HomeMy WebLinkAbout2005.03.07_Planning Commission AgendaOWA55O PLANNING COMM155ION
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PUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING: Regular
DATE:
March 7, 2005
TIME:
7:00 PM
PLACE:
Old Central
109 North Birch
NOTICE FILED BY:
Chip McCulley
TITLE:
City Planner
Filed in the office of the Owasso City Clerk and posted at the north entrance to City Hall
at 10:00 AM on February 28, 2005
Chip McCulley, City Planner
OWASSO PLANNING COMMISSION
Monday, March 7, 2005 at 7:00 PM
Old Central
109 North Birch
AGENDA
Call to Order
2. Roll Call
3. Approval of Minutes from the February 7, 2005 Regular Meeting
4. Final Plat- Sawgrass Park II — A request to review and approve a final plat
proposing 96 residential lots on 26.15 acres zoned RS -3 (Residential Single -
Family) located in the Northwest comer of Section 17 just east of N. Garnett on
the east side of Sawgrass I.
5. Site Plan -Elm Creek Commercial Corner — A request to review and approve a
site plan proposing a 5,000 ftz commercial facility on 0.43 acres of property
located on the northeast corner of N. 12e E Ave and E. 85th St.
6. Site Plan -Red Robin — A request to review and approve a site plan proposing a
7,499 ftz restaurant on 1.829 acres of property located on the southeast corner of
the Smith Farm Marketplace.
7. Site Plan -Lone Star Steakhouse — A request to review and approve a site plan
proposing a 6,575 ftz restaurant on 1.59 acres of property located on the southeast
corner of the Smith Farm Marketplace.
8. Site Plan- Reioice Christian School — A request to review and approve a site
plan proposing a 3,456 ftz, educational facility on 0.373 acres of property located
at the northwest corner of E 106`h St. N. and the Owasso Expressway
9. Presentation from Public Works representative about the proposed new design
criteria.
10. Presentation from Community Development representative about the proposed
Outdoor Lighting Ordinance.
11. Presentation from Community Development representative about the proposed
Site Plan Checklist.
12. Report on Monthly Building Permit Activity.
13. Report on Planning Items Previously Forwarded to City Council.
14. Discussion of Development In and Near Owasso.
15. Adjournment.
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, February 7, 2005
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT
Ray Haynes
Marilyn Hinkle
Duane Coppick
Kevin Vanover
MEMBERS ABSENT
Dale Prevett
STAFF PRESENT
Eric Wiles
Chip McCulley
Marsha Hensley
Rickey Hayes
Dan Salts
Joe Nurre
The agenda for the regular meeting was posted at the north entrance to City Hall on January 27,
2005 at 10:00 AM.
1. CALL TO ORDER - Chairperson Ray Haynes called the meeting to order at 7:00 PM and
declared a quorum present.
2. ROLL CALL
3. CONSIDER APPROVAL OF THE MINUTES OF JANUARY 10, 2005 REGULAR
MEETING - The Commission reviewed the minutes of January 10, 2005 Regular Meeting,
Marilyn Hinkle moved, seconded by Ray Haynes to approve the minutes. A vote on the
motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick - Recuse
The motion carried 3 -0.
4. Lot Split 05 -01 — A request from Betty Smith for the review of a lot split of a 35.385 acre
tract, Park of the NW /4 of Section 20, north of the Smith Farm Marketplace. Two tracts are
proposed: one that is 1.66 acres, and one that is 33.725 acres.
Chairperson Haynes presented the item and Chip McCulley gave the staff report. The
development process was explained. The request is for approval of a lot split proposing the
split of a 35.385 acre tract, part of the NW /4 of Section 20, north of the Smith Farm
Marketplace. The homestead tract will consist of 2 acres and one that will be 33.385 acres.
The request was reviewed at the Technical Advisory Committee meeting on January 20h.
The Staff and TAC recormnend approval. The access into the property to the north was
discussed briefly.
Marilyn Hinkle moved to approve the lot split. The motion was seconded by Ray Haynes.
A vote on the motion was recorded as follows:
OWASSO PLANNING COMMISSION
February 7, 2005
Page No. 2
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Duane Coppick - Yes
The motion carried 4 -0.
S. Lot Split OLS 05 -02 — A request from R. Alan Blaksley for the review of a lot split of a
4.28 acre tract, located approximately 200' south of the Atchison, Topeka and Santa Fe
Railroad, '/4 mile west of Main St. on E. 76`x' St. No. Two tracts are proposed: one that is
1.73 acres and one that is 2.55 acres.
The Chairperson presented the item and Chip McCulley gave the staff report. The
development process and lot split process was explained. The lot proposed to be split is an
undeveloped industrial lot. The lot has 400 feet of frontage along W. 2 "d Ave. If approved
160.82' will be separated from the industrial lot with intentions of selling the 1.73 acre tract
(Tract B). The remaining lot will be left with 239.18' of frontage on W. 2nd Ave. The
request was reviewed by Staff and Technical Advisory Committee and recommended for
approval.
Ray Haynes moved to approve the lot split. The motion was seconded by Duane Coppick.
A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Duane Coppick - Yes
The motion carried 4 -0.
6. Final Plat — Tyann Plaza II — A request to review and approval a final plat proposing one
(1) lot, on approximately 1.15 acres of property zoned CS (Shopping Center District),
located southeast of the Owasso Expressway and E. 96 St. N. interchange, on the north side
of the service road.
Chip McCulley presented the staff report and described the location of the property. The
development process was described. The applicant is requesting this review in order to
facilitate commercial development on a 1.15 acre tract. The property is zoned CS
Commercial Shopping Center District. The Owasso Technical Advisory Committee
reviewed the final plat at the January 26, 2005 meeting. The following comments were
made:
All separate instruments shown on the plat must be noted by book and page.
Brian Kellogg and Steve Compton discussed drainage plans for the subject development.
Chairperson Haynes made the suggested that in the future incorporate all of the phases
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February 7,2005
Page No. 3
within Tyann Plaza onto one piece of paper in order to help the Commissioners get a feel of
how the surrounding phases will tie into the subject property.
Ray Haynes moved to approve the Final Plat subject to the above staff and TAC
recommendation. Also subject to a 20' building line on the frontage and to be shown on the
revised final plat. The motion was seconded by Duane Coppick. A vote on the motion was
recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick - Yes
The motion carried 4 -0.
Final Plat - Caudle Center— A request to review and approval a final plat proposing one
(1) lot on approximately 4.06 acres of property zoned CS (Shopping Center District)
located at the southwest comer of E. 96`h St. N and N. Garnett E. Ave.
The Chair introduced the case and Chip presented the item. The development process was
described. The applicant is requesting this review in order to facilitate commercial
development on a 4.06 acre tract. The Owasso Technical Advisory Committee reviewed
the final plat and had the following recommendations:
1. Coordinate placement of fire hydrants.
2. West Ingress/Egress must have a 20' radius.
3. Entry Sidewalk must meet ADA requirements.
Staff recommends approval with the above recommendations being met. Eric requested the
four (4) Staff and TAC conditions stated in the staff report for the site plan be added to the
above recommendations. Those items conditions are as follows:
1. Relocation of trash enclosures
2. Storm water design and detention
3. North entrance widened to a 30' radius
4. Widen north drive from 25' to 30'
Ray Haynes moved to approve the Final Plat subject to the above Staff and TAC conditions
and subject to the above four (4) Staff and TAC conditions stated be met. Kevin Vanover
seconded the motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick - Yes
The motion carried 4 -0.
OWASSO PLANNING COMMISSION
February 7, 2005
Page No. 4
8. Site Plan Caudle Center — A request to review and approve a site plan proposing a 24,000
sq. ft. commercial facility on 4.06 acres of property located at the southwest comer of E.
96`h St. N. and N. Garnett Ave.
Chairperson Haynes introduced the item and Chip presented the staff report. The
development process was explained. The applicant is requesting this review in order to
construct a 24,000 sq ft commercial development on one 4.06 acre tract. The property is
zoned CS (Commercial Shopping) district. The Owasso Technical Advisory Committee
reviewed the final plat at their January 26`h meeting. The following recommendations were
addressed:
1. Relocation of trash enclosures
2. Storm water design and detention
3. North entrance widened to a 30' radius
4. Widen north drive from 25' to 30'
Staff recommends approval subject to the above Staff and TAC recommendations. The
Circulation of delivery trucks on the south end of the property was discussed. Mr. Brian
Kellogg explained that the southernmost island has been removed and feels the circulation
issue has been addressed. Chairperson Haynes had questions regarding the 20' height of the
building. Mr. Kellogg stated that he was unsure if the building is one or two story. He also
discussed a 20' landscape easement on the west side of the property and stated that the
water line has been taken out of the floodplain.
Ray Haynes moved to approve the site plan subject to the above Staff and TAC
recommendations and subject to a detention diagram being shown on the site plan, designed
and approved by the City of Owasso Public Works Engineers. Duane Coppick seconded
the motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin V anover - Yes
Marilyn Hinkle — Yes
Duane Coppick — Yes
The motion carried 4 -0.
9. Site Plan -Elm Creek Commercial Corner — A request to review and approve a site plan
proposing a 5,000 sq. ft. commercial facility on 0.43 acres of property located on the
northeast corner of N. 128 °i E. Ave. and E. 85`h St. N.
The Chair introduced the item and Chip gave staff review. The development process was
explained. The applicant is requesting this review in order to construct a 5,000 sq ft
commercial development on one .43 acre tract. The property is zoned CG (Commercial
General). The Owasso Technical Advisory Committee reviewed the final plat at their
January 20h meeting. The following recommendations were addressed:
1. Show curb line
OWASSO PLANNING COMMISSION
February 7, 2005
Page No. 5
2. Install 4" drain pipe
3. West entrance widened to a 12' radius
4. Widen north drive from 16' to 20'
Staff recommends approval subject to the above Staff and TAC recommendations.
Discussion was held regarding drainage and the radius at the entrance. Commissioner
Vanover expressed concerns regarding the site plan. He had concerns that there was not
enough information on the site plan for the Commissioners to make a sound decision. The
Commissioner's desires are to see a reliable site plan with the surrounding property
illustrated in order to know exactly how the subject property fits. Chairperson Haynes
suggested that this item be tabled in order to give the applicant more time to get additional
information pulled together and submit a more complete site plan. Eric Wiles explained to
Mr. Davis that if the revised site plan were issued to the City of Owasso by Tuesday,
February 15`h it would be heard at the February Technical Advisory Committee meeting and
be on the March Planning Commission agenda.
Ray Haynes moved to table this request until next month's meeting, Kevin Vanover
seconded the motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick - Yes
The motion carried 4 -0.
10. Site Plan- Applebee's — A request to review and approve a site plan proposing a 5.776 sq ft
restaurant on 1.57 acres of property located on the northeast comer of the Smith Farm
Marketplace.
The Chair introduced the item and Chip gave staff review. The development process was
explained. The applicant is requesting a review in order to construct a 5,766 sq ft restaurant
on one 1.57 acre tract. The property is zoned CS (Commercial Shopping). The Owasso
Technical Advisory Committee reviewed the final plat at the January 26, 2005 meeting with
no concerns expressed. Staff recommends approval of the site plan for Applebee's without
conditions.
Ray Haynes moved to approve the Site Plan for Applebee's, Marilyn Hinkle seconded the
motion. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick - Yes
The motion carried 4 -0.
OWASSO PLANNING COMMISSION
February 7,2005
Page No. 6
11. Report on Monthly Building Permit Activity,
12. Report on Planning Items Previously Forwarded to City Council.
13. Discussion of Development In and Near Owasso.
New Business — Commissioner Vanover made the suggestion to draft a resolution in order
to establish a site plan requirement check list. All Commissioners were in agreement. The
resolution will be presented to the Planning Commissioners at the March 7, 2005 meeting.
14. Adjournment — Ray Haynes moved, Marilyn Hinkle seconded, to adjourn the meeting.
A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Duane Coppick - Yes
The motion carried 4 -0 and the meeting was adjourned at 8:25PM.
Chairperson
Secretary
Date
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHH' MCCULLEY
CITY PLANNER
SUBJECT: FINAL PLAT (Sawgrass Park In
DATE: February 28, 2005
BACKGROUND
Bailey Ranch Investment Group, LLC has submitted an application to the Planning Commission
for approval of a final plat for Sawgrass Park H. The applicant wishes to create 96 residential lots
on 26.15 acres zoned RS -3 (OPUD 12) located in the Northwest comer of Section 17 just east of
N. Garnett on the east side of Sawgrass I. .
HEARING DATE:
Planning Commission: March 7, 2005
LOCATION:
The subject property is located in the Northwest corner of Section 17 just east of N. Garnett on
the east side of Sawgrass I. An area map is included with this report.
EXISTING LAND USE:
Existing property is undeveloped.
SURROUNDING LAND USE:
North: Undeveloped
South: Bailey Ranch Estates
East: Sherrill Acres
West: Sawgrass Park I
PRESENT ZONING:
RS -3 (OPUD12)
SURROUNDING ZONING:
All property surrounding this property is RS -3 (Residential Single - Family).
DEVELOPMENT PROCESS:
The four primary steps in the development of commercial property in Owasso include annexation,
zoning, platting, and site planning.
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 Sawgrass lI Final Plat is in anticipation of a single family residential development proposing
96 lots on 26.15 acres zoned RS -3 in north Owasso just east of N. Garnett on the east side of
Sawgrass I. According to the Owasso Zoning Code single family homes falls under Use Unit 6
which is allowed by right on property zoned RS -3.
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 citizen's of Owasso the opportunity to
actively participate in the physical development and layout of the city.
The development will be served by City of Owasso sewer and water by Rural Water District No.
3 — Washington County. Utility easements are established throughout the proposed addition so as
to adequately accommodate utility services. Regional detention has been effectively addressed
with the establishment of a detention facility located in the southern portion of the addition.
The Sawgrass 11 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 2010 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 February 23, 2005
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
Committee recommended approval of the Sawgrass H Final Plat with the following conditions:
1. Easements are to be placed between lots 28 and 29; block 2, and between lots 3 and 4; block 4.
2. Section 5 shall state "The City of Owasso shall be responsible for ordinary maintenance of
its public sanitary sewers. Rural Water District No. 3 — Washington County shall be
responsible for its water mains."
RECOMMENDATION:
Staff recommends approval of Sawgrass H Final Plat with the following conditions:
1. Easements are to be placed between lots 28 and 29; block 2, and between lots 3 and 4; block 4.
2. Section 5 shall state "The City of Owasso shall be responsible for ordinary maintenance of
its public sanitary sewers. Rural Water District No. 3 — Washington County shall be
responsible for its water mains."
ATTACHMENTS
1. Case map
2. Site drawing submitted by applicant
A
7
Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
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FINAL PLAT
SAWGRASS PARK II
March 7. 2003
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KTIMU111TRO 1106
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CITY PLANNER
SUBJECT: SITE PLAN (Elm Creek Commercial Corner)
DATE: FEBRUARY 23, 2005
BACKGROUND:
The City of Owasso has received a request for the review of the Elm Creek Commercial Corner
site plan, proposing a 5,000 ft2 facility on a 0.43 acre parcel of property located on the northeast
corner of N. 128th E. Ave. and E. 85th St. A general area map has been included with this report.
HEARING DATE:
Planning Commission, March 7, 2005
EXISTING LAND USE:
The existing 0.43 acre subject property is undeveloped
SURROUNDING LAND USE:
North: Car Wash
South: First Presbyterian Church
East: Medical Office
West: Mixed Office
PRESENT ZONING:
The subject property is zoned CG (Commercial General).
DEVELOPMENT PROCESS:
The primary steps in the development of property in Owasso include annexation, zoning, platting,
and site planning.
The subject property is now at the site planning stage of development. Site plans are reviewed by
the TAC and Planning Commission. Issues such as building setbacks, parking, detention, access,
landscaping, and building footprint are presented in the site plan. Once a site plan is approved,
the development is clear to apply for a building permit and to submit construction plans for the
building's foundation, plumbing, electrical system, and HVAC.
SITE PLAN REVIEW PROCESS:
The Site Plan review process is initiated when a developer or builder of a particular project
submits an application for a site plan review to the City of Owasso. The application typically
includes a site plan, grading and drainage plan, erosion control plan, utility plan, and landscape
plan.
The review of the site plan begins with a thorough analysis by the City Planner and City Engineer
for compliance with the Owasso Zoning Code, Subdivision Regulations, and Engineering Design
Criteria.
The Site Plan is then presented to the Owasso Technical Advisory Committee (TAC) for review.
The TAC review board provides comments. on the technical aspects of the plan and presents a
recommendation along with the City staff to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the site plan is compliant
with city standards. The Planning Commission may grant approval of the plan as presented or
with conditions. If the Planning Commission grants approval, the applicant then makes any and
all prescribed changes and submits a final copy to the City Planner. Once the final site plan is
received and reviewed for compliance with the conditions of approval, the applicant may proceed
with the development process.
LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW:
During the review of a site plan elements for consideration include specific site details such as
street details, parking lots, building size and placement, sidewalks, and drainage details. The
Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications provide
appropriate guidelines for the review of all site plans conducted by city staff, the Technical
Advisory Committee and the Planning Commission.
ANALYSIS:
The applicant is requesting this review in order to facilitate a 5,000 sq ft commercial development
on one 0.43 acre tract. The subject property is zoned CG (Commercial General).
The proposed development is consistent with the Owasso 2015 Land Use Master Plan as it calls
for Commercial/Office zoning in the area. It is also complimentary with the current development
in the area.
The Elm Creek Commercial Corner site plan meets all Owasso Zoning Code and Subdivision
regulations with the exception of the requirements stated as part of the Technical Advisory Committee
recommendations. The bulk and area specifications for this site are more than adequate for the
placement and accommodation of concurrent requirements imposed on commercial facility's such as
that proposed in this site plan. The site is within the City of Owasso's utility service district. It will be
provided water and sewer services by the City of Owasso.
TECHNICAL ADVISORY COMMITTEE
The Owasso Technical Advisory Committee reviewed the final plat at the February 23, 2005
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 following TAC
recommendations were addressed:
1. Install a 4' Sidewalk on the West side of the building
2. Ensure 16' vehicular clearance on the East access of the building
RECOMMENDATION:
Staff recommends approval of the Elm Creek Commercial Corner Site Plan with the following
conditions:
1. Install a 4' Sidewalk on the West side of the building
2. Ensure 16' vehicular clearance on the East Access of the building
ATTACHMENTS:
1. General Area Map
2. Elm Creek Commercial Corner site plan
E. 86th St. N.
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Owasso community
Development Department
111 N. Main St.
Owasso, OK74055
918.376.1500
918.376.1597
www.cityofowasso.com
SITE PLAN
ELM CREED
COMMERCIAL CENTER
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T C.
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CITY PLANNER
SUBJECT: SITE PLAN (Red Robin)
DATE: February 23, 2005
BACKGROUND
Red Robin International has submitted an application to the Planning Commission for the review
of the Red Robin site plan, proposing a 7,499 ftz facility on 1.829 acres of property located on the
southeast corner of the Smith Farms Marketplace. A general area map has been included with this
report.
HEARING DATE:
Planning Commission: March 7, 2005
EXISTING LAND USE:
The existing 1.829 acre subject property is undeveloped.
SURROUNDING LAND USE:
Surrounding property is zoned CS (Shopping Center District) and is developing as Smith Farm
Marketplace.
PRESENT ZONING:
The subject property is zoned CS (Shopping Center District).
DEVELOPMENT PROCESS:
The primary steps in the development of property in Owasso include annexation, zoning, platting,
and site planning.
The subject property is now at the site planning stage of development. Site plans are reviewed by
the TAC and Planning Commission. Issues such as building setbacks, parking, detention, access,
landscaping, and building footprint are presented in the site plan. Once a site plan is approved,
the development is clear to apply for a building permit and to submit construction plans for the
building's foundation, plumbing, electrical system, and HVAC.
SITE PLAN REVIEW PROCESS:
The Site Plan review process is initiated when a developer or builder of a particular project
submits an application for a site plan review to the City of Owasso. The application typically
includes a site plan, grading and drainage plan, erosion control plan, utility plan, and landscape
plan.
The review of the site plan begins with a thorough analysis by the City Planner and City Engineer
for compliance with the Owasso Zoning Code, Subdivision Regulations, and Engineering Design
Criteria.
The Site Plan is then presented to the Owasso Technical Advisory Committee (TAC) for review.
The TAC review. board provides comments on the technical aspects of the plan and presents a
recommendation along with the City staff to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the site plan is compliant
with city standards. The Planning Commission may grant approval of the plan as presented or
with conditions. If the Planning Commission grants approval, the applicant then makes any and
all prescribed changes and submits a final copy to the City Planner. Once the final site plan is
received and reviewed for compliance with the conditions of approval, the applicant may proceed
with the development process.
LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW:
During the review of a site plan elements for consideration include specific site details such as
street details, parking lots, building size and placement, sidewalks, and drainage details. The
Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications provide
appropriate guidelines for the review of all site plans conducted by city staff, the Technical
Advisory Committee and the Planning Commission.
ANALYSIS:
The applicant is requesting this review in order to facilitate a 7,499 sq ft restaurant on one 1.829
acre tract. The subject property is zoned CS (Shopping Center District). According to the City of
Owasso Zoning Code, uses allowed in CS districts include offices, studios, restaurants,
convenience stores, shopping centers, service stations, etc.
The proposed development is consistent with the Owasso 2015 Land Use Master Plan as it calls
for Commercial/Office zoning in the area. It is also complimentary with the current development
in the area.
The Red Robins site plan meets all Owasso Zoning Code and Subdivision regulations with the
exception of the requirements stated as part of the Technical Advisory Committee recommendations.
The bulk and area specifications for this site are more than adequate for the placement and
accommodation of concurrent requirements imposed on commercial facility's such as that proposed in
this site plan. 124 parking spaces will be provided (70 required).The site is within the City of Owasso's
utility service district. It will be provided water and sewer services by the City of Owasso.
TECHNICAL ADVISORY COMMITTEE
The Owasso Technical Advisory Committee reviewed the final plat at the February 23, 2005
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. No concerns were expressed.
Staff recommends approval of the Red Robin Site Plan without conditions:
ATTACHMENTS
1. Case map
2. Site drawing submitted by applicant
_I
Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofoNvasso.com
SITE PLAN
RED ROBIN
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MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CHY PLANNER
SUBJECT: SITE PLAN (Lone Star Steakhouse)
DATE: February 23, 2005
Lone Star Steakhouse & Saloon Inc. has submitted an application to the Planning Commission for
the review of the Lone Star Steakhouse site plan, proposing a 6,575 ftz facility on 1.59 acres of
property located on the southeast comer of the Smith Farms Marketplace. A general area map has
been included with this report.
HEARING DATE:
Planning Commission: March 7, 2005
EXISTING LAND USE:
The existing 1.59 acre subject property is undeveloped.
SURROUNDING LAND USE:
Surrounding property is zoned CS (Shopping Center District) and is developing as Smith Farm
Marketplace.
The subject property is zoned CS (Shopping Center District).
DEVELOPMENT PROCESS:
The primary steps in the development of property in Owasso include annexation, zoning, platting,
and site planning.
The subject property is now at the site planning stage of development. Site plans are reviewed by
the TAC and Planning Commission. Issues such as building setbacks, parking, detention, access,
landscaping, and building footprint are presented in the site plan. Once a site plan is approved,
the development is clear to apply for a building permit and to submit construction plans for the
building's foundation, plumbing, electrical system, and HVAC.
SITE PLAN REVIEW PROCESS:
The Site Plan review process is initiated when
submits an application for a site plan review to
includes a site plan, grading and drainage plan,
plan.
a developer or builder of a particular project
the City of Owasso. The application typically
erosion control plan, utility plan, and landscape
The review of the site plan begins with a thorough analysis by the City Planner and City Engineer
for compliance with the Owasso Zoning Code, Subdivision Regulations, and Engineering Design
Criteria.
The Site Plan is then presented to the Owasso Technical Advisory Committee (TAC) for review.
The TAC review board provides comments on the technical aspects of the plan and presents a
recommendation along with the City staff to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the site plan is compliant
with city standards. The Planning Commission may grant approval of the plan as presented or
with conditions. If the Planning Commission grants approval, the applicant then makes any and
all prescribed changes and submits a final copy to the City Planner. Once the final site plan is
received and reviewed for compliance with the conditions of approval, the applicant may proceed
with the development process.
LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW:
During the review of a site plan elements for consideration include specific site details such as
street details, parking lots, building size and placement, sidewalks, and drainage details. The
Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications provide
appropriate guidelines for the review of all site plans conducted by city staff, the Technical
Advisory Committee and the Planning Commission.
ANALYSIS:
The applicant is requesting this review in order to facilitate a 6,575 sq ft restaurant on one 1.59
acre tract. The subject property is zoned CS (Shopping Center District). According to the City of
Owasso Zoning Code, uses allowed in CS districts include offices, studios, restaurants,
convenience stores, shopping centers, service stations, etc.
The proposed development is consistent with the Owasso 2015 Land Use Master Plan as it calls
for Commercial/Office zoning in the area. It is also complimentary with the current development
in the area.
The Lone Star Steakhouse site plan meets all Owasso Zoning Code and Subdivision regulations with
the exception of the requirements stated as part of the Technical Advisory Committee
recommendations. The bulk and area specifications for this site are more than adequate for the
placement and accommodation of concurrent requirements imposed on commercial facility's such as
that proposed in this site plan. 129 parking spaces will be provided (44 required).The site is within the
City of Owasso's utility service district. It will be provided water and sewer services by the City of
Owasso.
TECHNICAL ADVISORY COMNMTEE
The Owasso Technical Advisory Committee reviewed the final plat at the February 23, 2005
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. No concerns were expressed.
However, the following suggestions were made:
1. Reconsider the location and design of trash enclosures.
2. Summit light plan.
RECONIMENDATION:
Staff recommends approval of the Lone Star Steakhouse Site Plan without conditions:
ATTACHMENTS
1. Case map
2. Site drawing submitted by applicant
Owasso community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
—' 918.376.1597
ww)v. city ofowasso.com
SITE PLAN
NE STAR STEAKHOUSE
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MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
BACKGROUND
PLANNING COMMISSION
CITY OF OWASSO
CHIP MCCULLEY
CITY PLANNER
SITE PLAN (Rejoice Christian School)
February 23, 2005
The City of Owasso has received a request for the
plan, proposing a 3,45
northwest corner of E.
included with this report ,
HEARING DATE:
6 W educational facility on
106' St N. and the Owasso
Planning Commission: March 7, 2005
EXISTING LAND USE:
review of the Rejoice Christian School site
a 0.373 acres of property located on the
Expressway. A general area map has been
The existing 0.373 acre subject property is undeveloped.
SURROUNDING LAND USE:
Surrounding property is zoned OM (Office Medium - Intensity) and is occupied by Rejoice Freewill
Church.
PRESENT ZONING:
The subject property is zoned OM (Office Medium - Intensity).
DEVELOPMENT PROCESS:
The primary steps in the development of property in Owasso include annexation, zoning, platting,
and site planning.
The subject property is now at the site planning stage of development. Site plans are reviewed by
the TAC and Planning Commission. Issues such as building setbacks, parking, detention, access,
landscaping, and building footprint are presented in the site plan. Once a site plan is approved,
the development is clear to apply for a building permit and to submit construction plans for the
building's foundation, plumbing, electrical system, and HVAC.
SITE PLAN REVIEW PROCESS:
The Site Plan review process is initiated when a developer or builder of a particular project
submits an application for a site plan review to the City of Owasso. The application typically
includes a site plan, grading and drainage plan, erosion control plan, utility plan, and landscape
plan.
The review of the site plan begins with a thorough analysis by the City Planner and City Engineer
for compliance with the Owasso Zoning Code, Subdivision Regulations, and Engineering Design
Criteria.
The Site Plan is then presented to the Owasso Technical Advisory Committee (TAC) for review.
The TAC review board provides comments on the technical aspects of the plan and presents a
recommendation along with the City staff to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the site plan is compliant
with city standards. The Planning Commission may grant approval of the plan as presented or
with conditions. If the Planning Commission grants approval, the applicant then makes any and
all prescribed changes and submits a final copy to the City Planner. Once the final site plan is
received and reviewed for compliance with the conditions of approval, the applicant may proceed
with the development process.
LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW:
During the review of a site plan elements for consideration include specific site details such as
street details, parking lots, building size and placement, sidewalks, and drainage details. The
Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications provide
appropriate guidelines for the review of all site plans conducted by city staff, the Technical
Advisory Committee and the Planning Commission.
ANALYSIS:
The applicant is requesting this review in order to facilitate a 3,456 sq R educational facility on
0.373 acres. The subject property is zoned OM (Office Medium - Intensity).
The proposed development is consistent with the Owasso 2015 Land Use Master Plan as it calls
for Commercial/Office zoning in the area. It is also complimentary with the current development
in the area.
The Rejoice Christian School site plan meets all Owasso Zoning Code and Subdivision regulations with
the exception of the requirements stated as part of the Technical Advisory Committee
recommendations. The bulk and area specifications for this site are more than adequate for the
placement and accommodation of concurrent requirements imposed on this site plan. The site is within
the City of Owasso's utility service district. It will be provided water by Rural Water district No. 3 -
Washington County.
TECHNICAL ADVISORY COMMITTEE
The Owasso Technical Advisory Committee reviewed the final plat at the February 23, 2005
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 following TAC
recommendations were addressed:
1. Summit overall drainage plan for staff review.
2. Provide fire protection for new and existing structures
RECOMMENDATION:
Staff recommends that the Planning Commission Table the Rejoice Christian School Site Plan
until the Fire Protection Issue may be resolved.
ATTACHMENTS
1. Case map
2. Site drawing submitted by applicant
Subject
Property
E. 106t
S ERRI L
ST N
Owasso community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofbwasso.com
• 1 M •
SITE PLAN
REJOICE FREEWILL
BAPTIST CHURCH
l�
Eli
Mar 7, 2005
E
MEMORANDUM
TO: MEMBERS OF THE OWASSO PLANNING COMMISSION
FROM: OUTDOOR LIGHTING STANDARDS COMMITTEE
SUBJECT: FINDINGS REGARDING APPROPRIATE REGULATIONS
FOR OUTDOOR LIGHTING IN OWASSO
DATE: February 28, 2005
BACKGROUND:
The Outdoor Lighting Standards Committee was formed to evaluate the current
conditions of outdoor lighting in Owasso, and to consider possible regulations that could
have a positive impact on the nature of outdoor lighting in the community. The
committee is comprised of ten members, six citizen members and four staff members.
The committee began meeting in October 2004 with the goal of recommending outdoor
lighting regulations to the City Manager, Planning Commission; and City Council by
early 2005.
CURRENT CODE REOUIREMENTS:
The current zoning code says very little about outdoor lighting. In the off - street parking
section of the code, it does say that "Parking lot lighting shall be by constant light and
shall be arranged to direct the light away from residential districts (section 1120.j)." The
committee finds that these current regulations are insufficient when trying to address the
variety of different lights that accompany developments in Owasso. As the city has
grown, the opportunities for conflict between residential areas and outdoor lighting uses
List of Members of the Committee
Citizen Members
Staff Members
John Herbert
Rick DeArmond
Tim Johnson
Chip McCulley
Bob Seay
Timothy Rooney
Ken Taylor
Eric Wiles
Kevin Vanover
David Vines
CURRENT CODE REOUIREMENTS:
The current zoning code says very little about outdoor lighting. In the off - street parking
section of the code, it does say that "Parking lot lighting shall be by constant light and
shall be arranged to direct the light away from residential districts (section 1120.j)." The
committee finds that these current regulations are insufficient when trying to address the
variety of different lights that accompany developments in Owasso. As the city has
grown, the opportunities for conflict between residential areas and outdoor lighting uses
have increased. It is reasonable to expect that some basic regulations should be
considered in an attempt to maintain compatibility between residential uses and non-
residential uses.
PROCESS USED BY COMMITTEE•
The committee began the process of developing the proposed regulations by examining
the current types of lighting in the community. The different types of lighting that have
widespread use in Owasso include parking lot lights, streetlights, sports lights,
landscaping lights, and floodlights.
The committee also examined lighting ordinances from 14 other cities across the country
to explore the different ways that outdoor lights are regulated. A spreadsheet illustrating
the basic regulations from these 14 cities is attached with this memorandum.
The committee also toured the community in order to compare the types of outdoor
lighting that exist in different places in Owasso. After looking at what currently exists in
Owasso, the committee met with a representative of AEP -PSO to learn what types of
regulations have been effective in the Tulsa area and what Owasso might do in order to
avoid problems that have been encountered by other area communities when regulating
outdoor lighting.
Once the existing conditions in Owasso and the existing regulations in other communities
had been examined, the committee developed a list of issues that were determined to be
priorities in the drafting of the outdoor lighting ordinance. These priorities were listed in
a questionnaire of issues that was discussed and used to derive the framework for the
proposed lighting regulations. That questionnaire of issues is attached with this
memorandum.
EXPLANATION OF PROPOSED LIGHTING ORDINANCE:
The proposed lighting ordinance, attached herewith, begins with a stated purpose to
provide the minimum lighting necessary to ensure adequate safety, night vision, and
comfort; and maximum light levels so as not to create or cause glare onto nearby
properties and public street rights of way; and to minimize uplight. From that purpose,
the ordinance goes on to list definitions of the terms and concepts used in the ordinance,
and then the ordinance gets into the regulations themselves.
The regulations begin with basic rules for light levels for non - residential and non-
agricultural properties. The maximum light levels at the property lines of adjacent
residential properties may not exceed 0.5 footcandles, and the light levels may not exceed
2.0 footcandles at the right -of -way lines of non - arterial streets. Flood lights must be
aimed down at a 45° angle, or shielded so that no portion of the light bulb extends below
the bottom edge of the fixture. All wall fixtures must be cutoff fixtures, meaning that the
light bulb may not extend above or below the light fixture. Service connections for non-
residential outdoor lighting must be underground, and no wood poles may be used —
although these requirements may be waived for developments with structures totaling
less than 4,000 square feet. For multi - family developments, the regulations are the same,
however, parking lots in multi - family developments are required to maintain a minimum
of 0.7 footcandles.
Parking lot lighting fixtures of more than 2,000 lumens must be cutoff fixtures or must be
shielded. Also, the maximum mounting height of parking lot lighting is 30', though the
applicability of this provision may be reviewed at the request of the applicant.
The hours of operation for the lighting system for any outdoor game or event shall not
exceed two hours after the end of the event.
Lights that are designed to light signs, buildings, and landscaping must be placed so that
direct illumination is focused exclusively on the intended feature, and do not shine onto
adjacent properties and the street right -of -way.
Searchlights would require permits. The permits would be allowed up to twice a year,
and would be valid for up to 48 hours at a time. Searchlights would not be allowed in
residential areas.
The way that this ordinance will be enforced is that site plans will.be required to include
lighting photometric plans. Photometric plans show footcandle light levels, as well as the
type of lighting devices, fixtures, lamps, supports, reflectors, poles, foundations, and
other devices related to the way that the property will be lighted.
RECOMMENDATION:
The committee finds that, as Owasso grows, the impact of outdoor lighting upon Owasso
continues to increase, necessitating the development of controls with which to guide the
placement of outdoor lighting. Therefore, the committee recommends that the Planning
Commission recommend that the City Council approve the proposed outdoor lighting
ordinance.
ATTACHMENTS:
1. Proposed ordinance
2. Questionnaire of issues
3. Spreadsheet of lighting regulations from 14 other cities
4. Printout of presentation
ORDINANCE No. _
An ordinance amending the Zoning Code of the City of Owasso, Oklahoma, Article
_, by creating Section et seq., by adopting new lighting standards for private
projects in Owasso.
SECTION I. BE IT ORDAINED BY THE COUNCIL OF THE CITY OF OWASSO
that Owasso Zoning Code Article Section , is hereby amended by adding a
new section to be codified as Section which Section and subsections to read as
follows:
ARTICLE , Section : OUTDOOR LIGHTING STANDARDS;
A. - PURPOSE
Outdoor lighting shall be designed to provide the minimum lighting necessary to ensure
adequate safety, night vision, and comfort; and maximum light levels so as not to create
or cause glare onto nearby properties and public street rights of way; and to minimize
uplight.
B. - DEFINITIONS
Cutoff Fixture — An outdoor light fixture shielded or constructed in such a manner that
no more than two and one half (2.5) percent of the total light emitted by the fixture is
projected above the horizontal plane of the fixture.
Flood Lamp — A form of lighting designed to direct its output in a specific direction with
a reflector formed from the glass envelope of the lamp itself. Such lamps are so
designated by the manufacturers and are typically used in residential outdoor area
lighting.
Flood Light — A form of lighting designed to direct its output in a diffuse, more or less
specific direction, with reflecting or refracting elements located external to the lamp.
Footcandle (FC) — A quantitative unit measuring the amount of light cast onto a given
point, measured as one lumen per square foot.
Full Cutoff Fixture — An outdoor light fixture shielded or constructed in such a manner
that it emits no light above the horizontal plane of the fixture.
Glare — The effect produced by a light source within the visual field that is sufficiently
brighter than the level to which the eyes are adapted, to cause annoyance, discomfort, or
loss of visual performance and ability.
Light Source — The element of a lighting fixture that is the point of origin of the lumens
emitted by the fixture.
Lumen — A quantitative unit measuring the amount of light emitted by a light source.
Maintained Footcandles — Illuminance of lighting fixtures adjusted for a maintenance
factor accounting for dirt build -up and lamp output depreciation.
Outdoor Sports Field — An area designed for active recreation, whether publicly or
privately owned, including but not limited to baseball /softball diamonds, soccer fields,
football fields, golf courses and ranges, tennis courts, racetracks, and swimming pools.
Outdoor Performance Area — An area permanently dedicated to the public presentation
of music, dance, theater, media arts, storytelling, oratory, or other performing arts,
whether publicly or privately owned, including but not limited to amphitheaters and
similar open or semi - enclosed structures.
Right-of-way — An interest in land controlled by the City that provides for the perpetual
right and privilege of the City, its agents, franchise holders, successors, and assigns to
construct, install, improve, reconstruct, remove, replace, inspect, repair, maintain, and use
a public street, including related and customary uses of street rights -of -way such as
sidewalks, bike paths, landscaping, mass transit facilities, traffic control, traffic control
devices and signage, sanitary sewer, stormwater drainage, water supply, cable television,
electric power, gas, and telephone transmission and related purposes in upon, over,
below, and across the rights -of -way.
Semi - Cutoff Fixture — An outdoor light fixture shielded or constructed in such a manner
that it emits no more than five (5) percent of its light above the horizontal plane of the
fixture, and no more than twenty (20) percent of its light ten (10) degrees below the
horizontal plane of the fixture.
Spillover Light — The light that can be measured on a property, when that same light is
generated from another property.
Uplight — Light that shines upward, above the horizontal plane, such as might be
generated from a searchlight or spotlight.
Wall Pack — A type of light fixture typically flush - mounted on a vertical wall surface.
C. Light Measurement Technique
Light level measurements shall be made at the property line of the property upon which
the light to be measured is being generated. If measurement on private property is not
possible or practical, light level measurements may be made at the boundary of the public
street right -of -way that adjoins the property. Measurements shall be made at finished
grade (ground level), with the light- registering portion of the meter held parallel to the
ground pointing up. Light Ievels are specified, calculated and measured in footcandles
(FC).
D. - General Standards for Outdoor Lighting.
L All Zoning Districts Except Residential and Agricultural
1) Unless otherwise specified in the following subsections, the maximum light
level shall be 0.5 maintained footcandles at any property line adjacent to a
residential district, and 2.0 maintained footcandles at any public, non - arterial
street right -of -way, unless otherwise approved by the Planning Commission.
During hours of operation, a minimum of 1.0 footcandles shall be maintained
in parking lots.
2) Unless shielded, all flood lights shall be installed such that the fixture shall be
aimed down at least forty -five (45) degrees from vertical, or the front of the
fixture is shielded such that no portion of the light bulb extends below the
bottom edge of an external shield. Flood lights and display lights shall be
positioned such that any such fixture located within fifty feet (50') of a public
street right -of -way is mounted and aimed perpendicular to the right -of -way,
with a side -to -side horizontal aiming tolerance not to exceed fifteen (15)
degrees from perpendicular to the right -of -way (see Exhibit 1).
Exhibit 1.
3) All wall fixtures, including wall packs, shall be cutoff fixtures.
4) Service connections for all freestanding fixtures shall be installed
underground. The applicability of this provision may be reviewed on an
individual basis for developments with structures totaling less than 4,000
square feet of floor area.
5) All light fixtures installed by public agencies, their agents, or contractors for
the purpose of illuminating public streets shall use the current standards
provided by the IES or AASHTO for road lighting, and are otherwise exempt
from these regulations.
6) No wood poles may be used for any freestanding fixtures. The applicability
of this provision may be reviewed on an individual basis for developments
with structures totaling less than 4,000 square feet of gross floor area.
2. RM Zoning Districts
1) Unless otherwise specified in the following subsections, the maximum light
level shall be 0.5 maintained footcandle at any property line adjacent to a
single - family district, , and 2.0 maintained footcandles at any public, non-
arterial street right -of -way, unless otherwise approved by the Planning
Commission. A minimum of 0.7 footcandles shall be maintained in parking
lots in RM districts.
2) Unless fully shielded, all flood lights shall be installed such that the fixture
shall be aimed down at least forty-five (45) degrees from vertical, or the
front of the fixture is shielded such that no portion of the light bulb extends
below the bottom edge of an external shield. Flood lights and display lights
shall be positioned such that any such fixture located within fifty feet (50')
of a public street right -of -way is mounted and aimed perpendicular to the
right -of -way, with a side -to -side horizontal aiming tolerance not to exceed
fifteen (15) degrees from perpendicular to the right -of -way. Nothing in this
section shall be construed so as to allow any fixture that cause excessive
glare to be visible from any right -of -way (see Exhibit 1).
3) All wall fixtures, including wall packs, shall be cutoff fixtures.
4) Service connections for all freestanding fixtures in non- single - family areas
shall be installed underground. The applicability of this provision may be
reviewed on an individual basis.
5) All light fixtures installed by public agencies, their agents, or contractors for
the purpose of illuminating public streets -shall use-the -standard provided by "
the IES for road lighting, and are otherwise exempt from these regulations.
6) No wood poles may be used for any freestanding fixtures. The applicability
of this provision may be reviewed on an individual basis.
3. Agricultural and Other Residential Districts
The provisions of Section D of these regulations do not apply to properties located
within AG, RE, RS, RD, and RTH zoning districts.
E. — Parking Lot Lighting
1) Other than flood lights and flood lamps, all outdoor area and parking lot lighting
fixtures of more than 2,000 lumens shall be cutoff fixtures, or comply with
subsection (3) below, and shall be subject to the requirements of Section D.
2) The mounting height of all parking lot lighting shall not exceed thirty (30) feet
above finished grade. The applicability of this provision may be reviewed on an
individual basis.
3) All non -cutoff fixture open - bottom lights shall be equipped with full cutoff
fixture shields that reduce glare and limit uplight.
F. - Outdoor Sports Field /Outdoor Performance Area Lighting
The hours of operation for the lighting system for any game or event shall not exceed two
hours after the end of the event.
G. - Sign Lighting
Lighting fixtures illuminating signs shall be aimed and shielded so that direct
illumination is focused exclusively on the sign, The lighting of any signs must also
comply with the Owasso Sign Ordinance.
H. - Lighting of Commercial Buildings and Landscaping
Lighting fixtures shall be selected, located, aimed, and shielded so that direct illumination
is focused exclusively on the building fagade, plantings, and other intended site features
and away from adjoining properties and the public street right -of -way. Ornamental and
decorative accent lighting fixtures will be considered on an individual basis.
L — Site Plans
The applicant for any site plan approval required for work involving outdoor lighting
shall submit documentation at time of site plan submission that the proposed lighting plan
complies with the provisions of this Code. - -The site plan must include a "point =by= point "
footcandle array in a printout format indicating the location and aiming of illuminating
devices. The printout shall indicate compliance with the maximum maintained
footcandles required by this Code.
The Community Development Director or his /her designee may require a photometric
plan for the development, that shall contain, but not be limited to the following, all or part
of which may be part of or in addition to the information required elsewhere in this Code:
Description of the illuminating devices, fixtures, lamps, supports, reflectors, poles, raised
foundations and other devices (including but not limited to manufacturers or electric
utility catalog specification sheets and/or drawings, and photometric report indicating
fixture classification [cutoff fixture, wall pack, flood light, etc.]).
J. — Searchlights
Searchlights shall require a separate permit. If granted, such permit shall not be valid for
duration longer than 48 hours on a specific property, and such permit shall not be granted
more than two times in one year. Searchlights shall not be permitted inside residential
areas.
K - Nonconformities
Any lights existing prior to the adoption of this ordinance are considered legal and non-
conforming. Any new outside light fixtures placed upon properties within Owasso must
meet the requirements of this ordinance.
L. - Severability
All laws and clauses of laws in conflict herewith are hereby repealed to the extent of said
conflict. If this ordinance or application thereof to any person or circumstance is held
invalid, such invalidity shall not affect other provisions or applications of the ordinance
that can be given separate effect and to this end the provisions of this ordinance are
declared to be severable. In addition, all lighting fixtures will conform to all other
applicable codes and regulations of the City of Owasso.
M. — Penalty
Violation of this ordinance shall be considered a Class "C" violation of the Owasso Code
of Ordinances, provided for in Part 1 (General Provisions), Section 1 -108C. Unless after
the date hereof a different penalty is provided, any person convicted of violating this
ordinance shall be punished by a fine of not more than Two Hundred Dollars ($200.00)
excluding costs.
QUESTIONNAIRE OF ISSUES
Outdoor Lighting Ordinance Steering Committee
1. Should the City of Owasso regulate parking lot lights?
Yes No
2. Should the City of Owasso set a maximum foot - candle standard for light
at the property line of commercial uses adjacent to residential uses?
Yes No
3. Should the City of Owasso require that all outdoor lamps and bulbs on
commercial properties be shielded from all adjacent properties and
rights -of -way?
Yes No
4. Should the City of Owasso set a minimum foot- candle standard for light
along sidewalks of commercial uses?
Yes No
5. Should the City of Owasso set a maximum fixture height for outdoor
lights on commercial properties?
Yes No
6. Should the City of Owasso regulate flood lights and wall packs?
Yes No
7. Should the City of Owasso require that all flood lights and wall packs be
shielded so that the lamp is not visible at the property line?
Yes No
8. Should the City of Owasso require that photometric plans accompany all
site plans for new commercial construction?
Yes No
9. Should the City of Owasso regulate outdoor lights in public parks?
Yes No
10. Should the City of Owasso set a shut -off time for outdoor lights in public
parks?
Yes No
11. Should the City of Owasso set a maximum fixture height for outdoor
lights in public parks?
Yes No
12. Should the City of Owasso require that all outdoor lamps and bulbs in
public parks be shielded from all adjacent properties and rights -of -way?
Yes No
13. Should the City of Owasso regulate streetlights?
Yes No
14. Should the City of Owasso offer incentives for developers to install
decorative streetlights?
Yes No
15. Should the City of Owasso require minimum foot - candle standards for
residential intersections?
Yes No
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PROPOSED OUTDOOR
LIGHTING ORDINANCE
t 5
yea m'Mn
Existing Regulations
• Parking lot lighting shall be
by constant light and shall
be arranged to direct the
light away from residential
districts (zoning section 1120.j.).
Process Used to Develop
Ordinance
1. The Committee's charge —
To research and recommend
outdoor lighting standards
for the City of Owasso
1
Process Used to Develop
Ordinance
2. Examine and discuss
apparent examples of
inadequate or excessive
lighting that already exist in
Owasso
Current outdoor lighting
examples in Owasso
• Parking Lot Lights
• Streetlights
• Outdoor sports lights
• Landscaping lights
• Floodlights
Process Used to Develop
Ordinance
3. Examine Existing Lighting
Ordinances from other
cities
RA
Examine Other Cities'
Ordinances
• Prepare spreadsheet that
explains lighting standards
from 14 other cities
Process Used to Develop
Ordinance
4. Tour the Owasso
Community and inventory
different types, intensities,
and situations of lights
3
I
r
T
rm
i.
• 1�KOHLSF�
;1f ru�nwaic. =';
Li
Process Used to Develop
Ordinance
5. Meet with AEP -PSO
- - representative about -
considerations for lighting
standards, uses, costs, and
availability
11
Process Used to Develop
Ordinance
6. List and discuss the whole
range of issues related to
outdoor lighting, in
preparation for drafting
proposed regulations
Issues Related to Outdoor
Lighting
• Parking Lot Lights
• Protection of residential
areas from commercial
lights
• Protection of rights -of -way
from commercial lights
Issues Related to Outdoor
Lighting
• Lighting for sidewalk safety
• Maximum fixture heights
.....- ..... .
• Flood lights and wall packs
• Photometric plans
• Lighting in public parks
9
Issues Related to Outdoor
Lighting
• Shut -off times for
recreational lighting
• Regulations for streetlights
Process Used to Develop
Ordinance
7. Draft and revise proposed
ordinance
Purpose of the Ordinance
• To provide the minimum
lighting necessary to ensure
adequate safety, night
vision, and comfort;
10
Purpose of the Ordinance
• To provide maximum light
levels so as not to create or
cause glare onto nearby
properties and public street
rights -of -way; and to
minimize uplight.
Proposed Standards for Non-
residential Outdoor Lighting
• Maximum light level of 0.5
foot candles at property line
between commercial and
residential properties
Proposed Standards for Non-
residential Outdoor Lighting
• Flood lights must be
shielded or aimed down at
least 45 degrees from
vertical
11
Proposed Standards for Non-
residential Outdoor Lighting
• All wall fixtures, including
wall packs, must be cutoff
fixtures
• Service connections must
be underground
• No wood poles
Proposed Standards for
Multi - Family Outdoor Lighting
• Maximum light level of 0.5
footcandles atproperty line
between multi - family and
single - family properties
12
Proposed Standards for
Multi - Family Outdoor Lighting
• Flood lights must be
shielded or aimed down at
least 45 degrees from
vertical
Proposed Standards for
Multi - Family Outdoor Lighting
• All wall fixtures, including
wall packs, must be cutoff
fixtures
• Service connections must
be underground
• No wood poles
Proposed Standards for
Multi - Family Outdoor Lighting
• Minimum light level of 0.7
foot candles in parking lot
a,
Proposed Standards for
Parking Lot Lighting .
• Parking lot lighting with
more than 2,000 lumens
shall be cut -off fixtures or
shielded
• 30 feet maximum parking lot
lighting height
Proposed Standards for
Sports Field /Performance
Area Lighting
• Lights shall not be left on for
more than two hours after
the event
Proposed Standards for Sign,
Building, and Lanscape Lighting
• Lighting fixtures shall be
selected, located, aimed,
and shielded so that direct
illumination is focused
exclusively on the intended
feature
14
Proposed Site Plan Standards
• Site plans must include a
point -by -point footcandle array
• Photometric plans must
describe fixtures, lamps,
supports, reflectors, poles, and
raised foundations
Proposed Searchlight
Standards
• Searchlights must be
permitted
• Permits valid for 48 hours,
twice per year
• Permits not allowed in
residential areas
Nonconformities
• Any lights existing prior to
the adoption of the
ordinance are considered
legal and non - conforming
• Any new outside light
fixtures must conform to
ordinance
15
16
Id1�u ITf 7; _ ►7i�1i 1
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CITY PLANNER
SUBJECT: SITE PLAN CHECKLIST
DATE: March 7, 2005
BACKGROUND
At the February 7, 2005 Planning Commission meeting a decision was made by the Commission
to update the current Site Plan Check Checklist. The Community Development Department has
since met with the Owasso Technical Advisory Committee, members of the engineering
community, and local builders and developers to aide in the development of a new and
comprehensive Site Plan Checklist
PURPOSE:
This proposed resolution establishes minimum requirements for sit plans submitted to the Owasso
Planning Commission for review and approval.
SITE PLAN REQUIREMENTS:
The current Site Plan Checklist is not in line with the codes provisions. Section 660.3 of the code
states: "The Sit Plan Shall Contain:
a) Proposed location of uses, including off - street parking design and layout (see Chapter
11 for minimum required dimensions and design standards) open spaces and public
uses:
b)- _Location, height, and size of buildings and other structures.
c) Proposed location of all existing or proposed site improvements including curb lines,
curb cuts and their radii, neighboring curb cuts, drains, culverts, retaining walls and
fences;
d) Internal public and private vehicular and pedestrian circulation;
e) Proposed location and development of buffer areas, screening and landscaping;
fl The intensity of uses expressed in floor area, allocated to each identifiable segment to
the development;
g) A communication of lot area, building floor area, and building coverage for each type
of proposed use;
h) Proposed location, height, and size of any ground sign;
i) Sufficient surrounding area to demonstrate the relationship of the development to
adjoining areas, treed areas, slope analysis and soil analysis;
j) An explanation of the character of the development;
k) Off - street parking shall be required for all commercial zones, including CH. Adequate
offsite off - street parking may be provided for CH tracts within a 1000 foot radius."
By revisiting the site plan review process and updating the current site plan checklist we can
ensure better communication between the customer and the staff. A copy of the proposed
resolution is attached.
RECOMMENDATION:
Staff has already begun implementing the new checklist. Staff recommends the Planning
Commission monitor the appropriateness of the new site plan checklist, with the intention of
considering the checklist at the May 9, 2005 Planning Commission Meeting.
ATTACM4ENTS
1. Site Plan Checklist
Resolution No. 05-01
Purpose: This Resolution establishes minimum requirements for site plans submitted to the
Owasso Planning Commission for review and approval.
SITE PLAN REQUIREMENTS:
➢ Date, Indication of the scale (Minimum Scale 1" =100', 1 " =20' preferred), bar scale,
north arrow and location map (does not have to be drawn to scale).
➢ Site plans are to be laid out such that the entire site is shown on a single sheet (as long as
the scale does not exceed I "= 100'). Plans are to be submitted on bond paper no larger
than 24 "x 36" in size (unless specifically requested by staff) and in such quantity as
determined by City staff.
➢ Sufficient surrounding area to demonstrate the relationship of the development to
adjacent uses, both existing and proposed based on topographic and/or ALTA survey or
previously approved site plan. The base information should include, but not be limited
to, the existing topographic character of site including trees, mass vegetation, wetland
delineation, etc., extending onto adjacent property a minimum of 40 feet.
➢ Location of all floodplain boundaries and notation of FEMA Flood Insurance Rate Map
(FIRM) with which the site is associated.
➢ Location and size of existing water, sanitary sewer, stormwater systems, natural gas,
telephone, cable, electric and any other utility adjacent to or proposed to serve the site.
➢ Location and dimensions of required building setbacks, landscape setbacks and \or
easements.
➢ Zoning and land uses of all adjacent properties.
➢ Location and size of all existing and proposed parking areas including driving,
maneuvering lanes, and loading areas or berths.
➢ The location and dimension of all existing and proposed curb lines, driveways and
neighboring street intersections within 150' of project.
➢ The location of all existing and proposed stone water conveyance structures.
➢ Proposed stormwater detention facilities and structures.
➢ Outdoor Lighting Plan (upon adoption of Outdoor Lighting Ordinance)
Included on the site plan or as a separate sheet, if necessary, locate all illuminating
devices and include a description of each device, fixture, lamp, support, reflector,
pole, foundation/footing and other device (including but not limited to manufacturers
or electric utility catalog specification sheets). There should also be a table included
on the plan that indicates the fixture classification (i.e. cutoff fixture, wall pack, flood
light, etc.).
For projects that will likely impact nearby residential developments, a photometric
plan (a point -by -point footcandle array in a printout format indicating the location and
aiming of illuminating devices) will be required.
➢ Show and/or dimension the following information:
• Existing and Proposed Right -of -way and easements should be shown and
dimensioned.
• Parcel/Lot Dimensions. (Tie to street monument)
• Existing and proposed rights -of -way improvements (curb /gutter /sidewalk/driveways).
• Driveway locations and widths.
• Existing and proposed street names and classifications.
• Existing and proposed driveways along with size of drive.
• Raised islands, existing and proposed traffic signals and other traffic control devices.
➢ The following information on all existing and proposed buildings and structures:
• Location
• Dimension and square footage.
• Building height.
• Proposed building finished floor elevation
• Dimension building(s) to property lines and distances between buildings
• Label each building with the proposed use
➢ Pedestrian walkways or sidewalks including curb ramps where required.
➢ Location and length of queuing areas for drive through service areas.
➢ Location of proposed retaining walls (include detail and cross - section).
➢ Show and label screening/buffering from adjacent Residential uses.
➢ Trash enclosure (include detail).
ocation, height and material of fences.
➢ Location, height, size, and type of any proposed ground sign (add note that signs are
approved by separate permit).
➢ Show all phases of development for each lot /site plan (if applicable).
➢ Location of all planned landscape areas.
➢ Plan data table including the following information:
• Site Area (Gross and Net)
• Gross Building Area
• Percent of Lot Coverage (show calculation)
• Parking Required and Provided (including ADA accessible)
➢ Provide narrative statement explaining the character of the development (i.e. eating place,
convenience goods, intensive outdoor recreation, etc.