial use
with accessory tenant occupancy for watchmen, caretakers, etc., shall be permitted.
7_1 ADDITIONAL USE AND DEVELOPMENT REGULATIONS
7.1.1 Maximum building height shall be two stories or 35 feet.
7.1.2 Minimum building setbacks are as follows:
Tract 1:
FACADTW4 93630\SL20WASSOFM DOC
Minimum 50' Building Limit Line on the west and north boundaries
measured from the street right -of -way line.
Minimum 15' Building Limit Line on the south boundary.
Minimum 25' Building Limit Line on the east boundary.
Tract 2:
Minimum 50' Building Limit Line on the north boundary measured from the
street right -of -way line.
Minimum 15' Building Limit Line on the south boundary.
Minimum 25' Building Limit Line on the east and west boundaries.
Tract 3:
Minimum 15' Building Limit Line on the south boundary.
No setback is required on the west, north and east boundaries. The side of the
building, which serves as sight -proof screening, is permitted to be on the
Property line.
7.13 Common areas, greenbelts, parking and drives may be located in building setbacks
and apply toward setback requirements.
8_0 ACCESS
8.1 Access to Tract I shall be provided from a maximum of two entrances on N. 129°i
East Avenue and a maximum of one entrance on E. 76 °1 Street North.
8.2 Access to Tract 2 shall be provided from a maximum of two entrances on E. 76i"
Street North.
8.3 Access to Tract 3 shall be provided via a shared entrance with Tract 2 from East 76°i
Street North.
8.4 Limits of No Access shall be as shown on the Outline Development Plan Map.
8.5 A fire department emergency crash gate will be provided at the southwest corner of
Tract 3.
9_0 SCREENING AND LANDSCAPING
9.1 The subject parcel shall meet all requirements of the City of Owasso Landscape
Ordinance; except as noted herein.
9.2 All landscaping shall be situated so that it does not create a sight restriction hazard
for vehicles entering and exiting the property.
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9.3 A ten foot wide landscaped buffer will be provided along the north boundary of the
property adjacent to E. 76 °i Street North, and the west boundary of the property
adjacent to N. 129°i East Avenue. The landscape buffer may be located within the
street right-of-way. The landscape buffer will contain trees planted on average 50
foot centers.
9.4 A 15 foot wide landscaped buffer will be provided along the south boundary of the
site, exterior to the site proof screening. The landscaped buffer will contain trees
planted on average 30 foot centers.
9.5 No landscape buffer will be required on the east boundary,
9.6 Required internal landscaped open space shall include perimeter landscaping, parking
islands and plazas.
9.7 A minimum six foot high opaque fence or wall shall be provided along the east
boundary of Tract 2. Said fence /wall shall be located starting at the south boundary
of Tract 2 extending north to a point parallel with the northern edge of the building,
as shown on the attached Outline Development Plan.
9.8 In Tract 3, a minimum six foot high opaque fence or wall shall be provided along the
boundaries of the tract to serve as sight -proof screening. The side of the buildings
may be used as sight -proof screening. The walls facing the exterior boundaries in
Tract 3 will be comprised of brick veneer with wood trim. The side of a building
may serve also serve as security fencing.
9.9 In Tract 3, if the building is used as sight -proof screening along the west, north and
east boundaries, no building setback is required. A landscape buffer will not be
required on the east, north and west portions of the tract where the building is used as
sight -proof screening or fencing; or where sight -proof fencing is used along the
boundary,
9.10 A four foot wide sidewalk will be provided along the north and west boundary of
Penix Place. This sidewalk may be located within the rights of way along E. 76 "'
Street North and North 129`x' East Avenue and within the landscaped edge.
10.0 PARKING
10.1 Parking for all uses shall conform to the current Planning and Zoning Code, except
as noted herein.
Lots within this PUD will not be required to have frontage on an approved street.
Access to individual lots within the PUD may be permitted to be from a private drive.
The private drive shall be placed within a common area designated for access
Purposes. A Property Owners' Association through the use of recorded Covenants
P TADTV JJUJGJ 0,LROWASSOpM UOC
and Restrictions shall govem maintenance of the private drive. Access to the
individual buildings shall be provided by private shared access drives that will
provide internal circulation.
10.2 Parking for the mini- storage uses may be located within Tract 2.
11.0 SIGNS
11.1 Signs within all tracts shall meet C -S sign regulations, except as noted herein.
11.2 Each lot within this PL1D is permitted one sign which will be a maximum of 30 feet
in height with a maximum display area of 100 square feet.
11.3 Freestanding signs will be limited to ground (monument) signs with a
base. landscaped
11.4 Signs will not be allowed within the right -of -way.
11.5 A sign that contains the name of any business located within Penix Place PUD is
deemed accessory, even if the sign is not placed on the parcel where the business is
located, as long as the business and the sign are located within Penix Place PUD.
12.0 LIGHTING
12.1 To minimize light spillover on residential uses, outdoor lights within any office or
commercial tracts will be directed away from any adjacent residential properties. To
accomplish this, lights shall utilize shields, shades, or other appropriate methods of
directing light bearns. Lighting standards shall have a maximum height of 14 feet.
12.2 In Tract 3, outdoor lighting will be permitted on buildings for the Mini- Storage use
unit. However, said lighting will be installed in such a manner as to restrict any
annoying glare directed or reflected toward adjoining residentially developed
property.
13.0 ARCHITECTURE
13.1 In Tracts 1 and 2, exterior building wall finish on all main structures shall consist of a
minimum 50% brick veneer, masonry, drivet, rock, stone, stucco, wood or other
similar type finish approved p by the Planning Director of the City
of Owasso. Buildin s finished with EIFS (Exterior Insulation
Finish System) material shall be
Permitted. Exposed metal or exposed concrete block buildings shall not be permitted.
13.2 The exterior sides of the storage buildings facing the perimeter of Tract 3 shall be
comprised of brick veneer with wood trim. (See Exhibit E — Conceptual Building
FWADIMMIL83630MROwnssorwnoc
Elevation). Painted concrete block buildings will be permitted for the other building
exteriors in Tract 3. Tract 3 buildings other than those facing the perimeter may be
constructed of metal only if the exterior of the structure is finished. An acceptable
finish shall consist of a stucco or EIFS material applied. Exposed metal or exposed
concrete block buildings will not be permitted
14.0 OWNERSHIP AND MAINTENANCE OF COMMON AREA /OPEN SPACE
The property owner(s) shall be responsible for maintenance ofall cormnon /open space areas.
It shall be the responsibility of the property owner(s) for the installation, maintenance and
replacement of all private drainage, landscaping and sprinkler systems.
15.0 DRAINAGEWAYS
15.1 In an effort to be environmentally conscious and preserve the natural beauty of the
area, drainageways will be left natural where possible.
15.2 Drainage improvements, if required, will be in accordance to applicable sections
of the City of Owasso Code of Ordinances. Private drainage ways may be
permitted and constructed in accordance with said code. Such drainage ways must
be designed to handle adequate flows and cannot be built without specific
approval of the City Engineer. The maintenance will be the responsibility of the
property owners.
16.0 OTHER DEVELOPMENT REGULATIONS
16.1 Penix Place PUD may be developed in phases. A development schedule has not been
determined at this tine.
16.2 Common Areas:
Maintenance of the Common Areas in the development shall be the responsibility of
the property owner or Property Owners Association. No structures, storage of
material, grading, fill, or other obstructions, including fences, either temporary or
permanent, that shall cause a blockage of flow or an adverse effect on the functioning
of the storm water facility, shall be placed within the Common Areas intended for the
use of conveyance of storm water, and /or drainage easements shown. Certain
amenities such as, but not limited to, walks, benches, piers, and docks, shall be
permitted if installed in a manner to meet the requirements specified above.
16.3 Platting of this Planned Unit Development shall be required prior to development.
17.0 EXHIBITS
The following exhibits are attached hereto and incorporated herein as a part of this PUD
F:\CAD%PU9L8] 63 MLROWASSOPUD DOC
Design Statement:
EXHIBIT A:
Legal Description of PUD
EXHIBIT B:
Outline Development Plan Map
EXHIBIT C:
Topographic Map
EXHIBIT D:
Conceptual Landscape Plan
EXHIBIT E: Conceptual Building Elevation
PTA MMILS36301SLA0WASSOPUD.DOC
10
EXHIBIT "A"
PENIX PLACE PUD
LEGAL DESCRIPTION
OF
PROPERTY BOUNDARY
A tract of land lying in the Northwest Quarter (NW /4) of Section Thirty Three (33), Township
Twenty One (21) North, Range Fourteen (14) East of the Indian Meridian, Tulsa County,
Oklahoma, being more particularly described as follows:
Commencing at the Northwest corner of the said Northwest Quarter of said Section 33; thence
South 90 °00'00" East a distance of 220.34 feet; thence South 00 000'00" West a distance of 50.00
feet to the Point of Beginning; thence from the said Point of Beginning, South 00°10'56" West a
distance of 222.22 feet; thence South 90 °00'00" East a distance of 215.70 feet; thence North
00 °28'50" East a distance of 222.22 feet; thence South 90 °00'00" East a distance of 223.14 feet;
thence South 00 °10'56" West a distance of 608.71 feet; thence South 89 °59'20" West a distance
of 662.12 feet; thence North 00 119'22" East a distance of 233.85 feet; thence South 90 °00'00"
East a distance of 50.00 feet; thence North 00 °19'22" East a distance of 350.00 feet; thence
North 45 110'25" East a distance of 35.46 feet, thence South 90 °00'00" East a distance of 145.61
feet to the Point of Beginning. Area containing 335,500.9676 square feet or 7.7020 acres more or
less.
BAW
Coon Engineering, Inc.
10/15/08
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MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: LARISSA DARNABY
CITY PLANNER
SUBJECT: PRELIMINARY PLAT, PENIX PLACE II
DATE: JANUARY 5, 2009
BACKGROUND:
The City of Owasso has received a request from the SLR Owasso, LLC, applicant/owner, for the
review and approval of the Penix Place II Preliminary Plat. The Preliminary Plat proposes five
(5) lots in one (1) block on 7.7 acres of property. The applicant wishes to plat the property so that
they may construct a mixed use development that includes office, commercial /retail, and mini -
storage uses.
LOCATION:
The subject property is located at the southeast corner of East 76 °i Street North and North 129th
East Avenue.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
South: Single Family Residential, Zoned RE (Residential)
East: Single Family Residential, Zoned AG (Agriculture)
West: North 129`h East Avenue
North: East 76`h Street North
PRESENT ZONING:
The subject property is currently zoned CS (Commercial Shopping) PUD 08 -02 (Planned Unit
Development Number 08 -02)
ZONING HISTORY:
The plat associated with the subject tract is contingent upon zoning approval by the Owasso
Planning Commission on January 12, 2009. The tract is zoned CS (Commercial Shopping) and AG
(Agriculture), the rezoning request would bring the property to an OPUD 08 -02 (Planned Unit
Development Number 08 -02) with an underlying zoning designation of CS (Commercial
Shopping).
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation. Annexation is
the method whereby land located outside the city limits is made a part of the city. Property owners
and land developers sometimes choose to have their property annexed into Owasso in order to
receive Owasso municipal services, such as police protection, refuse collection, and sanitary
sewer.
The second step in the development of a piece of property in Owasso is rezoning. In order to
develop the property, the land must be zoned for particular kinds of uses, such as residential,
Office, commercial, or industrial. Rezoning decisions are made in accordance with the growth
policy displayed in the Owasso Master Plan.
One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD.
When a development proposes to exhibit a mixture of uses with specific regulations and standards
unique to a particular tract of land, a PUD is often the preferred land use control mechanism.
The third step in the development of a piece of property in Owasso is platting. A preliminary plat
is required for any development that proposes to divide land into two or more lots. Preliminary
plats illustrate the development concept for the property, and are often modified significantly after
being reviewed by the Technical Advisory Committee (TAC), and the Owasso Planning
Commission. Sometimes, difficult development issues such as existing utility lines, wells, or
easements are brought to light at the preliminary plat stage and must be remedied prior to
development.
Once the property development proposal shows a division of lots that is acceptable to both the
developer and the City of Owasso, a final plat application is submitted. A final plat illustrates the
layout and dimension of lots included on the final plat, right -of -way widths, easements, and other
physical characteristics that must be provided for review by the City. After obtaining approval
from the TAC and Planning Commission, the final plat is considered by the City Council. If
approved, the final plat is filed with the office of the County Clerk and governs all future
development on that property.
PRELIMINARY PLAT REVIEW PROCESS:
Upon receipt of the preliminary plat, the staff initiates the review process which begins with a
thorough analysis of the proposal. The primary consideration is the proposed plat's compliance
with the Owasso Zoning Code and Owasso Subdivision Regulations.
The Preliminary Plat is then presented to the Owasso Technical Advisory Committee, at which
time utility providers and staff are able to review and provide input on the proposals details. The
Technical Advisory Committee along with city staff make a recommendation to the Owasso
Planning Commission.
The Planning Commission, at a public hearing, accepts, accepts with modifications, continues to a
date certain, or disapproves the preliminary plat.
Approval or disapproval of the preliminary plat will be conveyed to the subdivider in writing
within five (5) days after the meeting at which such plat was considered. If the preliminary plat is
disapproved, the subdivider is notified of the reasons for such action and what requirements will be
necessary to meet the approval of the Commission.
ANALYSIS:
The applicant is requesting the review and approval of the Penix Place II preliminary plat so that
they may plat and eventually develop the property with multiple uses that include
commercial /retail, office, and mini- storage facilities. The owners of the property have also
submitted a rezoning request to bring the tract into compliance with the Owasso Zoning Code for
the proposed uses. The Planned Unit Development Number 08 -03 Zoning District will facilitate
the proposed use. The designation outlines the development standards for the property in a multi-
use commercial, office, and mini - storage manner. The approved text of the Penix Place II PUD
that provides supplemental standards for the development of this property is included in the agenda
and noted as being item number 4. The proposed layout for the multi -use facility associated with
the plat is allowed by right according to the zoning designation and the Planned Unit
Development.
According to the preliminary plat, the developer would like to create five (5) lots, in one block, on
7.7 acres of land. These five lots, as mentioned before, would consist of multiple uses. Uses that
have been outlined in the Planned Unit Development and the Preliminary Plat include
commercial /retail, office, and mini - storage facilities. It is the duty of the Staff and the Planning
Commission to identify the highest and best use for each piece of property on a case by case basis.
The owner of the subject tract believes this mix of uses accomplishes the highest rate of return for
their property. Upon research, Staff believes this property is well suited for the above listed uses.
The property is situated between two highly trafficked streets (North 129th East Avenue and East
76th Street North). Recognizing that the properties to the south and east are currently occupied by
residential uses the applicant has placed several types of buffering. These buffering systems
include landscaping, fencing, and full brick exteriors on all mini - storage units facing the perimeter
of the properties to absorb any unwanted sound. The property must also meet all City requirements
in regards to lighting, as dictated by the Owasso Zoning Code.
The main access into Penix Place II will be from East 76Th Street North. The applicant has shown a
total of 275' feet to be designated for ingress and egress, and this includes a total of five points of
access. It is difficult to determine whether all points of access are necessary, or if mutual access
agreements need to be put in place. Staff requests that the applicant identify abutting and adjacent
access points for further clarification.
Whenever any subdivision of land is proposed, before any permit for the erection of a structure in
such proposed subdivision shall be granted, the owner of the land or his agent shall apply for and
secure both Planning Commission and City Council approval of a final plat for such proposed
subdivision. The Final Plat review process gives the citizens of Owasso the opportunity to actively
participate in the physical development and layout of the city.
Any development that occurs on the subject property must adhere to all subdivision, zoning and
engineering requirements including but not limited to paved drives and storm water detention.
Sewer service will be provided by the City of Owasso and water service will be provided by Rural
Water District No. 3 Rogers County. The property will be subject to all payback fees including
Storm Siren fees of $35 per acre.
TECHNICAL ADVISORY COMMITTEEE•
The Penix Place Il Preliminary Plat was reviewed by the Owasso Technical Advisory Committee
at their regular meeting on November 19, 2008. At that meeting, utility providers and city staff are
afforded the opportunity to comment on the application and request any changes or modifications.
The following comments were provided:
• Show sewer easements
• Show lot lines
• Show storm water detention plan
• Show acreage per lot
• Indicate the existing structures
• Indicate the water source as Rogers County
• Show perimeter easements as 17.5' around Lot 1, 2, 3 & 4.
• Show existing access points on adjacent properties within 75' of the
property line.
• Show the screening fence on the south side of the property
• Indicate the limits of access and limits of no access
• Show a 20' landscape buffer from the 129`h E Ave entrance to the point
where the storage buildings begin (172.12'), and at that point the
landscape buffer may be reduced down to 15'.
RECOMMENDATION:
Staff recommends acceptance of the Penix Place II Preliminary Plat. The final plat submittal will
be subject to the successful execution of the Technical Advisory Committee conditions shown
above subject to Planning Commission approval.
ATTACHMENTS:
1. General Area Map
2. Penix Place II Preliminary Plat
3. Preliminary Plat Application
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CITY OF OWASSO
P.O. BOX 180 OWASSO, OKLAI40MA 74055 (918) 272 -2251 FAX (918) 2724997
PRELIMINARY PLAT APPLICATION
PROPOSED SUBDIVISION NAME Penix Place II
(This certifies that the indicated name is the name which is intended to
be used for filing of the Final Plat.)
GENERAL LEGAL DESCRIPTION OFTRACT Part of the NW /A4 of Sec. 33- T21N -Rl4E
See Attached Exhibit "A" Legal Bescri tion
SLR Owasso, LLC & U.S.Asset Management, Inc.
DEVELOPER c/o Coon Engineering Inc. ENGINEER/ARCHITECT Coon Engineering, Inc.
ADDRESS 2832 W. Wilshire Blvd ADDRESS 2832 W. Wilshire Blvd.
PHON1,405842- 0363FAX 4058420364 PHONE (405) 842 -0363 FAX (405) 842 -0364
T�cT
INFORAfATION
g
Present Use
Proposed 'Zoning Proposed Use
rLA7'
Mostly Vacant
PUD Commercial /Retail /Ministorage
INFORMATION
W&AG
Number of Lots
Average Lot Size
5
N/A
WATER SUPPLY
® Rogers Co. RWD3
❑ Washington Co. RWD3 ❑ Other
SANITARY SEWER
r
❑ Septic ❑ Disposal Plant
STREET SURFACING I ® Portland Cement Concrete M Asphaltic Concrete ❑ Traffic -bound Surface Course
Please submit the completed application form and application fee ($50 plus $.50 per lot over 100 lots), along with
the completed Preliminary Plat Checklist and all requirements thereof, to the Owasso City Planner on or before
the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Preliminary
Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission
meeting at which the Preliminary Plat will be reviewed. The applicant and /or the applicant's consultant
should attend both the Technica'17Advisorx Comm, ttee and Planning Commission meetings at which the
Preliminary Plat will be revier d.
DEVELOPER SIGNA
TAC MEETING DATE - 1�1- Cn
SUBMITTAL DATE ��- y -oh
FEE RECEIPT NUMBER
- 30 —air
OPC MEETING DATE _t 1 - t2 -CSB
ZONING DISTRICTrv(�h"C5 AFI,09U008n3
APPROVED DENIED
EXHIBIT "A"
PENIX PLACE II
LEGAL DESCRIPTION
OF
PROPERTY BOUNDARY
A tract of land lying in the Northwest Quarter (N W /4) of Section Thirty Three (33), Township
Twenty One (21) North, Range Fourteen (14) East of the Indian Meridian, Tulsa County,
Oklahoma, being more particularly described as follows:
Commencing at the Northwest corner of the said Northwest Quarter of said Section 33; thence
South 90 000'00" East a distance of 220.34 feet; thence South 00 °00'00" West a distance of 50.00
feet to the Point of Beginning; thence from the said Point of Beginning, South 00 010'56" West a
distance of 222.22 feet; thence South 90 °00'00" East a distance of 215.70 feet; thence North
00°28'50" East a distance of 222.22 feet; thence South 90 100100" East a distance of 223.14 feet;
thence South 00 110'56" West a distance of 608.71 feet; thence South 89 °59'20" West a distance
of 662.12 feet; thence North 00 °19'22" East a distance of 233.85 feet; thence South 90 100'00"
East a distance of 50.00 feet; thence North 00 °19'22" East a distance of 350.00 feet; thence
North 45 °10'25" East a distance of 35.46 feet, thence South 90 °00'00" East a distance of 145.61
feet to the Point of Beginning. Area containing 335,500.9676 square feet or 7.7020 acres more or
less.
BAW
Coon Engineering, Inc.
10/15/08
F:\rAD\P\M1L83630\PJat1ega1.doc