HomeMy WebLinkAbout2005.04.11_Planning Commission AgendaOWASSO PLANNING COMMISSION
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PUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING: Regular
DATE:
April 11, 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 ed at the north entrance to City Hall
at 2:00 PM on March 28, 2005 !%
i
Chip McCulley, City Planner
OWASSO PLANNING COMMISSION
Monday, April 11, 2005 at 7:00 PM
Old Central
109 North Birch
AGENDA
1. Call to Order
2. Roll Call
Approval of Minutes from the March 7, 2005 Regular Meeting.
4. OZ 05 -01— A request to review and approve a rezoning of 166.23 acres from AG
(Agricultural District), RS (Tulsa County Residential), and FD (Flood District) to
RS -3 (Residential Single - Family District) located on the south side of E. 76h St.
N., '/� mile east of N. 129h E. Ave.
5. OPUD 05 -01— A request to review and approve of a Planned Unit Development
(PUD) involving 166.23 acres. The property is located on the south side of E 76h
St. N.. '/2 mile east of N. 129th E. Ave.
6. Easement Closure- Smith Farm Marketplace - A request to review and
approve an easement closure on the northeast comer of The Smith Farm
Marketplace, located on the west half of section 20, northwest of the Owasso
Expressway, east of Garnett.
7. Final Plat-Tyann Plaza III — A request to review and approve a final plat
proposing one (1) lot, on approximately 1.79 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.
8. Final Plat- Center West — A request to review and approve a final plat proposing
one (1) lot, on approximately 0.85 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 just east of Tyann Plaza III.
9. Site Plan - Center West — A request to review and approve a site plan proposing a
5,400 ft2 commercial facility on 0.85 acres of property located southeast of the
Owasso Expressway and E. 96 ST. N. interchange, on the north side of the service
road just east of Tyann Plaza III.
10. Consideration and appropriate action relating to a request to recommend that the
City Council adopt the Owasso Outdoor Lighting Ordinance.
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.
14. Adjournment.
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, March 7, 2005
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS PRESENT
Ray Haynes
Marilyn Hinkle
Dale Prevett
Kevin Vanover
MEMBERS ABSENT
Duane Coppick
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 February 28,
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 FEBRUARY 7,2005 REGULAR
MEETING - The Commission reviewed the minutes of February 7, 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
Dale Prevett - Recuse
The motion carried 3 -0.
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 corner of Section 17 just east of N. Garnett on the east side of Sawgrass I.
Chairperson Haynes presented the item and Chip McCulley gave the staff report. The
property location was described and surrounding land use was discussed. The developer is
proposing 96 lots on 26.15 acres zoned RS -3. The Owasso Technical Advisory Committee
reviewed the final plat at the February 23, 2005 meeting. The plat was approved 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."
Staff recommends approval with the above conditions.
T
OWASSO PLANNING COMMISSION
March 7, 2005
Page No. 2
i
Ray Haynes moved to approve the final plat subject to the above TAC and Staff
recommendations. The motion was seconded by Kevin Vanover. A vote on the motion was
recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Dale Prevett - Yes
The motion carried 4 -0.
5. 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`h E Ave and E. 85`h St.
The Chairperson presented the item and Chip McCulley gave the staff report. 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 the February 23, 2005 meeting and had the
following recommendations:
1. Install a 4' sidewalk on the west side of the building.
2. Ensure 16' vehicular clearance on the east access of the building.
Staff recommends approval with the above recommendations. The location of the trash
poly carts was discussed.
Dale Prevett moved to approve the site plan subject to the TAC and Staff recommendations.
The motion was seconded by Marilyn Hinkle. A vote on the motion was recorded as
follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Dale Prevett - Yes
The motion carried 4 -0.
6. Site Plan — Red Robin — A request to review and approve a site plan proposing a 7.499 sq
ft restaurant on 1.829 acres of property located on the southeast corner of the Smith Farm
Marketplace.
Chip McCulley presented the staff report and described the location of the property. The
subject property is zoned CS (Commercial Shopping District). The site plan review process
was described. The applicant is requesting this review in order to construct a 7,499 sq ft
restaurant on one 1.829 acre tract. The Owasso Technical Advisory Committee reviewed
the final plat at the February 23, 2005 meeting. No concerns were expressed. Staff
I " I 1
OWASSO PLANNING COMMISSION
March 7, 2005
Page No. 3
recommends approval of the Red Robin Site Plan as submitted.
Ray Haynes moved to approve the site plan. The motion was seconded by Kevin Vanover.
A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Dale Prevett - Yes
The motion carried 4 -0.
7. Site Plan — Lone Star Steakhouse— A request to review and approve a site plan
proposing a 6,575 sq ft restaurant on 1.59 acres of property located on the southeast
corner of the Smith Farm Marketplace.
The Chair introduced the case and Chip presented the item. The site plan process was
described. The applicant is requesting this review in order to facilitate a 6,575 sq ft
restaurant on one 1.59 acre tract. The property is zoned CS (Commercial Shopping
District). The Owasso Technical Advisory Committee, reviewed the request at their
February 23, 2005 meeting. The following suggestions were made:
1. Reconsider the location and design of trash enclosures.
2. Submit light plan.
Staff recommends approval without conditions. A brief discussion was held regarding the
location and design of the trash enclosures. A representative from Khoury Engineering
explained there will not be vehicles parked in the spaces that front the trash enclosure due to
the early morning trash pick up.
Ray Haynes moved to approve the site plan, Dale Prevett seconded the motion. A vote on
the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Dale Prevett - Yes
The motion carried 4 -0.
8. Site Plan — Rejoice Christian School — A request to review and approve a site plan
proposing a 3,456 sq ft educational facility on .373 acres of property located at the
northwest comer of E. 106`h St. N. and the Owasso Expressway.
Chairperson Haynes introduced the item. The development process was described. The
applicant is requesting this review in order to construct a 3.459 sq ft educational facility on
.373 acres. The property is zoned OM (Office Medium). The Owasso Technical Advisory
Committee reviewed the final plat at their February 23, 2005 regular meeting. The
following TAC recommendations were addressed:
it
1
OWASSO PLANNING COMMISSION
March 7, 2005
Page No. 4
1. Submit overall drainage plan for staff review.
2. Provide fire protection for new and existing structures.
The Administrator of the school was present to address concerns. Chairperson Haynes had
several questions regarding the septic system presently being used and if it was capable of
accepting additional usage.
Ray Haynes moved to approve the site plan subject to the above recommendations. Also
per the agreement made at the time of annexation, any additional temporary structures are to
be connected to the City of Owasso sewer system. Kevin Vanover seconded the motion. A
vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Dale Prevett — Yes
The motion carved 4 -0.
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 — Dale Prevett 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
Dale Prevett - Yes
i
OWASSO PLANNING COMMISSION
March 7, 2005
Page No. 5
The motion carried 4 -0 and the meeting was adjourned at 8:40 PM.
Chairperson
Secretary
Date
MEMORANDUM
TO:
PLANNING COMMISSION
CITY OF OWASSO
FROM:
CHIP MCCULLEY
CITY PLANNER
SUBJECT:
OPUD 05-01 AND OZ 05-01
DATE:
March 21, 2005
BACKGROUND:
The City of Owasso has received a request for the approval of a Planned Unit Development
(PUD) involving 166.23 acres. The property is located on the south side of East 76th Street
North, '/2 mile west of North 129th East Avenue. The proposed OPUD 05 -01 will take the
underlying RS -3 zoning designation to guide the development of single - family homes.
The applicant is also proposing to rezone the subject property from AG (Agricultural District) to
RS -3 (Residential Single - Family District) with the intention of developing a residential
subdivision. A general area map and a complete legal description of the property have been
attached for your information and review.
Existing Zoning Designation: AG
Proposed Zoning Designation: RS -3
The subject property is currently undeveloped and is used for agricultural purposes. Properties
to the north, east and west of the site are used for single - family residential purposes. Property to
the south is undeveloped.
The subject property is currently zoned for AG (Agricultural). Land to the north, east and west
is zoned RS (Tulsa County- Residential Single- Family). Property to the south is zoned AG
(Agriculture).
ZONING HISTORY
In November, 2003 the Owasso City Council approved annexation of the subject property.
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.
LEGAL PLANNING CONSIDERATIONS OF PUDS ALLOWED BY CODE:
USES PERMITTED — The Owasso Zoning Code allows for all types of residential uses and 29
types of commercial uses within a residential planned unit development. The applicant requests
only one use — single - family residential.
BULK AND AREA REQUIREMENTS — The Owasso Zoning Code allows one dwelling unit
per 8,400 square feet in an RS -3 PUD. This requirement would allow up to 862 dwelling units
on the 166.28 acres. The applicant requests 500 dwelling units.
Within an RS -3 PUD, the minimum allowable lot size requirement is 800 square feet, and the
minimum allowable lot width is 20 feet. The applicant requests a minimum lot size of 5,000
square feet and a minimum lot width of 50 feet.
BUILDING HEIGHT AND YARDS — There is no set maximum building height or minimum
yard size set by the Owasso Zoning Code. The applicant requests a maximum building height of
two stories and a minimum rear yard size of 15 feet and minimum side yard size of 5 / 5 feet or
0 / 10 feet.
ANALYSIS:
OPUD 05 -01 (Crown Colony II) is a proposed planned unit development (PUD) comprised of
166.28 acres. The development concept behind the Crown Colony H PUD is residential. The
applicant/owners of the property intend only to develop single family residential homes on the
subject site.
The subject PUD application is part of a continuance of direction in the overall development
scheme for the area. As the market has evolved, the property owners feel it is appropriate and
feasible to develop the area for residential purposes, as prescribed by the Master Land Use Plans
of both Tulsa County and the City of Owasso. The staff concurs that a residential development
would be consistent with the development pattern taking hold in east Owasso and this pattern of
growth is compatible with the Owasso 2015 Land Use Master Plan.
According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on
any PUD application and determine the following:
1. Whether the PUD is consistent with the Comprehensive Plan.
2. Whether the PUD is in harmony with the existing and expected development of surrounding
areas.
3. Whether the PUD is a unified treatment of the development possibilities of the project site.
4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance.
a. To permit innovative land development while maintaining appropriate limitation on
the character and intensity of use assuring compatibility with adjoining and
proximate properties;
b. To permit flexibility within the development to best utilize the unique physical
features of the particular site;
c. To provide and preserve meaningful open space; and
d. To achieve a continuity of function and design within the development_
COMPREHENSIVE PLAN CONSISTENCY:
The Owasso 2015 Land Use Master Plan identifies the subject property and its surroundings as
having a future land use of residential. As previously stated it is the desire of the
applicants/owners to develop the area for residential single - family use.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT:
The 76'h Street North corridor has been identified as a non - commercial corridor west of North
119th East Avenue. Again, this PUD proposes a residential component that is part of a
development concept for the area that calls for single - family development. Similar residential
developments along 76`s Street North have developed, such as Crown Colony.
FUTURE PLANNING ISSUES:
Future planning issues must still be considered if the PUD is approved. If approved, the
applicant must submit a preliminary plat, infrastructure plans, and a final plat that must be
approved by the City of Owasso.
A property owners' association is proposed and at the platting stage of the development, detailed
covenants and restrictions incorporating all conditions of the PUD will be submitted.
Sidewalks will be required along all public right -of -ways associated with the subject property.
Perimeter sidewalks must be installed at the time of overall development, while the internal
walks may be constructed as individual lots are developed.
The applicant has identified the terrain of the area as relatively flat terrain. The existing soils on
the site would appear to create no unusual development problems that are not typically
encountered in development in and around the City of Owasso. On -site detention is required and
will be further defined at the platting stage.
Any future development on the property will be served water and sanitary sewer by the City of
Owasso.
The staff published legal notice of the PUD request in the March 17, 2005 edition of the Owasso
Reporter and mailed notices to property owners within a 300' radius of the subject property. To
date, the staff has received oral opposition from one person concerning the request.
,I
The staff recommends approval of OZ 05 -01
The staff recommends approval of OPUD 05 -01.
ATTACHEMENTS:
1. General Area Map
2. OZ 05 -01 Application
3. OPUD 05 -01 Development Outline Plan
4. Legal Notice
5. OPUD 05 -01 Application
W
Owasso Community
Development Department
111 N. Main St.
Owasso, OK74055
918.376.1500
918.376.1597
www.cityofowasso.com
66 ACRES/
OPUD 05 -01
CROWN COLONY II
AC
M UL 11, 2M
f
OPUD-
CITY OF OWASSO
P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997
PLANNED UNIT DEVELOPEMNT
APPLICATION
GENERAL INFORMATION:
GENERALLOCATION_13500 E. 76th St. N.
PRESENT ZONING RS -3 & AG PRESENT USE Vacant Lnnd
NO. OF UNITS 55n ACRES 166.28 (approx)
LEGAL DESCRIPTION OF LAND UNDER APPLICATION (If by metes and bounds, attach plat of survey)
See Attached Exhibit A
Name and Address of Record Owner
Name of person to be
As applicant, what is your interest in this property? I Mailing Address
❑X Present Owner ❑Agent for Owner P 0 Box 1013
❑Purchaser ❑Other
❑Attorney for Owner n..,., � — nv 7 h n � q
Phone
I DO HEREBY CERTIFY THAT HEREIN AS I IS COMPLETE, AU RATE 7 L$ • i
Please submit the completed application form and application fee along with a Certified 300' Radius Report
(available from an Abstract Company) to the Owasso City Planner on or before the Planning Commission
submittal deadline as shown on the official City of Owasso calendar. The applicant and /or the applicant's
consultant should attend the Planning Commission meetings at which the Rezoning will be reviewed.
Fee Schedule
Submittal Requirements
0- 0.99 acres
$75
Topographic Map
1- 4.99 acres
100
Outline Development Plan
5 -19.99 acres
150
Outline Development Text
20 + acres.
200
300' Radius Report
TAC MEETING DATE
SUBMITTAL DATE
FEE RECEIPT NUMBER
OPC MEETING DATE
ZONING DISTRICT
APPROVED DENIED
TABLE OF CONTENTS
Development Concept .............. ............................... 3
Statistical Summary ................ ............................... 4
Development Standards ............ ............................... 5
Homeowners' Association ........ . .. ............................... 6
Platting Requirements ............... ............................... 7
Site Plan Review ................... ............................... 7
Expected Schedule of Development ... ............................... 7
Maps:
Site Analysis
Underlying Zoning
2
DEVELOPMENT CONCEPT
Crown Colony II is a proposed planned unit development (PUD) comprised of
approximately One Hundred Sixty -Six (166) acres in Southeast Owasso, Oklahoma. The
property is located at 13500 East 76`h Street North. The site is characterized by flat and
gently rolling terrain. The existing soils on the site create no unusual development
problems that are not commonly encountered in most other area developments. Overall,
this site has excellent development possibilities.
The development is a single family residential development bordered by two subdivisions
as well as a few undeveloped tracts. Many prospective residents in today's marketplace
desire smaller, well- maintained yards along with nice homes on smaller lots while others
desire more conventional city lots. This development concept will allow both types of
homes to be developed in a manner that is consistent and well- designed.
STATISTICAL SUMMARY
Project Area + 166.28 gross acres
➢ Residential + 166.28 gross acres
Maximum Dwelling Units Allowed by Code: 862 DU's
Maximum Dwelling Units Requested: 550 DU's
DEVELOPMENT AREA
RESIDENTIAL:
Single - Family Detached
➢ Total Area: + 166.28 gross acres
Requested Number of Dwelling Units: 550
DEVELOPMENT STANDARDS
Single - Family Detached Homesites:
Single- family detached structures inte
• Permitted Uses
• Minimum Lot Size
• Maximum Building Height
ided for individual lot ownership.
As permitted within RS -3 District,
By right or special exception
5,000 sq. ft.
2 stories
➢ Minimum Front Yard if Abutting
Public Street
➢ Corner Lot Minimum Side Yard
Abutting Public /Private Street
➢ Minimum Lot Frontage*
➢ Minimum Lot Depth
➢ Minimum Rear Yard
➢ Minimum Side Yard
20 ft.
15 ft.
50 ft.
100 ft.
15 ft.
5 /5ft. or0 /10 ft.
* Cul -de -sac and pie shaped lots may have less than minimum frontage measured at
building lines.
Other Requirements:
It is intended that a preliminary and final plat will be submitted for the residential
development areas that are consistent with the concepts and development standards set
forth above. Additional requirements or modifications may be established by the city of
Owasso Planning Commission and the Owasso City Council pursuant to their review.
5
HOMEOWNERS' ASSOCIATION
The Homeowners' Association to be established will be responsible for the maintenance
of the detention area, landscaped entrances, and all other landscaped buffers and islands,
if any. These areas are to be created by the developer and turned over to the Association
for maintenance. In the event the Association fails to maintain these areas in a proper and
safe manner, the City of Owasso will have the right to maintain these areas and assess
each lot. Should payment by any member not occur, the City of Owasso and the
Association will have the right to lien the delinquent member's real property within the
platted area.
Final documents on the Association will be filed in the future which will address rights and
requirements for association members.
PROPOSED PLANNED UNIT DEVELOPMENT
LEGAL DESCRIPTION
LEGAL
THE EAST HALF OF THE NORTHWEST QUARTER (E /2 NW /4) AND THE
SOUTHWEST QUARTER OF THE NORTHEAST QUARTER (SW /4 NE /4) AND THE
WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER (W /2
SE /4 NE /4) AND THE NORTH HALF OF THE NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER (N /2 NW /4 SE /4) AND THE NORTH HALF OF THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER (N /2 NE /4 SWA) OF
SECTION 33, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE I.B. & M., TULSA
COUNTY, OKLAHOMA, ACCORDING TO THE UNITED STATES GOVERNMENT
SURVEY THEREOF.
Iii]
A TRACT OF LAND LOCATED IN THE WEST HALF (W /2) OF THE NORTHWEST
QUARTER (1,TW /4) OF THE NORTHEAST QUARTER (NE /4) OF SECTION THIRTY -
THREE (33), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE FOURTEEN (14) EAST
OF THE INDIAN BASE AND MERIDIAN (I.B.& M.), ACCORDING TO THE U.S.
GOVERNMENT SURVEY, THEREOF, TULSA COUNTY, OKLAHOMA, BEING MORE
PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS, TO -WIT:
BEGINNING AT THE NW CORNER OF THE W12 NW /4 NE /4 OF SEC.33, T -21 -N, R -14 -E,
I.B. &M.; THENCE N 89 °59'48" E ALONG THE NORTH LINE OF SAID W/2 NW /4 NEA A
DISTANCE OF 173.56 FEET; THENCE S 00 °00'12" E A DISTANCE OF 30.00 FEET;
THENCE S 47 036'17" W A DISTANCE OF 177.39 FEET; THENCE S 04 126'44" W A
DISTANCE OF 177.89 FEET; THENCE S 00 °12'58" W A DISTANCE OF 991.44 FEET TO
A POINT ON THE SOUTH LINE OF SAID W/2 NW /4 NEA; THENCE N 89 °58'48" W A
DISTANCE OF 30.00 FEET TO THE SW CORNER OF SAID W/2 NW /4 NE /4; THENCE N
00 012'58" E A DISTANCE OF 1318.39 FEET TO THE POINT OF BEGINNING.
LESS AND EXCEPT
A TRACT OF LAND IN THE NE /4, NW /4 OF SECTION 33, TOWNSHIP 21 NORTH,
RANGE 14 EAST, OF THE I.B. &M., TULSA COUNTY, OKLAHOMA, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NW CORNER OF THE NEA OF THE NW /4 OF SAID SECTION
33; THENCE EAST A DISTANCE OF 15.42' TO THE POINT OF BEGINNING; THENCE S
0 016'13 "W A DISTANCE OF 1043.50'; THENCE N 54 °0'0" E A DISTANCE OF 165.46';
THENCE 131.72' ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 50' AND A
CHORD OF N 54 00'0" E 96.80'; THENCE N 54 °0'0" E A DISTANCE OF 487.26'; THENCE
N 36 052'32" E A DISTANCE OF 51.17'; THENCE N 32 °0'0" E A DISTANCE OF 376.71';
THENCE NORTH A DISTANCE OF 242.52'; THENCE WEST A DISTANCE OF 831.78'
TO THE POINT OF BEGINNING.
PHYSICAL ADDRESS
13500 E 76" STREET NORTH
OWASSO, OK 74055
MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CTI'Y PLANNER
SUBJECT: EASEMENT CLOSURE (Smith Farm Marketplace)
DATE: APRIL 1, 2005
BACKGROUND:
The City of Owasso has received a request to review and approve an easement closure on the
northeast corner of The Smith Farm Marketplace, located on the west half of section 20,
northwest of the Owasso Expressway, east of N Garnett.
HEARING DATE:
Planning Commission, April 11, 2005
EXISTING LAND USE:
The existing 66.23 acre property is developing commercial as Smith Farm Marketplace, zoned CS
(Shopping Center District).
SURROUNDING LAND USE:
The subject property is undeveloped. Surrounding property is zoned CS (Shopping Center District)
and is developing as Smith Farm. Marketplace.
LOCATION
The easement in question is a 36' strip of property along the northern boundary of The Smith
Farm Marketplace.
EASEMENT CLOSURE REVIEW PROCESS
The Easement Closure review process is initiated when a property owner submits a letter
requesting approval from the City of Owasso vacate an easement. The letter is accompanied by
the correct fee, survey drawings and letters from all easement grantees approving the request.
Upon receipt of a complete application city staff will begin reviewing the proposal for compliance
with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications.
The proposed easement closure will then be presented to the Owasso Technical Advisory
Committee (TAC) for review and recommendation. At that meeting utility providers and city
staff are afforded the opportunity to comment on the technical aspects of the request. The TAC
will forward a recommendation to the Planning Commission.
The Owasso Planning Commission will hold a public hearing to determine if the application is
compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The
Planning Commission will forward a recommendation to the City Council.
The Owasso City Council will then determine if the request meets city specifications and approve
or deny the request.
No vacation of a plat or any parts thereof, except by action of the District Court, shall be valid or
impart notice until after the required consent of such platted area is presented to the City Council
and the approval of the Council is entered thereon. All vacations or alterations of a final
approved filed plat shall require the approval of the Planning Commission and City Council and
the filing of a corrected plat, approved deed or accepted easement. Alterations of a plat without
approval shall constitute a violation of these Regulations.
ANALYSIS:
The applicant is requesting this review in order to take appropriate action relating to matters
allowing for the closure of a 6' easement on the Northeast corner of the Smith Farm Marketplace.
As a result of adding the Lane Bryant building on the project, the applicant encroached into a
platted access easement by approximately 6-ft. The access easement is now 30' instead of 36'.
Other than being built over an easement the site meets all Owasso Zoning Code and Subdivision
Regulations including side setbacks. No turning radii will be affected.
The applicant has cleared the requested easement closure with all applicable utility providers. The
utility providers were given the opportunity to assess the necessity of the existing utility easement
as it relates to present and future service levels. Those providers include Oklahoma National Gas,
Southwestern Bell, AEP, City of Owasso, and Cox Communications. It is the consensus of the
utility providers that the closure of this utility easement would not cause a disruption in their
present ability to provide services to the area.
ATTACHMENTS:
1. General Area Map
2. Easement Detail
3. Smith Farm Market Place Site Plan
0
Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
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Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
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Site Plan
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TO: PLANNING COMMLSSION
CITY OF OWASSO
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SUBJECT: FINAL PLAT ( Tyann Plaza IIn
DATE: March 30, 2005
BACKGROUND:
Tyann Plaza, LLC has submitted an application to the Planning Commission for approval of a final
plat for Tyann Plaza III, located south of E. 9e St. N. on the east side of the Owasso
Expressway on the north side of the service road. The applicant wishes to create one lot on 1.79
acres for commercial use. A general area map is attached.
HEARING DATE:
Planning Commission: April 11, 2005
PROPERTY CHARACTERISTICS:
The property is approximately 1.79 acres in size and is zoned CS (Shopping Center District). The
subject property is undeveloped, The property to the north is zoned CS and is undeveloped. Property
to the east and to the south is zoned OM (Medium Intensity Office) and is also undeveloped. The
Owasso Expressway runs along the western border of the property. Waterford Plaza, Walgreen Drug
Store, and Home Depot border the development to the east. An off site stormwater detention center is
adjacent to the southeast.
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 applicant is requesting this review in order to facilitate commercial development on a 1.79
acre tract. The subject property is zoned CS Commercial 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. Since this is a one lot development
there is no preliminary plat required.
Off site stormwater dentition has been provided for this development to the southeast in the storm
water detention center behind Home Depot. 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.
The proposed final plat satisfactorily meets the requirements established in the Owasso Zoning Code.
Necessary utility easements have been established along the parameters of the proposed plat to
accommodate essential utility placement and access.
TECHNICAL ADVISORY COMMITTEE:
The Owasso Technical Advisory Committee reviewed the final plat at the March 30, 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
recommendation was addressed:
Applicant must indicate a continuous 10' utility easement along the east side of the
property.
RECOMMENDATION:
Staff recommends approval of the Tyann Plaza III Final Plat subject to the above condition.
e
ATTACHMENTS:
1. Case Map
2, Final Plat
Owasso community
Development Department
111 N. Main St.
Owasso, OK74055
918.376.1500
918.376.1597
www.cityofowasso.com
E. 96th ST. N
FINAL PLAT
TYANN PLAZA III
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TO: PLANNING COMMLSSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CITY PLANNER
SUBJECT: FINAL PLAT (Tyann Plaza III)
DATE: March 30, 2005
BACKGROUND:
Tyann Plaza, LLC has submitted an application to the Planning Commission for approval of a final
plat for Tyann Plaza Ill, located south of E. 960' St. N. on the east side of the Owasso
Expressway on the north side of the service road. The applicant wishes to create one lot on 1.79
acres for commercial use. A general area map is attached.
HEARING DATE:
Planning Commission: April 11, 2005
PROPERTY CHARACTERISTICS:
The property is approximately 1.79 acres in size and is zoned CS (Shopping Center District). The
subject property is undeveloped. The property to the north is zoned CS and is undeveloped. Property
to the east and to the south is zoned OM (Medium Intensity Office) and is also undeveloped. The
Owasso Expressway runs along the western border of the property. Waterford Plaza, Walgreen Drug
Store, and Home Depot border the development to the east. An off site stormwater detention center is
adjacent to the southeast.
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
MEMORANDUM
TO: PLANNING COMM
CITY OF OWASSO
FROM: CHIP MCCULLEY
CITY PLANNER
SUBJECT: FINAL PLAT (Center West)
DATE: March 30, 2005
BACKGROUND:
96th & 129, LLC has submitted an application to the Planning Commission for approval of a final
plat for Center West, located southeast of the Owasso Expressway and E. 96 ST. N. interchange,
on the north side of the service road just east of Tyann Plaza III. The applicant wishes to create
one lot on 0.85 acres for commercial use. A general area map is attached.
HEARING DATE:
Planning Commission: April 11, 2005
PROPERTY CHARACTERISTICS:
The property is approximately 0.85 acres in size and is zoned CS (Shopping Center District). The
subject property is undeveloped. The property to the north is zoned CS and is undeveloped. Property
to the east and to the south is zoned OM (Medium Intensity Office) and is also undeveloped. The
Owasso Expressway runs along the western border of the property. Waterford Plaza, Walgreen Drug
Store, and Home Depot border the development to the east. An off site stormwater detention center is
adjacent to the southeast.
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 applicant is requesting this review in order to facilitate commercial development on a 0.85
acre tract. The subject property is zoned CS Commercial 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. Since this is a one lot development
there is no preliminary plat required.
Off site stormwater dentition has been provided for this development to the southeast in the storm
water detention center behind Home Depot. 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.
The proposed final plat satisfactorily meets the requirements established in the Owasso Zoning Code.
Necessary utility easements have been established along the parameters of the proposed plat to
accommodate essential utility placement and access.
TECHNICAL ADVISORY COMMTTTEE:
The Owasso Technical Advisory Committee reviewed the final plat at the March 30, 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
recommendation was addressed:
Applicant must show the utility easement of the adjoining property to the east prior to
building permit issuance.
Staff recommends approval of the Center West Final Plat subject to the above condition.
ATTACHMENTS:
1. Case Map
2. Final Plat
Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
UA
E. 96th ST. N
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FINAL PLAT
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MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CITY PLANNER
SUBJECT: SITE PLAN (Center West)
DATE: March 30, 2005
BACKGROUND
960` & 129, LLC has submitted an application to the Planning Commission for the review of the
Center West site plan, proposing a 5,400 ft-2 facility on 0.85 acres of property located southeast of
the Owasso Expressway and E. 96 ST. N. interchange, on the north side of the service road just
east of Tyann Plaza III. The applicant wishes to create one lot on 0.85 acres for commercial use.
A general area map is attached.
HEARING DATE:
Planning Commission: April 11, 2005
PROPERTY CHARACTERISTICS:
The property is approximately 0.85 acres in size and is zoned CS (Shopping Center District). The
subject property is undeveloped. The property to the north is zoned CS and is undeveloped. Property
to the east and to the south is zoned OM (Medium Intensity Office) and is also undeveloped. The
Owasso Expressway runs along the western border of the property. Waterford Plaza, Walgreen Drug
Store, and Home Depot border the development to the east. An off site stormwater detention center is
adjacent to the southeast.
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 SPPE 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 stafly the Technical
Advisory Committee and the Planning Commission.
ANALYSIS:
The applicant is requesting this review in order to facilitate a 5,400 sq ft building on one 0.85 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 Center West 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. 64 parking spaces will be provided (27 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 March 30, 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. At the meeting the committee
recommended approval of the site plan with the following conditions.
1. The applicant must ensure 24' clearance in all drive isles prior to building permit issuance.
2. Show all side walks
3. Coordinate fire hydrant with Fire Marshal prior to building permit issuance.
RECOMMENDATION:
Staff recommends approval of the Center West Site Plan subject to the conditions listed above.
ATTACHMENTS
1. Case map
2. Site plan
Owasso community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
E. 96th ST. N
SITE PLAN
CENTER WEST
W
N
M L11,2
MEMORANDUM
TO: MEMBERS OF THE OWASSO PLANNING COMMISSION
FROM: OUTDOOR LIGHTING STANDARDS COMMITTEE
SUBJECT: REGULATIONS FOR OUTDOOR LIGHTING IN OWASSO
DATE: April 1, 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 REQUIREMENTS:
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
List of Members of the Committee -
Citizen Members
Staff Members
John Herbert
Rick DeAnnond
Tim Johnson
Chip McCulley
Bob Seay
Timothy Rooney
Ken Taylor
Eric Wiles
Kevin Vanover
David Vines
CURRENT CODE REQUIREMENTS:
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
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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 Iist 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 safely, 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.
PUBLIC HEARING:
In order to gauge public feeling and to incorporate citizen comment into the proposed
ordinance, the committee conducted a public hearing on the lighting standards on March
14, 2005. The committee announced the public hearing via the Owasso Reporter, the
City of Owasso website, the City Manager report, and specifically invited local
developers and engineers by mail. At the public hearing, there was no citizen comment.
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.
r
ATTACHMENTS:
1. Proposed ordinance
2. Questionnaire of issues
3. Spreadsheet of lighting regulations from 14 other cities
ORDINANCE No. 809
An ordinance amending the Zoning Code of the City of Owasso, Oklahoma, by
creating Chapter 18, 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 is hereby amended by adding a new section to be codified as
Chapter 18, which Section and subsections to read as follows:
Owasso Zoning Code Chapter 18: 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 fight 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 levels are specified, calculated and measured in footcandles
(FC).
D. - General Standards for Outdoor Lighting.
1. 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.
I. — 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.]).
L — 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.
v
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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MEMORANDUM
TO: PLANNING COMMISSION
CITY OF OWASSO
FROM: CHIP MCCULLEY
CITY PLANNER
SUBJECT: DEVELOPMENT IN AND NEAR OWASSO &
ITEAMS PREVIOSLY FORWARDED TO COUNCIL
DATE: April 4, 2005
DEVELOPMENT IN AND NEAR OWASSO:
➢ A request for annexation and a change of the land use master plan of approximately 40
acres located east of the Owasso Expressway, south of 101' St. N. Currently half of the
property is planned for Commercial and the other half is planned for Residential. The
request is to change the zoning of the subject property to commercial while identifying
various options for protecting the interests of the neighboring residences to the South and
East of the property.
➢ The Falls at Garrett Creek -Final Plat proposing 104 residential lots on 26.09 acres just
east of the Garrett Creek subdivision.
➢ Bridgestone/Firestone Tire and Service Center -Site Plan proposing a 7,610 sq ft facility on
lot 9 of The Smith Farm Marketplace.
➢ The Market at Owasso -Site Plan proposing a 29,952 sq ft commercial shopping facility
located just east of Albertson.
ITEMS PREVIOUSLY FORWARDED TO COUNCIL:
➢ Sawgrass H -Final Plat proposing 96 residential lots on 26.15 acres was unanimously
accepted by the Owasso City Council March 15, 2005
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