HomeMy WebLinkAbout2007.12.10_Planning Commission AgendaRecord Copy
OWASSO PLANNING COMMISSION
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December 10, 2007
6:00 PM
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, November 12, 2007
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT MEMBERS ABSENT
David Vines
Duane Coppick in @ 6:08 pm
Dan Draper
Charles Brown
Marilyn Hinkle
STAFF PRESENT
Eric Wiles
Marsha Hensley
Joe Nurre
Dan Salts
The agenda for the regular meeting was posted at the north entrance to City Hall on November 5,
2007 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 OCTOBER 8, 2007 REGULAR
MEETING - The Commission reviewed the minutes of October 8, 2007 regular meeting.
David Vines moved to approve the minutes and Dan Draper seconded the motion. A vote
on the motion was recorded as follows:
David Vines - Yes
Dan Draper - Yes
Marilyn Hinkle - Recuse
Charles Brown - Yes
The motion was approved 3 -0.
4. Lot Split OLS 07 -03 - Consideration and appropriate action concerning a lot split
proposing the split of a 3,600 sq.ft. area within the Morrow PUD, located northeast of
the intersection of East 116'h Street North and North 129th East Avenue for the proposed
use of a Rural Water #3 pump station.
Marilyn Hinkle presented the item and the staff report was reviewed. The surrounding
land use was described and the development process was reviewed. The applicant is
requesting the lot split of a 3,600 sq.ft. area. The requested lot split has been made in
order to facilitate a Rural Water #3 booster pump station for the Washington County
Rural Water District #3. The Technical Advisory Committee reviewed the request on
October 24, 2007, the committee recommended approval.
Charles Brown moved to approve the lot split; Marilyn Hinkle seconded the motion. A
vote on the motion was recorded as follows:
OWASSO PLANNING COMMISSION
November 12, 2007
Page No. 2
David Vines - Yes
Dan Draper - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion was approved 4 -0.
5. Lot Split OLS 07 -04 - Consideration and appropriate action concerning a request to
review and approve a lot split proposing the split of 0.62 acres from Lot 2, Block 1 of
Owasso Market Subdivision, taking the Murphy Oil gas station in front of Wal Mart
and separating the property on which it is located from the remainder of the shopping
center tract.
Marilyn Hinkle presented the item and the staff report was reviewed. The applicant is
requesting the approval of a lot split of 0.62 acres from Lot 2, Block 1 of Owasso
Market Subdivision. The Technical Advisory reviewed the lot split request on October
24, 2007 and approved without condition.
Dan Draper moved to approve the lot split; the motion was seconded by Charles Brown.
A vote on the motion was recorded as follows:
Duane Coppick - Yes
David Vines - Yes
Dan Draper - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion was approved 5 -0.
6. Report on Monthly Building Permit Activity.
7. Report on Planning Items Previously Forwarded to City Council.
8. Adjournment - Marilyn Hinkle moved, David Vines seconded, to adjourn the meeting.
A vote on the motion was recorded as follows:
Duane Coppick - Yes
David Vines - Yes
Dan Draper - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion carried 5 -0 and the meeting was adjourned at 6:20 PM.
OWASSO PLANNING COMMISSION
November 12, 2007
Page No. 3
Chairperson
Vice Chairperson
Date
MEMORANDUM
TO:
PLANNING COMNIISSION
CITY OF OWASSO
FROM:
ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT:
REQUEST FOR ANNEXATION — (OA- 07 -06)
DATE:
December 4, 2007
The City of Owasso has received request to annex 7.798 acres located at 9917 East 106th Street
North. The property is located on the north side of East 106'' Street North, immediately west of
the Owasso Sportspark
EXISTING LAND USE:
Large Lot Residential / Agriculture
SURROUNDING LAND USE:
North: Owasso Sportspark
South: Large Lot Residential / Agriculture
East: Owasso Sportspark
West: Railroad and Metro Heights single - family subdivision
PRESENT ZONING:
AG (Agriculture District) Tulsa County
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 and fire protection, refuse collection,
and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning, and can
happen concurrently with annexation. 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.
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.
The annexation process is initiated when a property owner submits a petition to the City of
Owasso requesting that the City bring the property into the City limits.
The applicant must submit as part of the request a signed petition requesting the annexation, an
accurate legal description and map of the property being requested for annexation, and a certified
300' radius report so that staff may send legal notices to surrounding property owners. Upon
receipt of all appropriate materials, the staff initiates the review process which begins with a
thorough analysis of the request.
The annexation request is then presented to the Owasso Annexation Committee for review and
recommendation. The Annexation Committee is made up of staff, elected officials, and citizens.
The Committee reviews the petition for compliance with the Annexation Policy and establishes a
recommendation to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the property is
compliant with the Owasso Annexation Policy and establishes a recommendation to the Owasso
City Council.
The Owasso City Council will make the final determination to annex the property or refuse
annexation. If the property is annexed into the City limits, an ordinance officially declaring the
annexation is written and adopted by the City Council. Once adopted, the ordinance is circulated
to the appropriate regional and national agencies for recording and altering maps.
ANALYSIS:
The applicant is requesting that the City of Owasso annex approximately eight acres, located
north of East 106th Street North and west of the Owasso Sportspark. It is the applicant's
intention to develop the property to accommodate a luxury apartment complex. In order for such
a development to be approved, the property must be placed within a Planned Unit Development
(PUD) and a subdivision plat. However, in order for the City of Owasso to consider a PUD and
a plat, the property must first be placed within the city limits. Therefore, the applicant has
requested that the land be annexed into Owasso as the first step in the development process.
Currently, the subject tract contains one house, and the land has in the past been used as a
residence and for hay harvesting.
The property is bounded to the west, north, and east by the railroad and the Owasso Sportspark.
To the south, between the bulk of the tract and 106th Street, are three separate tracts. These three
tracts are under the same ownership, and the staff met with the property owners on November
19a` to receive their input regarding the proposed annexation of the adjoining property. During
this discussion, the owners related that they did not oppose the annexation of the subject
property, and further, they would allow the City of Owasso to include their three properties in a
future city- initiated annexation.
West of the railroad lies Metro Heights I and H, single - family subdivisions that are annexed by
Mingo Road. Because of the subdivisions' proximity to the subject property, several of the
property owners within Metro Heights have been notified of the requested annexation. The staff
has so far received three phone calls from people who live in Metro Heights. During those
conversations, it was apparent that some of the residents in Metro Heights are prepared to oppose
the development of the subject property for multi - family purposes, but do not object to the
property being annexed into the City of Owasso.
The property is accessible via East 106'h Street North, and lies within the City of Owasso water
service area. Because the property was originally within the boundaries of Washington County
Rural Water District #3, $50 would be paid to the rural water district for each water tap that is
made within the property. The nearest municipal water main lies to the south of the property
along the south side of East 106th Street North, and the nearest municipal wastewater main lies to
the north of the property within the Owasso Sportspark.
ANNEXATION REVIEW COMMITTEE:
The Owasso Annexation Review Committee considered this annexation request at their meeting
on November 28, 2007. At that meeting, the committee recommended approval of the
annexation.
RECOMMENDATION:
The staff recommends approval of this request for annexation.
ATTACHMENTS:
General Area Map
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TO:
ANNEXATION REVIEW COMMITTEE
CITY OF OWASSO
FROM:
ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT:
REQUEST FOR ANNEXATION — (OA- 07 -07)
DATE:
December 4, 2007
BACKGROUND:
The City of Owasso has received request to annex 4.86 acres located at 12924 East 76h Street
North. The property is located on the south side of East 76`" Street North, immediately west of
the Crown Colony subdivision.
EXISTING LAND USE:
Large Lot Residential / Agriculture
SURROUNDING LAND USE:
North: Graceland Acres single - family subdivision
South: Large Lot Residential/Agriculture
East: Crown Colony single - family subdivision
West: Large Lot Residential/Agriculture
PRESENT ZONING:
AG (Agriculture District) Tulsa County
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 and fire protection, refuse collection,
and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning, and can
happen concurrently with annexation. 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.
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.
ANNEXATION REVIEW PROCESS:
The annexation process is initiated when a property owner submits a petition to the City of
Owasso requesting that the City bring the property into the City limits.
The applicant must submit as part of the request a signed petition requesting the annexation, an
accurate legal description and map of the property being requested for annexation, and a certified
300' radius report so that staff may send legal notices to surrounding property owners. Upon
receipt of all appropriate materials, the staff initiates the review process which begins with a
thorough analysis of the request.
The annexation request is then presented to the Owasso Annexation Committee for review and
recommendation. The Annexation Committee is made up of staff, elected officials, and citizens.
The Committee reviews the petition for compliance with the Annexation Policy and establishes a
recommendation to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the property is
compliant with the Owasso Annexation Policy and establishes a recommendation to the Owasso
City Council.
The Owasso City Council will make the final determination to annex the property or refuse
annexation. If the property is annexed into the City limits, an ordinance officially declaring the
annexation is written and adopted by the City Council. Once adopted, the ordinance is circulated
to the appropriate regional and national agencies for recording and altering maps.
ANALYSIS:
The applicant is requesting that the City of Owasso annex approximately five acres, located
south of East 76's Street North and west of the Crown Colony residential subdivision. It is the
applicant's intention to develop the property to accommodate single - family attached townhomes.
In order for such a development to be approved, the property must be placed within a Planned
Unit Development (PUD) and a subdivision plat. However, in order for the City of Owasso to
consider a PUD and a plat, the property must first be placed within the city limits. Therefore, the
applicant has requested that the land be annexed into Owasso as the first step in the development
process.
Currently, the subject tract is undeveloped and contains no structures
The property is bounded to the south, west, and north by large -lot residential properties of
varying densities. East of the property lies Crown Colony, a single - family subdivision that is
outside the city limits in Tulsa County. Because of the subdivisions' proximity to the subject
property, several of the property owners within Crown Colony have been notified of the
requested annexation. The staff has so far received three phone calls from people who live in
Crown Colony. During those conversations, it was apparent that some of the residents in Crown
Colony are interested in learning more about the proposed development, but are not necessarily
opposed to the development or to the requested annexation.
The property is accessible via East 76h Street North, and lies within the Rogers County Rural
Water District #3 water service area. The nearest municipal wastewater main lies to the east of
the property near the western boundary of Crown Colony.
ANNEXATION REVIEW COMMITTEE:
The Owasso Annexation Review Committee considered this annexation request at their meeting
on November 28, 2007. At that meeting, the committee recommended that the property be
annexed into the City of Owasso.
RECOMMENDATION:
The staff recommends approval of this request for annexation.
ATTACHMENTS:
General Area Map
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CITY OF OWASSO
�� 111 N. Main Street
�0"th P.O. Box 180
Owasso, OK 74055
THIS MAP IS FOR INFORMATION PURPOSED ONLY AND IS NOT INTENDED
TO REPRESENT AN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS
WITHOUT WARRANTY OR REPRESENTATION BY THE CITY OF OWASSO
OF ITS ACCURACY
(918) 376 -1543
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: OPUD 07 -02
DATE: December 4, 2007
BACKGROUND:
The City of Owasso has received a request for the approval of a Planned Unit Development
(PUD) involving 4.86 acres. The property is located on the south side of East 76's Street North,
immediately west of the Crown Colony subdivision 'A mile west of North 129th East Avenue.
Approval of the proposed OPUD 07 -02 would result in the property being developed for attached
residential dwellings (townhomes). A general area map and a presentation of the proposed PUD
have been attached for your information and review.
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 07 -02 (Villas at Stonebridge) consists of 4.62 acres more or less and is located on the
south side of East 76a` Street North, approximately 'A mile east of North 129a' East Avenue. The
site is currently zoned AG Agricultural and is undeveloped. Property to the west of the site is
also zoned AG, and property to the south of the site is zoned RE large -lot residential. The
single - family subdivisions known as Graceland Acres and Crown Colony are located to the north
and to the east, respectively.
According to the Owasso 2015 Land Use Master Plan, the subject property is planned for future
residential use. However, the City of Owasso is currently in the process of updating the master
plan. This process, begun in September and anticipated to be complete by January, has resulted
in the master plan steering committee forming a recommendation that the subject property be
planned for future transitional use in order to provide a buffer between the single - family uses to
the east and the commercial uses planned at the intersection of East 7& Street North and North
129a' East Avenue. A classification of transitional use would allow the Planning Commission
and City Council to consider zoning designations for the property that would allow for multi-
family and/or office developments.
The PUD proposes 40 dwelling units located within 10 separate buildings. The dwellings would
vary in size from 1,128 square feet to 1,147 square feet. The maximum building height would be
35 feet. Required minimum setbacks would be 20' in the front, 10' in the rear, and 5' on the
sides of the buildings. Each building proposed would include four attached dwellings. A
landscaped edge and a sidewalk would be required along the south side of East 7e Street North,
and a 6' screening fence or wall would be required along the eastern property line adjacent to
Crown Colony.
The subdivision would have to comply with the standards required by the Owasso Engineering
Design Criteria. For example, stormwater detention must be provided so that the post - developed
rate of water runoff is no greater than the pre - developed rate of water runoff. Also, all roadways
located within the development must be built so that they are compliant with municipal
standards.
TECHNICAL ADVISORY COMMITTEE REVIEW:
The Owasso Technical Advisory Committee (TAC) reviewed the proposed PUD at their meeting
on November 28, 2007. At that meeting, the TAC recommended that the PUD be approved with
the following comments:
1. The PUD must be amended to state that signs will not be allowed within the right -of-
way
2. The PUD must be amended to state that there will be a minimum of 10' between
buildings on side yards
3. On the final plat, due to only one access into the development, the applicant must
show a total width of 42' for the road.
4. On the final plat, the applicant must show the placement of fire hydrants
5. On the final plat, the applicant must show meters grouped together on the back of
buildings
6. On the final
7
plat, add language in the covenants that addresses access for utility
companies
A $1,580 per acre sanitary sewer payback fee will be required at the time the final
plat is approved
A $16 per acre storm siren fee will be required at the time the final plat is approved
RECOMMENDATION:
The staff recommends approval of OPUD 07 -02.
ATTACHEMENTS:
1. General Area Map
2. OPUD 07 -02 Development Outline Plan
11/2712007 9:00:13 AM
CITY OF OWASSO
111 N. Main Street
�0"lb P.O. Box 180
Owasso, OK 74055
THIS MAP IS FOR INFORMATION PURPOSED ONLY AND IS NOT INTENDED
TO REPRESENT AN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS
WITHOUT WARRANTY OR REPRESENTATION BY THE CITY OF OWASSO
OF ITS ACCURACY
(918) 376 -1543
it
b
CITY OF OWASSO
111 N. Main Street
�0"lb P.O. Box 180
Owasso, OK 74055
THIS MAP IS FOR INFORMATION PURPOSED ONLY AND IS NOT INTENDED
TO REPRESENT AN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS
WITHOUT WARRANTY OR REPRESENTATION BY THE CITY OF OWASSO
OF ITS ACCURACY
(918) 376 -1543
PUD NO.
OUTLINE DEVELOPMENT PLAN OF THE PLANNED UNIT DEVELOPMENT OF
VILLAS AT STONEBRIDGE
OWASSO, OKLAHOMA
December 3, 2007
Developer:
Sooner Traditions, LLC
2221 W. Lindsey, #201
Norman, OK 73069
Prepared By:
Coon Engineering, Inc.
2832 W. Wilshire Blvd.
Oklahoma City, OK 73116
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VILLAS AT STONEBRIDGE PUD
TABLE OF CONTENTS
Section 1.0
Introduction ......................
3
Section 2.0
Legal Description ......................
3
Section 3.0
Owner/Developer ......................
3
Section 4.0
Site and Surrounding Areas ......................
3
Section 4.1
Physical Characteristics ......................
3
Section 5.0
Concept ......I
............... 3
Section 6.0
Service Availability ......................
4
Section 7.0
Use and Development Regulations ......................
4
Section 7.1
Additional Development Regulations ......................
5
Section 8.0
Access .....................
5
Section 9.0
Screening and Landscaping .....................
5
Section 10.0
Parking Regulations _ .....................
6
Section 11.0
Sign Regulations .....................
6
Section 12.0
Architecture .....................
6
Section 13.0
Common Areas .....................
6
Section 14.0
Drainageways .....................
7
Section 15.0
Other Development Regulations .....................
7
Section 16.0
Exhibits ...I .................
7
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2
1_0 INTRODUCTION
The Planned Unit Development of Villas at Stonebridge consists of 4.62 acres more or less
and is located east of East 76" Street North and 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 Villas at
Stonebridge 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 Sooner Traditions, LLC of Norman, Oklahoma.
4_0 SITE AND SURROUNDINGS AREAS
The subject property is currently zoned AG- Agricultural District and is vacant. Property to
the west of the site is zoned AG- Agricultural District and is mostly vacant. Property south of
the site is zoned RE- Residential Estates and is mostly vacant. Property east of the site is
zoned RS- Residential Single Family and is developed with residences.
4_1 PHYSICAL CHARACTERISTICS
The site contains gently sloping terrain, with drainage flowing toward a pond located on the
southern portion of the site. The site is covered with native grasses and contains very little
tree cover. Elevation on the site ranges from approximately 622.00 feet at the northwest
boundary to approximately 609.00 feet at the southeast 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
Villas at Stonebridge 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 housing in this rapidly
expanding suburban area.
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The PUD will contain one tract and will be developed for residential uses. The developer of
Villas at Stonebridge envisions a subdivision containing quad -plex development aimed at
meeting the needs of first time homebuyers and young families.
6_0 SERVICE AVAILABILITY
The following is an analysis of the existing and proposed infrastructure to serve this PUD.
61 STREETS
The Planned Unit Development of Villas at Stonebridge is situated south of East 76th 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 located
just east of the site.
6.3 WATER I .
Water is presently available from existing water lines located north of the site.
6_4 OTHER UTILITIES
6.5
Electric, gas, telephone and other appropriate utilities will be extended to serve this
site.
The nearest fire station is Fire Station Number 2, located at 201 S. Cedar, approximately one
and one half miles from the site.
7_0 USE AND DEVELOPMENT REGULATIONS
The Planned Unit Development of Villas at Stonebridge contains one tract and will be
developed according to the RM Residential Multi Family District.
All uses permitted in the RM Residential Multi Family 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.
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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:
Minimum 20 foot front setback from the street right -of -way line.
Minimum 10 foot rear setback.
Minimum 5 foot side setback, unless attached units are constructed. No side setback
is required for attached dwellings.
Minimum building setback from the E. 76`h Street right -of -way line is 20 feet.
7.1.3 Fireplaces, bay windows, entry ways, patios, patio covers and other similar
appurtenances may encroach up to five feet into the rear yard setback, and two feet
into the side yard setback provided the side yard encroachment is not located at
ground level. However, said appurtenances shall not extend into a utility easement,
right -of -way or across a property line.
7.1.4 Common areas, greenbelts and flood zone areas maybe located in setbacks and apply
toward setback requirements.
7.1.5 Parking and driveways are permitted in building setbacks.
7.1.6 There shall be no minimum front building lot width requirement.
7.1.7 Residential density shall average 15 units per acre over the entire development.
8_0 ACCESS
8.1 Access shall be provided from East 76`h Street North, with a maximum of two
entrances permitted.
8.2 This development may contain gated entrances with private streets.
8.3 Attached or detached garages for residential development shall count toward meeting
parking requirements.
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.
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5
9.2 All landscaping shall be situated so that it does not create a sight restriction hazard
for vehicles entering and exiting the property.
9.3 A ten foot wide landscaped edge will be provided along the north boundary of the
property adjacent to E. 76th Street. The landscaped edge may be located within the
right -of -way. The landscaped edge will contain trees planted on average 30 foot
centers.
9.4 A four foot wide sidewalk will be provided along the north boundary of Villas at
Stonebridge. This sidewalk may be located within the right of way along E. 76th
Street and within the landscaped edge.
9.5 A minimum six foot high sight -proof fence shall be provided along the east boundary
adjacent to single family uses.
10.0 PARKING
10.1 . Parking for all uses shall conform to the current Planning and Zoning Code, except
as noted herein.
10.2 Parking and maneuvering within private street right -of -way shall be permitted.
11.0 SIGNS
11.1 Signs within Villas at Stonebridge PUD shall meet RM sign regulations, except as
noted herein.
11.2 Freestanding signs will be limited to ground (monument) signs with a landscaped
base.
11.3 Signs may be located within the median of roadways and within the rights -of -way
provided the signs are not located within the right -of -way of E. 76th Street.
12.0 ARCHITECTURE
Exterior building wall finish on all main structures shall consist of a minimum 50% brick
veneer, masonry, drivet, rock, stone, stucco, concrete composite siding, wood or other similar
type finish approved by the Planning Director of the City of Owasso. Exposed metal or
exposed concrete block buildings shall not be permitted.
13.0 OWNERSHIP AND MAINTENANCE OF COMMON AREA/OPEN SPACE
The property owner(s) shall be responsible for maintenance of all common/open space areas.
Z:\ CAD @4NIL]332000CU ENTSONASS02PUD11.29-01.DOC
6
It shall be the responsibility of the property owner(s) for the installation, maintenance and
replacement of all private drainage, landscaping and sprinkler systems.
14.0 DRAINAGEWAYS
14.1 In an effort to be environmentally conscious and preserve the natural beauty of the
area, drainageways will be left natural where possible.
14.2 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.
15.0 OTHER DEVELOPMENT REGULATIONS
15.1 Villas at Stonebridge PUD may be developed in phases. A development schedule
has not been determined at this time.
15.2 Every structure in this Planned Unit Development shall have Class C roofing or
better.
15.3 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.
15.4 Platting of this Planned Unit Development shall be required prior to development.
16.0 EXHIBITS
The following exhibits are attached hereto and incorporated herein as a part of this PUD
Design Statement:
EXHIBIT A:
Legal Description of PUD
EXHIBIT B:
Outline Development Plan Map
EXHIBIT C:
Topographic Map
EXHIBIT D:
Landscape Plan
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TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: OPUD 07 -01
DATE: December 4, 2007
BACKGROUND:
The City of Owasso has received a request for the approval of a Planned Unit Development
(PUD) involving 1.83 acres. The property is located on the east side of the Owasso Expressway,
north of the Three Lakes III subdivision, about' /2 mile south of East 96°i Street North. Approval
of the proposed OPUD 07 -01 would result in the property being developed for a four -story, 81
room hotel (Comfort Inn and Suites). A general area map and a presentation of the proposed
PUD have been attached for your information and review.
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:
Tyann Development Co., Inc. and MPTD Enterprises, Inc. representing Comfort Inn and Suites
Hotel are requesting a rezoning of Lot 2, Block 1 Tyann Plaza X to a Planned Unit Development
District. The subject tract is 1.83 acres in size and is currently zoned a combination of CS
Commercial, CG Commercial, and OM Office. This zoning pattern is a result of several past
zoning cases on separate tracts of land that were then joined together under a new plat, Tyann
Plaza X. The proposed use of the tract is a hotel.
A PUD district is being requested for three reasons. First, there is the problem of the three
existing zoning districts that are located on this small lot, making development very limited as it
is currently zoned. Second, the applicants want to insure that the environment of the Tyann
Plaza Shopping Village remains stable and in harmony with the development vision. Finally, the
third reason is to insure that the new development that will occur has a minimal impact on
surrounding existing development.
The property slopes from the northeast to the southwest and is approximately 175 feet in width
by 452 feet in length. It is abutted on the east by the area wide detention facility for Tyann Plaza
X and Smith School. On the north will be the new All- American Fitness, ALDI's, and Southern
Agriculture buildings. To the west are vacant lots and the Owasso Expressway Service Road.
To the south are vacant lots and the Three Lakes III residential subdivision.
The subject tract has been designed to be a single drainage area within the stormwater
engineering design for the south end of Tyann Plaza Shopping Village. It has been designed to
sheet drain directly into an area -wide detention facility abutting the tract on the east and
designated as Reserve Area B on the plat. The stormwater from surrounding lots has been
designed to be collected in an underground pipe system and carved to the detention facility
through pipes located along the north and south property lines.
The subject tract and the lots surrounding it are served by mutual access private streets. They are
constructed by the lot owners and are maintained by those same owners. There is a private street
along the west side of the subject tract that extends south and west to intersect with the Owasso
Expressway service road. This same private street also extends north and east to East 93'd Street
North. There is also a third private street that extends from the northwest corner of the subject
tract west to the service road.
Sanitary sewer is available to the subject tract along a portion of its west boundary and along the
south boundary. It proceeds from this point east along the back side of the detention facility and
then south into an existing sewer located in the Three Lakes III subdivision. Public water for the
subject tract is available in an easement along the west property line of the lot. This waterline
loops to the northeast and southwest and ties to existing waterlines, providing water flow from
two directions.
According to the Owasso 2015 Land Use Master Plan, the subject property is planned for future
commercial and office uses. The proposed PUD would conform with the master plan.
The development would have to comply with the standards required by the Owasso Engineering
Design Criteria. For example, stormwater detention must be provided so that the post - developed
rate of water runoff is no greater than the pre- developed rate of water runoff. Also, all roadways
located within the development must be built so that they are compliant with municipal
standards.
TECHNICAL ADVISORY COMMITTEE REVIEW:
The Owasso Technical Advisory Committee (TAC) reviewed the proposed PUD at their meeting
on November 28, 2007. At that meeting, the TAC recommended that the PUD be approved with
the following comments, all of which must be addressed on the future site plan for the hotel:
1. Applicant needs to show a total setback from Three Lakes III of 20' plus 2' of setback
for each 1' of building height exceeding 15'
2, A 20' emergency access around the back of the building must be provided
3. The site plan must show at least 97 parking spaces
4. All proposed signs must be included in the site plan
5. All outdoor lighting must be shown on the site plan
6. A fence must be provided between the hotel and the school
RECOMMENDATION:
The staff recommends approval of OPUD 07 -01.
ATTACHMENT:
OPUD 07 -01 Development Outline Plan
INTRODUCTION
Tyann Development Co., Inc. and MPTD Enterprises, Inc. representing Comfort Inn and
Suites Hotel are requesting a rezoning of Lot 2, Block 1 Tyann Plaza X to a Planned Unit
Development District. The subject tract is 1.83 acres in size and is currently zoned a
combination of Commercial Shopping (CS), Commercial General (CG), and Medium
Intensity Office (OM). This zoning pattern is a result of several past zoning cases on
separate tracts of land that were then joined together under a new plat, Tyann Plaza X.
The proposed use of the tract would be for a hotel.
A Planned Unit Development District rezoning on the subject tract is being requested for
three reasons. First, there is the problem of the three existing zoning districts that are
located on this small lot making development very limited as it is currently zoned.
Second, we want to insure that the environment of the Tyann Plaza Shopping Village
remains stable and in harmony with the development vision. Finally and most important
is to insure that the new development that is occurring has a minimal impact on
surrounding existing development.
DESCRIPTION OF THE TRACT AND SURROUNDING AREA
The subject tract is Lot 2, Block 1, Tyann Plaza X and is 1.83 acres in size. It is sloping
from the northeast to the southwest and is approximately 175 feet in width by 452 feet in
length. It is abutted on the east by the area wide detention facility for Tyann Plaza X and
Smith School. On the north will be the new All- American Fitness, ALDI's, and Southern
Agriculture buildings. To the west are vacant lots and the Owasso Expressway Service
Road. To the south are vacant lots and the Three Lakes III residential subdivision. It is
zoned a combination of CG, CS, and OM, see Exhibit - A.
DRAINAGE, STREETS AND UTILITIES
Drainage and Detention - The subject tract has been designed to be a single drainage area
within the storm water engineering design for the south end of Tyann Plaza Shopping
Village. It has been designed to sheet drain directly into an area wide detention facility
abutting the tract on the east and designated as Reserve Area - B on the plat The storm
water from surrounding lots has been designed to be collected in an underground pipe
system and carried to the detention facility through pipes located along the north and
south property lines, see Exhibit - B and Exhibit - C.
Streets - The subject tract and the lots surrounding it are served by mutual access drive
way (private streets). They are constructed by the lot owners and are maintained by those
same owners. There is a private street along the west side of the subject tract which
extends south and west to intersect with the Owasso Expressway Service Road. This
same private also extends north and east to East 93rd Street North. There is also a third
private street that extend from the northwest corner of the subject tract west to the service
road, see Exhibit - D.
Utilities - Sanitary sewer is available to the subject tract along a portion of its west
boundary and along the south boundary. It proceeds from this point east along the back
side of the detention facility and then south into an existing sewer located in the Three
Lakes III subdivision, see Exhibit - E. Public water for the subject tract is available in an
easement along the west property line of the lot. This water line loops to the northeast
and southwest and ties to existing water lines providing water flow from two directions,
see Exhibit - F.
DESCRIPTION OF PROPOSED DEVELOPMENT
It is being proposed to build a hotel on the subject tract. It will be located in the center of
the of the lot and backing against the east property line. Parking lots will be located on
the front (west side) and on both the north and south ends of the building and subject
tract. It will front the private street along the west side of the lot and back to the
detention facility on the east side, see Exhibit - G.
The hotel is expected to be an 81 room 4 -story Comfort Inn and Suites. The Comfort Inn
and Suites brand provides guests with a spacious, high -value suite accommodations. The
architecture of the building will be Modem Classic with quality facades of dryvit exterior
effis on all four sides of the building. A pool and fitness area will be included in the
public space on the bottom floor along with a unique multi- functional experience
anchored by the Living Room and Coffee Shop to include a continental breakfast. There
will be a drive through covered entryway located at the approximate middle of the west
side of the building, featuring a tower providing a distinguished appearance and signage
placement. Parking will be located for the convinces of the costumer at the front of the
hotel and on both the north and south ends. Exterior "curb appeal" will be enhanced to
create a distinctive brand image. The all four side of the hotel will be tastefully
landscaped as well as all the islands in the parking lot. In addition, and evergreen hedge
will be planted along the south and east sides of the south parking lot and along the east
side of the north parking lot to soften the impact of the parking lots. All lighting will be
directed down and away from the residential subdivision to the south. There will be no
signs on the south facade of the hotel and the business sign for the hotel will be located at
the northwest corner of the lot, as far away from the residential neighborhood as possible,
see Exhibit - H.
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MEMORANDUM
TO:
PLANNING COMMISSION
CITY OF OWASSO
FROM:
ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT:
FINAL PLAT (Park Place at Preston Lakes)
DATE:
November 6, 2007
BACKGROUND:
The staff has received an application to the Planning Commission for the review and approval of a
final plat proposing 94 residential lots on 29.6 acres, located on the north side of East 866 Street
North, immediately east of Centennial Park.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
North: Centennial Park
South: Cambridge Park residential subdivision
East: Undeveloped
West: Centennial Park
PRESENT ZONING:
Preston Lakes PUD (RS -3)
DEVELOPMENT PROCESS:
The three primary steps in the development of residential property in Owasso include annexation,
zoning, and platting.
The third step in the development of property is platting. A preliminary plat is required for any
development that proposes to divide land into two or more lots. 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.
ANALYSIS:
The applicant is requesting this review in order to facilitate 94 residential lots, on approximately 30
acres of property zoned RS -3 Residential within the Preston Lakes PUD. According to the PUD,
single family uses are allowed by right on the subject property.
According to the zoning code, 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 ofthe city.
The development will be served water by Rogers County Rural Water District #3 and wastewater by
the City of Owasso. Utility easements are established throughout the proposed addition so as to
adequately accommodate utility services.
The Final Plat meets Owasso Zoning Code Bulk and Area requirements. The lot and block
specifications established in the plat layout are adequate for the development of single family homes.
In a regional context, this proposed addition is in conformance with the Owasso 2015 Land Use
Master Plan, as the area is forecasted for residential development. Already, there is an emerging
pattern of relatively dense housing development occurring in the general area.
TECHNICAL ADVISORY COMMITTEE:
The Owasso Technical Advisory Committee reviewed the final plat at the November 28, 2007
regular meeting. At that meeting, utility providers, as well as staff, are afforded the opportunity
to comment on the plat and request any additions and/or concerns. The Technical Advisory had
the following comments:
1. Applicant must submit a plan for fire hydrant placement to the fire marshal prior to
development
2. Block 1, Lot 6 and 7 must each be a minimum of 7,000 square feet
3. A sidewalk and a 6' screening wall or fence must be provided along the north side
of East 8e Street North
4. A storm siren fee of $16 per acre will be required at the time the final plat is
approved
5. A sanitary sewer payback fee of $1,580 per acre will be required at the time the
final plat is approved
RECOAMENDATION•
Staff recommends approval of final plat subject to the above conditions.
ATTACHMENT:
Final plat
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TO:
PLANNING COMMISSION
CITY OF OWASSO
FROM:
ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT:
FINAL PLAT (Lake Valley 111)
DATE:
November 6, 2007
BACKGROUND:
The staff has received an application to the Planning Commission for the review and approval of a
final plat proposing 131 residential lots on 40.2 acres, located on the north side of East 106'h
Street North, immediately east of Lake Valley II.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
North: Lake Valley II
South: Woodland View residential subdivision
East: Ranch Acres
West: Lake Valley II
PRESENT ZONING:
Lake Valley residential PUD
DEVELOPMENT PROCESS:
The three primary steps in the development of residential property in Owasso include annexation,
zoning, and platting.
The third step in the development of property is platting. A preliminary plat is required for any
development that proposes to divide land into two or more lots. 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.
ANALYSIS:
The applicant is requesting this review in order to facilitate 131 residential lots, on approximately
40 acres of property within the Lake Valley PUD. According to the PUD, single family uses are
allowed by right on the subject property.
According to the zoning code, 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.
The development will be served water by Washington County Rural Water District #3 and wastewater
by the City of Owasso. Utility easements are established throughout the proposed addition so as to
adequately accommodate utility services.
The Final Plat meets Owasso Zoning Code Bulk and Area requirements. The lot and block
specifications established in the plat layout are adequate for the development of single family homes.
In a regional context, this proposed addition is in conformance with the Owasso 2015 Land Use
Master Plan, as the area is forecasted for residential development. Already, there is an emerging
pattern of relatively dense housing development occurring in the general area.
TECIMCAL ADVISORY COMMITTEE:
The Owasso Technical Advisory Committee reviewed the final plat at the November 28, 2007
regular meeting. At that meeting, utility providers, as well as staff, are afforded the opportunity
to comment on the plat and request any additions and/or concerns. The Technical Advisory had
the following comments:
1. Applicant must submit a traverse check to Public Works
2. Applicant must verify that underground wells are capped/plugged
3. A sidewalk and a 6' screening wall or fence must be provided along the north side
of East 86ei Street North
4. A storm siren fee of $16 per acre will be required at the time the final plat is
approved
5. A sanitary sewer payback fee of $1,000 per acre will be required at the time the
final plat is approved
RECOMMENDATION:
Staff recommends approval of final plat subject to the above conditions.
ATTACH LENT:
Final plat
DEVELOPER
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BACKGROUND:
The staff has received an application to the Planning Commission for the review and approval of a
final plat proposing 8 residential lots on 1.9 acres, located east of North 145x` East Avenue,
immediately north of Lake Valley II.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
North: Undeveloped
South: Lake Valley II
East: Lake Valley II and III
West: Lake Valley I
PRESENT ZONING:
Lake Valley residential PUD
DEVELOPMENT PROCESS:
The three primary steps in the development of residential property in Owasso include annexation,
zoning, and platting.
The third step in the development of property is platting. A preliminary plat is required for any
development that proposes to divide land into two or more lots. 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
MEMORANDUM
TO:
PLANNING COMMISSION
CITY OF OWASSO
FROM:
ERIC WILES
COMMUNITY DEVELOPMENT DMECTOR
SUBJECT:
FINAL PLAT (Lake Valley H Amended)
DATE:
November 6, 2007
BACKGROUND:
The staff has received an application to the Planning Commission for the review and approval of a
final plat proposing 8 residential lots on 1.9 acres, located east of North 145x` East Avenue,
immediately north of Lake Valley II.
EXISTING LAND USE:
Undeveloped
SURROUNDING LAND USE:
North: Undeveloped
South: Lake Valley II
East: Lake Valley II and III
West: Lake Valley I
PRESENT ZONING:
Lake Valley residential PUD
DEVELOPMENT PROCESS:
The three primary steps in the development of residential property in Owasso include annexation,
zoning, and platting.
The third step in the development of property is platting. A preliminary plat is required for any
development that proposes to divide land into two or more lots. 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 fled with the office of the County Clerk and governs all future
development on that property.
ANALYSIS:
The applicant is requesting this review in order to facilitate eight residential lots, on approximately
two acres of property within the Lake Valley PUD. According to the PUD, single family uses are
allowed by right on the subject property.
According to the zoning code, 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.
The development will be served water by Washington County Rural Water District #3 and wastewater
by the City of Owasso. Utility easements are established throughout the proposed addition so as to
adequately accommodate utility services.
The Final Plat meets Owasso Zoning Code Bulk and Area requirements. The lot and block
specifications established in the plat layout are adequate for the development of single family homes.
In a regional content, this proposed addition is in conformance with the Owasso 2015 Land Use
Master Plan, as the area is forecasted for residential development. Already, there is an emerging
pattern of relatively dense housing development occurring in the general area.
TECHNICAL ADVISORY COMMITTEE:
The Owasso Technical Advisory Committee reviewed the final plat at the November 28, 2007
regular meeting. At that meeting, utility providers, as well as staff, are afforded the opportunity
to comment on the plat and request any additions and/or concerns. The Technical Advisory had
the following comment:
• Applicant must submit a traverse check to Public Works
RECOMMENDATION:
Staff recommends approval of final plat subject to the above conditions.
ATTACHMENT:
Final plat
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