HomeMy WebLinkAbout2015.04.13_Planning Commission AgendaRecord Copy
OWASSO PLANNING COMMISSION
April 13, 2015
6:00 PM
PUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING:
Regular
DATE:
April 13, 2015
TIME:
6:00 PM
PLACE:
Old Central
109 North Birch
NOTICE FILED BY:
Marsha Hensley
TITLE:
Assistant City Planner
Filed in the office of the Owasso City Clerk and posted at the north entrance to City
Hall at 3:00 PM on April 9, 2015.
Marsha Hensley, Assistant City Planner
OWASSO PLANNING COMMISSION
Monday, April 13, 2015 at 6:00 PM
Old Central
109 North Birch
AGENDA
1. Call to Order
2. Ftag Salute
3. Roll Call .
4. Presentation of the Character Trait of the Month - Truthfulness
5. Approval of Minutes from the March 9, 2015 Regular Meeting.
6. Preliminary Plat - Abbott Farms - Consideration and appropriate action
related to the request for the review and acceptance of a preliminary plat
proposing one - hundred sixty -six (166) lots on twelve (12) blocks containing
44.29 acres. The subject property is located east of the northeast corner of
East 106th Street North and North Mingo Road.
7. Annexation OA 15 -01 /Rezoning OZ 15 -01 - Consideration and appropriate
action related to the request for the review and acceptance of an annexation
and a rezoning of approximately 2.84 acres in size from AG (Agriculture) to OL
(Office Light) zoning district. The subject property is located at 14401 East
100th Street North.
8. OPUD 15 -01 /Rezoning OZ 15 -02 -The Cottages at Tallgrass Point, Multi
Family Complex - Consideration and appropriate action related to the request
for the review and acceptance of a planned unit development with the
underlying zoning of RM (Residential Multi - family) zoning district. The subject
property is located at the northwest corner of East 86th Street North and North
Mingo Road.
9. Community Development Report
• Report on Monthly Building Permit Activity
• Director's Update
10. Report on Items from the February 25, 2015 TAC Meeting.
• Preliminary Plat - Abbott Farms
• OPUD 15 -01 /OZ 15 -02, The Cottages at Tattgrass Point
11. New Business (New Business is any item of business which could not have been
foreseen at the time of posting of the agenda)
12. Adjournment
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, March 9, 2015
The Owasso Planning Commission met in regular session on Monday, March 9, 2015 at
Old Central per the Notice of Public Meeting and Agenda posted on the City Hall bulletin
board at 4:00 p.m. on March 5, 2015.
ITEM 1. CALL TO ORDER
Dr. Loving called the meeting to order at 6:00 p.m.
ITEM 2. Flag Salute
ITEM 3. Roll Call
PRESENT ABSENT
Dr. Paul Loving
Renee Mowery
Tim Miller
David Vines
Tammy Laakso
A quorum was declared present.
STAFF
Bronce Stephenson
Marsha Hensley
Dewayne Henderson
Karl Fritschen
Dan Salts
Julie Lombardi
ITEM 4. Presentation of the .Character Trait of the Month - Persuasiveness
ITEM 5. Approval of Minutes from February 9, 2015 Regular Meeting.
The Commission reviewed the minutes.
David Vines moved, seconded by Tim Miller, to approve the minutes from the
February 9, 2015 meeting, A vote on the motion was recorded as follows:
YEA: Loving, Mowery, Miller, Vines, Laakso
NAY: None
Motion carried 5 -0.
ITEM 6. Annexation OA 15 -01 - Consideration and appropriate action related to
the request for the review and acceptance of an annexation of
approximately 15,88 acres in size, located at the northwest corner of East
86th Street North and North Mingo Road.
OWASSO PLANNING COMMISSION
March 9, 2015
Page No. 2
Bronce Stephenson presented an overview. The property location was described.
David Vines moved, seconded by Renee Mowery, to approve the above annexation
request.
A vote on the motion was recorded as follows:
YEA: Loving, Mowery, Miller, Vines, Laakso
NAY: None
Motion carried 5 -0,
ITEM 7. Public Hearing - Downtown Overlay District - Consideration and
appropriate action related to the request for the review and
recommendation to the City Council of a draft for a proposed new
overlay district covering the downtown corridor.
Bronce Stephenson presented the item and presented a brief overview. This proposed
overlay district is to develop a basic set of design standards that will help spawn
desirable economic development activity. The proposed overlay covers the area from
3rd Street on the north to 5th Street on the south, the railroad tracks on the west and the
US -169 service road on the east. Bronce presented a slide show depicting desirable
types of development and compatible buildings. Notification letters were sent to all
property owners within the district and within 300' of the area and posted in the Owasso
Reporter. Staff recommends the Planning Commission open the public hearing and
receive input from citizens regarding the overlay. Staff recommends approval of the
Downtown Overlay District,
PUBLIC HEARING WAS OPENED AT 6:25 pm.
Approximately 15 Owasso residents were present. The following comments /questions
were expressed:
Marlin Kerr - 9100 No 102 E Ave - How are we going to help existing business move out?
What are you going to do with the pawn shop, it has done so much for Owasso.
• Bronce affirmed that the overlay doesn't require anybody to move. The overlay
will protect what is there and it will protect the future businesses.
Henry Harker, Jr. - 8 So Atlanta - We need something like this but not at this location.
More planning is needed. There is heavy traffic on 76th Street North and also on Main
Street, Discussion was held on the boundaries of the overlay.
Brant Snap - 10690 E 77th - Loves the concept and is 100% behind the overlay. Wants to
protect our downtown area.
Melody Haves - 404 So Birch St - This part of town has been neglected. There are other
problems that need to be addressed such as the streets. We would like to have
sidewalks. There is a vacant building on 76th St N & Birch that needs to have some code
enforcement. Address the problems of the people that have lived here for years.
OWASSO PLANNING COMMISSION
March 9, 2015
Page No. 3
• Bronce assured her that a Public Works representative would get in touch with her
regarding the streets and sidewalk issue. The Code Enforcement Officer would be
in touch regarding the vacant building.
Troy Wilstead - 11237 E 114 -Feels like it is a great thing. There is a great need for this in
the downtown area.
Mike Mavopoulos -109 W 1 It Ave - When he started his business he bought the lot next to
it in order to expand the business someday. Loves the idea of the overlay but feels like
his hands are tied. Has been told it will be fine to build but needs to know for sure and in
writing.
Bronce stated that Mr. Mayopoulos could expand with a Planned Unit
Development.
Tim Miller stated that he also owns property on Main Street. This overlay will create
value to the community. The city is not trying to stop downtown businesses from
expanding, it will just take a few more steps to achieve.
Donna Rice - 217 W Broadway -The main issue is being skirted around. Fix the streets in
that area.
David Vines explained that nobody is telling you that you can't expand. It will have to be
by the code and a Planned Unit Development. If you are an existing business it is based
on the main part of the building. We will try to help people develop but it might be in a
different way.
PUBLIC HEARING WAS CLOSED AT 7 :20 pm.
At 7 :25 PM a five minute break was taken.
David Vines moved, seconded by Tim Miller, to approve the draft for the proposed new
downtown overlay district and shall submit its recommendation for approval to the
Owasso City Council. The motion is subject to the following:
A change to Item 860.5.7, Section C - Building Setback, The last sentence should
read "All setbacks are at zero, so long as buildings meet all building codes and fire
rating standards
• Updated goals would be to mention bicycle friendly.
A vote on the motion was recorded as follows:
YEA: Loving, Mowery, Miller, Vines, Laakso
NAY: None
Motion carried 5 -0.
ITEM 8. Community Development Report
• Report on Monthly Building Permit Activity.
OWASSO PLANNING COMMISSION
March 9, 2015
Page No. 4
• Director's Update
ITEM 9. Report on Items from the February 25, 2015 TAC meeting.
• Zaxby's Site Plan
ITEM 10. New Business (New Business is any item of business which could not have
been foreseen at the time of posting of the agenda)
ITEM 11. Adiournment - Tammy Laakso moved, seconded by Renee Mowery, to
adjourn the meeting. A vote on the motion was recorded as follows:
YEA: Loving, Miller, Mowery, Vines, Laakso
NAY: None
Motion carried 5 -0 and the meeting was adjourned at 7:56 PM,
Chairperson
Vice Chairperson
TO: The Owasso Planning Commission
FROM: Bronce L. Stephenson
Director of Community Development
SUBJECT: Abbott Farms Preliminary Plat - 9909 E 106th St N
DATE: April 13, 2015
BACKGROUND:
The City of Owasso received an application for review and approval of a preliminary plat for
Abbott Farms. The property is located east of the northeast corner of East 106th Street North and
North Mingo Road and lies between the Owasso Sports Park and railroad tracks.
SURROUNDING ZONING:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
AG
Sports Park
Park
City of
Within PUD?
(Agriculture)
Within Overlay District?
None
Owasso
City of Owasso
PUD 06 04
Storm siren fee of $35 /acre;
Meadowcrest Sanitary
Sewer Relief Area of
$867 /acre
Streets (public or private)
Public Streets
South
Amended
Undeveloped
Transitional
City of
RM, CS
Owasso
East
PUD 19
Sports Park
Park
City of
OM, RD, RS -3
Owasso
RS -3 (Small lot
West
single - family
Residential
Residential
City of
residential
Owasso
SUBJECT PROPERTY /PROJECT DATA:
Property Size
44.29 acres
Current Zoning
RS -3
Proposed Use
Single-family residential
Lots /Blocks
166 lots in 12 blocks
Number of Reserve Areas
1 drainage reserve area
Within PUD?
None
Within Overlay District?
None
Water Provider
City of Owasso
Applicable Paybacks /Fees
Storm siren fee of $35 /acre;
Meadowcrest Sanitary
Sewer Relief Area of
$867 /acre
Streets (public or private)
Public Streets
ANALYSIS:
The preliminary plat for Abbott Farms proposes 166 lots on 44.29 acres, yielding a gross density of
3.46 lots /acre. The property is zoned RS -3 (ordinance 1046), which prescribes minimum lot widths
of 65 feet and lot sizes of 7,000 square feet. All of the proposed lots meet the lot size
requirements of the RS -3 zoning district. The project will employ some traffic calming devices on
some of the longer streets and provide pedestrian connections to the Owasso Sports Park to the
east of the project. The project will be developed in 2 phases; phase I will develop 67 lots and
phase 11 99 lots. Perimeter and interior utility easements are shown on the preliminary plat that will
provide utility companies adequate access to provide and maintain service to the proposed
development. Any development that occurs on the subject property shall adhere to all
subdivision, zoning, and engineering requirements including but not limited to paved streets,
landscaping, and sidewalks. The City of Owasso will provide sanitary sewer service and water.
Detention for the project is proposed to be placed on the Owasso Sports Park property to the
east. This was discussed in several predevelopment meetings as a way to provide detention not
only for Abbott Farms but also to address upstream stormwater issues, particularly in the Hale
Acres addition. This cooperative effort is a "win win" for both the City and the developer, as the
developer can fully maximize his development in terms of lot count and the City addresses a a
problematic stormwater issue. The detention facilities in the park will actually double as soccer
fields, much the same way as the City of Tulsa did when it created detention facilities along
Mingo Creek.
Technical Advisory Committee (TAC):
The Technical Advisory Committee reviewed the preliminary plot for Abbott Farms at their
regularly scheduled meeting on March 25, 2015. The TAC comments are attached with this
memo.
RECOMMENDATION:
Staff recommends Planning Commission approval of the preliminary plat for Abbott Farms.
ATTACHMENTS:
A. Area Map
B. Aerial Map
C. Preliminary Plat for Abbott Farms
D. TAC Comments
Abbott rarms
I" = 1,505 ft Preliminary Plat 04/02/2015
This map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field conditions. To be sure of complete accuracy.
please contact Owasso staff for the most up -to -date information.
Abboft rarms
1 1,505 ft Preliminary Plat 04/02/2015
map represents a visual display of related geographic inbrination. Data provided hereon is not a guarantee of actual field conditions. To he sure of complete accuracy.
se contact Owasso staff for the most up -to -date information_
PRELIMINARY PLAT
ABBOTT FARMS
APRIL 6, 2015
ENGINEER: OWNER /DEVELOPER:
KELLOGG ENGINEERING, INC. 106TH PROPERTIES LLC
3. Preliminary Plat — Abbott Farms
AT &T
e Will be in contact to discuss the need for an easement up the middle islands.
ONG-
Need a regulator site at the southwest corner. There is a high pressure line at
the west end.
David Vines-
Cox -
When addressing the final plat use numeric street names.
Show a pedestrian easement which opens to the Sportspark. Maybe at
Lots 50 & 51 and Lots 33 & 34.
Possibly use Reserve A for an amenity.
G Show fencing requirements in the Deed of Dedication along the eastside
of the property.
Call out on the plat the pedestrian easement "Open to the Public ".
Will be in contact to discuss a few additional easements.
Public Works-
• The radius at the entrances off 106"` St. No. need to be 40'.
• Show the radius of the traffic circles.
• The northern most on Street A needs 150' (maybe an eyebrow).
• Reference all the existing structures such as ponds, creeks, etc.
• Reserve A & B are referenced but can't locate Reserve B.
• Lot numbering is not consistent. Don't break the blocks up.
• Spell check Section 3 in Deed of Dedication.
• Discussed the Meadowcrest sewer line location and payback.
Community Development-
Show some type of traffic calming device such as a speed table or traffic
calming circle at the intersection of:
o Street A & Street C
• Street D & Street G
• Street H & Street L
Show 2 pedestrian easements tieing into the park on the east side. Should
be labeled as COS.
• On the landscape plan show 1 tree per 50 linear feet along 100 Street
North.
Show language for the fence and landscape easement in the covenants and
language stating that it is up to the HOA to maintain.
Show a landscape plan for each entrance with a defined landscape
easement. This should. be referenced in the covenants.
• Show sidewalk along 106th Street North.
Police Dept.
e Has a problem with long straight of ways. Consider traffic calming points.
Fire Dept.-
Chelsea-
e Need to discuss water. Not sure about the flow on the north side.
e No comments.
TO: Owasso Planning Commission
FROM: Bronce L. Stephenson
Director of Community Development
SUBJECT: Annexation (OA- 15 -02) & Rezoning (OZ- 15 -01) - 14401 East I001h Street North
DATE: April 13, 2015
BACKGROUND:
The Community Development Department received a request for annexation and rezoning for
property located at approximately 14401 East 100th Street North. The property contained one
residential structure, but was recently demolished. The property totals 2.84 acres in size and
measures 143 feet along the front and 745.70 feet deep.
SUMMARY TABLE:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
Lots /Blocks
Undeveloped
Transitional
Tulsa County
Within PUD?
Agriculture
Within Overlay District?
N/A
Water Provider
City of Owasso
Applicable Paybacks
Storm siren fee of $35 /acre;
Elm Creek Sewer Payback
fee of $1580 /acre
Streets (public or private)
N/A
South
Fire tation
Developed
Public
East
RE (Residential
Developed
Residential
Rogers
Estates )
Count
West
RE (Residential
Developed
Residential
Tulsa County
Estates
SUBJECT PROPERTY /PROJECT DATA:
Property Size
2.84 acres
Current Zoning
AG (Tulsa County)
Proposed Use
Private School
Lots /Blocks
N/A
Number of Reserve Areas
N/A
Within PUD?
N/A
Within Overlay District?
N/A
Water Provider
City of Owasso
Applicable Paybacks
Storm siren fee of $35 /acre;
Elm Creek Sewer Payback
fee of $1580 /acre
Streets (public or private)
N/A
ANNEXATION AND REZONING REQUEST:
As part of the annexation request the applicant is requesting OL (Office Light) zoning be applied
to the property, which can be done if the proposed zoning conforms to the Land Use Master
Plan. In this case, the Land Use Master Plan calls for transitional uses in this location so applying
OL zoning to the property is appropriate. The annexation committee met on March 25, 2015
regarding the annexation request and It was determined that the City can serve the property
with police, fire, EMS and utilities.
RECOMMENDATION:
Staff recommends approval of the annexation case (OA 15 -02) and rezoning case (OZ 15 -01).
ATTACHMENTS:
1. Area Map
2. Aerial Map
3. Land Use Plan
4. Legal Exhibit
Annexation &
Rezoning
This map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field conditions. To be sure of complete accuracy,
please contact Owasso staff for the most up- to-date information-
map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field conditions. To be sure of complete accuracy.
contact Owasso staff for the most up -to -date information.
TO: The Owasso Planning Commission
FROM: Karl A. Fritschen AICP, RLA
Chief Urban and Long Range Planner
SUBJECT: Planned Unit Development, PUD -15 -01 - The Cottages at Tallgrass Point
PARCEL SIZE: 13.37 acres
CURRENT
ZONING: Agriculture (AG)
DATE: April 13, 2015
BACKGROUND:
The City of Owasso received a Planned Unit Development (PUD) application for review and
approval of a development called The Cottages of Tallgrass Point. The Cottages at Tallgrass
Point development proposes an apartment complex consisting of 266 -units in 18 buildings on
13.37 acres. The subject property is located just to the northwest of the intersection of 86th St. N.
and N. Mingo Rd., across from the Villas at Bailey Ranch Apartments. The applicant also
submitted a concurrent rezoning request with this PUD that would rezone the property from AG
(Agriculture) to RM (Multi - Family Residential), allowing for the development of an apartment
complex. The PUD would essentially act as an overlay and govern the development of the
property. For Multi- family units a PUD is required per the Owasso Zoning Code, Section 410.4
SURROUNDING ZONING:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
AG (Agriculture)
Residential
Transitional
Tulsa County
City of
South
AG (Agriculture)
Undeveloped
Commercial
Owasso
RM /CS (Residential
Commercial
City of
East
Multi - Family and
Apartments
& Transitional
Owasso
Commercial Shopping)
West
AG (Agriculture)
Railroad
Residential I
Tulsa Count
SUBJECT PROPERTY /PROJECT DATA:
Property Size
13.37 acres
Current Zoning
AG (Tulsa Coun
Proposed Use
Apartment Units
Lots /Blocks
1 Lot, 1 Block
Land Use Plan
Transitional and
Commercial
Number of Reserve Areas
N/A
Number of Buildings
7 Residential, 11 Residential
with Garage, 1 Clubhouse
DU /Acre
19.90
Total Building SF
255,326
Within PUD?
N/A
Within Overlay District?
N/A
Water Provider
City of Owasso
Applicable Paybacks
Storm siren fee of $35 /acre;
Ranch Creek Sewer
ay back
Streets (public or private)
N/A
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. Additionally, a PUD
typically produces a higher quality product with better amenities, architecture, landscaping and
buffering.
ANALYSIS:
The property was annexed into the City Limits under ordinance number 1050. The Cottages at
Tallgrass Point development is proposes a 266 -unit apartment complex on 13.37 acres, which
results in a net post development density of 19.9 dwelling units per acre. The apartments are
proposed as low -rise buildings 2 and 3- stories in height with a mixture of one and two- bedroom
units. The proposed PUD identifies two access points, both connecting to Mingo Road. The
northernmost access point will be for emergency access only, while the southern access point
will be full access and gated. Garages are provided for a portion of the units, for a total of 488
spaces for the entire development or 1.83 spaces provided per unit.
The Cottages at Tallgrass Point site will provide a number of amenities for the residents and
includes large areas of open space for recreation. The provided amenities as identified in the
PUD document include: a clubhouse with exercise facilities; a pool and spa: and covered
outdoor barbeque area.
The City of Owasso will provide sanitary sewer and water service to the development. The
subject property falls within the Ranch Creek Sanitary Sewer payback.
If the PUD is approved, the applicant will provide final development plans for administrative
review and approval by City staff. PUD applications presented to the Planning Commission are
for approval of the uses, the overall plan as it relates to the immediate area, and the concept
for the development.
City staff published legal notices of the PUD request in the Owasso Reporter and mailed notices
to property owners within a 300' radius of the subject property,
COMPREHENSIVE PLAN CONSISTENCY:
The Owasso 2025 Land Use Master Plan identifies the subject property and its surroundings as
having transitional, residential, and commercial. The property where the PUD is proposed is
denoted with both transitional and commercial, with the commercial portion occupying
approximately the bottom 1/3 of the tract. Given this, staff believes that the proposed project is
still in conformance with 2030 GrOwasso Land Use Master Plan.
HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT:
This proposal appears to be consistent with the current and expected development of the area.
Apartment complexes are often proposed in areas that are adjacent to single - family residential
developments, with no transitional use buffer in place and there are concerns from neighboring
property owners. However, this proposal places the apartments across the street from an
existing complex, and just north of the hard corner intersection where commercial uses will
eventually locate. Single family homes built on large lots in Tulsa County currently lie to north of
the subject property, but this area is called out for transitional uses on the Land Use Master Plan.
Essentially, the proposed apartment project serves as an effect transitional buffer between the
commercial uses to the south and the single family uses to the north, as the Land Use Plan
prescribes for areas between higher and lower intensity uses. A large overhead power line
easement lies between the apartment structures and the residential properties to the north and
the design of the project incorporates this feature as an effect buffer. Additional plantings in this
area will also serve to augment the buffer and mitigate visual impacts. Development to the east
beyond the railroad tracks is prescribed on the Land Use Plan as commercial.
The proposed development plan calls for 18 total structures plus 1 clubhouse. The dwelling unit
structures will consist of both 2 and 3 story units, with the two story units containing garages on
the ground floor. The architecture has been designed with a mixture of faux stone, hardboard
siding and wood. Landscaping has been provided throughout the development accordance
with the Landscape Ordinance. Trash receptacles have been provided throughout the parking
area. A swimming pool amenity is centrally located in the development and detention will be
placed in the southwest corner of the property.
PLANNING ISSUES:
Future planning issues must still be considered if the PUD is approved. If approved, the applicant
will be required to adhere to all City of Owasso subdivision regulations and engineering
requirements.
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.
As with higher density residential developments, traffic is always a concern. Offsite traffic issues
could impact intersections to the north of the project, as residents will use Mingo to access the
shopping and dining areas to the northeast. The applicant has been asked to perform a traffic
study if the site produces in excess of 200 trips per hour.
TECHNICAL ADVISORY COMMITTEE REVIEW:
This item was taken to the TAC for review on March 25, 2015 and the comments from this
meeting are attached.
RECOMMENDATION:
Recommend to the City Council that The Cottages at Tallgrass Point PUD with underlying zoning of
RM be approved subject to addressing all TAC comments as well as any conditions from the
Planning Commission,
ATTACHMENTS:
A. Area Map
B. Zoning Map
C. The Cottages at Tallgrass Point Outlined Development Plan
D. Renderings
E. TAC Comments
OPUD 15 -01 & OZ 15 -02
1" = 752 ft
43117/2015
map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field conditions. To be sure or complete accuracy,
contact 0,wasso staff for the mast up -to -date information.
OPUD 15 -01 & OZ 15 -02
it me map represents a visual display of related geographic information. Data provided hereon Is not a guarantee of actual field conditions. To be sure of complete accuracy
please contact Owasso staff for the most up-to -date information.
PRESENTED BY:
CASE DEVELOPMENT SERVICES
AND
TABLE OF CONTENTS
March 13, 2015
Page
I.
Cover 1
ii.
Table of Contents 2
I.
Development Concept 3
II.
Development Standards - Area A (Multi - family) 3
III.
Landscaping and Fencing 5
IV.
Signs 5
V.
Access and Circulation 5
VI.
Utilities and Drainage 5
VII.
Site Plan Review 5
VIII.
Platting Requirement 6
IX.
Expected Schedule of Development 6
X.
Legal Descriptions 6
Exhibit A
Conceptual Site Plan
Exhibit B
Development Area / Topo
Exhibit C
Concept Tree Plan
Exhibit D
Conceptual Elevations
Page 2
March 13, 2015
Development Concept
The Tract, which is the subject of this application, located near the intersection of 86th Street North .
and Mingo Road in the City of Owasso, Oklahoma and is hereinafter referred to as the "Tract" or
as the "Site ". The entire Property has approximately 935 feet of frontage on West side of Mingo
Road
This PUD was initiated by Case Development Services in response to the continued strong market
demand in the City of Owasso for upscale luxury apartments. Case and Associates Properties, Inc.
based in Tulsa, Oklahoma, is nationally recognized as a developer of quality apartment
communities and is known for its excellence in management and maintenance and has either
developed or managed more than 30,000 apartment units.
It is proposed that the Tract (13.37 acres) be developed for upscale luxury apartments the
Development Standards for the development area is set forth herein and included herewith is a
graphic depiction (Exhibit "B ") of the proposed development area.
Development Standards
Development of Tract shall be developed in accordance with the Owasso Zoning Ordinance and
the development regulations of the RM (Residential Multifamily District), except as described below:
Land Area:
Permitted Uses:
Minimum Livability Area Per Dwelling Unit:
Minimum Gross Area Per Dwelling Unit:
Maximum Number of Dwelling Units:
Maximum Dwelling Units Per Building:
Maximum Building Coverage:
Page 3
13.37 acres
Multi- family dwellings and
customary accessory uses.
1000 sq. ft.
2000 sq. ft.
270 DU's
24 dwelling units
30% of net lot area
March 13, 2015
Maximum Building Height: 48 ft.
Maximum Building Length: 200 ft.
Maximum Stories: 3
Minimum Building Perimeter Setbacks
From arterial streets (Mingo Road) 85 ft from centerline of street for
two -story (Minimum 25 ft from
edge of ROW).
From other development area boundaries 15 ft.
Minimum Distance Between Buildings: 20 ft.
Minimum Off - street Parking Spaces: 1.5 per One bedroom
2.0 per Two or Three bedroom
Other Bulk and Area Requirements: As established within a RM
District in the Owasso Zoning
Ordinance.
Page 4
March 13, 2015
III. Landscaping and Fencing
Landscaping throughout the planned unit development, shall meet the requirements of Chapter 20
of the Owasso Zoning Ordinance, except as modified herein.
In lieu of internal Parking islands every 15 spaces, an 8ft minimum Building Yard (double that
required in table 20 -2) shall be provided to accommodate the parking landscape trees and bushes,
provided no parking space is more than 20ft from a continuous landscaped area.
Within Development Tract A an opaque screening fence not less than 6 feet in height shall be
provided were adjacent to single family to the North and future commercial to the south as well as
the Railroad to the West. Along the East boundary of Area A, an architectural metal fence with
masonry columns at approximately 50 feet on center and / or walls shall be provided along Mingo
Road with screen accommodated by landscaped berms.
IV. Signs
Signs shall be in compliance with Owasso Zoning Code, provided however, in addition to the realty
sign allowed for the development to be located at the main entrance, within Development Area A,
a wall sign designed as an architectural feature, may be located on the clubhouse identifying the
apartment complex on the East building fagade.
V. Access and Circulation
Vehicular access to and from Development will be provided by two points of access to Mingo Road,
which are intended to be the principal access. The access to the interior drives within Development
tract shall be gated. Entry gate design shall be per the City of Owasso guidelines and shall be
reviewed and approved through the site plan process.
VI. Utilities and Drainage
Utilities are at the site or accessible by customary extension. Storm water detention will be in
accordance with City of Owasso development regulations. All utility and grading construction
documents shall be submitted for reviewed by City for approval.
VII. Site Plan Review
Development may be developed in phases and no building permit shall issue until a detailed site
plan (including landscaping) of the proposed improvements has been submitted to the City and
approved as being in compliance with the development concept and the development standards.
No certificate of occupancy shall issue for a building until the landscaping of the applicable phase
of development has been installed in accordance with a landscaping plan and phasing schedule
submitted to and approved by the City.
Page 5
March 13, 2015
VIII. Platting Requirement
No building permit shall issue until the development forwhich a permit is sought has been included
within a subdivision plat submitted to and approved by the Owasso Planning Commission and the
Owasso City Council and duly filed of record. The required subdivision plat shall include covenants
of record implementing the development standards of the approved planned unit development and
the City of Owasso shall be a beneficiary thereof. Property shall be platted within 2 years of
approval of PUD.
IX. Expected Schedule of Development
Upon approval of the planned unit development and approval of the final plat, construction of the
multifamily area is expected to commence within 180 days and be completed within twelve months
thereafter.
XI. Legal Descriptions
Refer to below description and refer to attached Alta Survey,
Legal Description — TRACT 1
A TRACT OF LAND LOCATED IN THE SOUTHEAST QUARTER (SE /4) OF THE SOUTHEAST
QUARTER (SE /4) OF SECTION TWENTY -FOUR (24) OF TOWNSHIP TWENTY -ONE (21) NORTH AND
RANGE THIRTEEN (13) 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 AS FOLLOWS:
COMMENCING AT THE SE CORNER OF THE SE /4 OF THE SE /4 OF SEC.24, T -21 -N, R -13 -E,
I.B.&M.; THENCE S 88'41'35" W ALONG THE SOUTH LINE OF SAID SE /4 SE /4 A DISTANCE OF
303.67 FEET TO THE EASTERLY RAILROAD RIGHT -OF -WAY OF THE SOUTHERN KANSAS AND
OKLAHOMA RAILROAD; THENCE N 2222'19" W ALONG SAID RAILROAD RIGHT -OF -WAY A
DISTANCE OF 64.29 FEET TO THE PRESENT RIGHT -OF -WAY OF EAST 86TH STREET NORTH;
THENCE N 2222'19" W ALONG SAID RAILROAD RIGHT -OF -WAY A DISTANCE OF 346.36 FEET TO
THE POINT OF BEGINNING; THENCE N 22'22'19' W ALONG SAID RAILROAD RIGHT -OF -WAY A
DISTANCE OF 1000.88 FEET TO THE NORTH LINE OF SAID SE /4 SE /4; THENCE N 88'37'19" E
A DISTANCE OF 811.17 FEET TO THE NE CORNER OF SAID SE /4 SE /4; THENCE S 1'17'59" E
ALONG THE EAST LINE OF SAID SE /4 SE /4 A DISTANCE OF 783.21 FEET, THENCE S
88'41'35" W A DISTANCE OF 50.00 FEET TO A POINT ON THE PRESENT RIGHT -OF -WAY OF
NORTH MINGO ROAD; THENCE S 01'17'59" E ALONG SAID PRESENT RIGHT -OF -WAY OF NORTH
MINGO ROAD A DISTANCE OF 151.79 FEET; THENCE S 88'41'35" W A DISTANCE OF 401.32
FEET TO THE POINT OF BEGINNING, AND CONTAINING 13.37 ACRES, MORE OR LESS.
`All references to the Owasso Zoning Ordinance in this PUD shall be per the current provisions
of the Zoning Ordinance as of the date of approval of the PUD.
Page 6
R 13 E
E S6TI Sf N
NOTICE OF COPYRIGHT
COTTAGES AT TALLGRASS POINT
NOTICE OF COPYRIGHT
NOTICE OF COPYRIGHT
4. OPUID 15 -01 & OZ 15 -02
AT &T
® No comments.
N\Ces
e The gas line is on the west side of Mingo Road.
David Vines-
• Submit photometric plans.
• Submit landscape plans.
• Show mailbox locations.
• Show trash enclosure details.
Cox -
No comments.
Public Works-
The additional traffic may have an adverse effect. Consider hiring a
traffic engineer, might need acceleration and deceleration lanes.
Community Development-
• Have the southern entrance line up.
• Submit photometric plan.
• Submit landscape plan.
• Show 10 additional trees along the north boundary. Mix of evergreens
and deciduas.
• Discussed the parking islands (Section III, page 5).
• Show trash enclosure details.
• Plan a neighborhood meeting prior to the Plamiing Commission meeting.
Police Dept.
Have the southern entrance line up with the drive across Mingo Road.
Fire Dept.-
Chelsea
• Need to review water line plans.
0 . No comments.
RESIDENTIAL SINGLE FAMILY NEW CONSTRUCTION MONTH END REPORT MARCH 2015
Month
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
1 January
22
13
25
15
17
18
19
15
22
12
2 February
41
14
19
23
29
17
15
26
21
19
3 March
50
25
35
30
46
14
27
27
31
23
4 April
52
30
31
36
31
19
26
26
36
0
5 May
36
60
23
27
30
20
23
19
17
0
6 June
29.
27
21
34
23
19
24
19
12
0
7 July
12
23
24
28
17
20
15
27
23
0
8 August
28
27
18
28 _ -
19
12
15
18
19.
0
9 September
12
17
40
20
11
12
12
28
15
0
10 October
25
31
15
36
13 ,
10
21
15
19
0
11 November
13
26
10
13
1
8
11
7
21
0
12 December
16
8
6
13
9
10
16
11
34
0
Totals
336
301
267
303
246
179
224
238
270
54
YTD 113 52 79 68 92 49 61 68 74 54
10,000,000 _w MARCH YEAR -TO -DATE DOLLARS
_
I
____
8,000.000
L ------ – --- —"""_– --------- -----------""'----"'------- --- -------- ----'_"----'_____--'
6.000,000
---- - ------------ ---___-- -----
41000,000
I r-______________._________________ -------- ____ --------------- _ --------- _____ -_
2.000,000___-
-- --_ "_"-- = --"'-'_____ –"–'-----
0
2011 2012 2013 2014
2015
MARCH
2,192,504
2,377,617
2,015,640
3,183,355 9,388,180
45,000,000
15,000,000
TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR
2012 2013 2014 2015
28,202,279 32,102,888 34,337,904 9,388,180
CITY OF OWASSO
RESIDENTIAL LOT INVENTORY STATUS
March 31, 2015
SUBDIVISION
Burberry Place (6/09)
Camelot Estates (4107)
Carrington Pointe 1 (1/11)
Champions East (05/08)
Champions West (5/08)
Country Estates Ill (3/99)
Country Estates VI (11103)
Crescent Ridge (02/08)
Fairways V (8199)
Fairways VI (12/00)
Falls at Garrett Creek (12/05)
Falls at Garrett Creek Amended (12/05)
Hickory Creek
Honey Creek (4/02)
Keys Landing (3/08)
Lake Valley IV (5/10)
Lake Valley V (9/30)
Lake Valley V Phase 2
Lakes at Bailey Ranch (10/07)
Maple Glen (12/08)
Maple Glen II (1/11)
Maple Glen III (5/13)
Maple Glen IV (6/2/14)
Nottingham Estates IV (8/01)
Nottingham Estates V (3/01)
Nottingham Hill (6/09)
Park Place at Preston Lakes
Preston Lakes (12/00)
Preston Lakes III (10/04)
Remington Park II (11104)
Sawgrass Park II (04/05)
The Summit at Southern Links (6/97)
Watercolours (12/02)
TOTALS
# OF LOTS
# DEVELOPED
# AVAILABLE
89
87
2
139
107
32
171
162
9
66
10
56
45
23
22
61
58
3
37
36
1
101
93
8
71
66
5
42
41
1
85
84
1
24
23
1
50
16
34
202
198
4
131
113
18
114
112
2
78
64
14
82
43
39
235
232
3
98
96
2
93
89
4
43
40
3
92
45
47
20
17
3
44
43
1
58
13
45
93
52
41
272
243
29
147
144
3
84
82
2
96
94
2
31
26
5
40
31
9
3034
2583
451
Watercolours (12/0
The Summit at Southern Links (6/9
Sawgrass Park II (04/0
Remington Park II (1110,
Preston Lakes III (1010
Preston Lakes (12/01
Park Place at Preston Lake
Nottingham Hill (6/0£
Nottingham Estates V (3/01
Nottingham Estates IV (8101
Maple Glen IV (6/2/14
Maple Glen IN (5/13
Maple Glen 11(1/11
Maple Glen (12108
Lakes at Bailey Ranch (10/07
Lake Valley V Phase ;
Lake Valley V (9/30',
Lake Valley IV (5110;
Keys Landing (3108;
Honey Creek (4/02;
Hickory Creek
Falls at Garret Creek Amended (12105)
Falls at Garrett Creek (12/05)
Fairways VI (12/00)
Fairways V (8/99)
Crescent Ridge (02/08)
Country Estates VI (11/03)
Country Estates III (3/99)
Champions West (5108)
Champions East (05108)
Carrington Pointe 1 (1/11)
Camelot Estates (4/07)
Burberry Place (6/09)
CITY OF OWASSO
0 50 100 150 200 250 300
■Lots Developed OTotal Lots
COMMERCIAL NEW CONSTRUCTION MONTH END REPORT MARCH 2015
Month
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
1 January
2
9
4
4
1
1
3
1
1
1
1
2 February
5
0
i3
2.
0
1
., '1.
1
1
0
2
3 March
1
14
2
0
1
3
0
0
0
1
2
4 April
4
1
0
4
1_
1
1
0
1
0
0
5 May
3
2
1
1
2
1
2
1
0
0
0
6 June
3
4
1
1.
2
0
0
2
1
2
..0
7 July
0
0
0
1
0
0
0
0 -
1
0
0
8 August
1
7
3
1
0
0
2
2
0
3
0
9 September
2
1
28
3
0
0
0
0
0
0
0
10 October
1
3
4
1
0-
0
,1
0
4
0
0
11 November
0
1
1
1
2
2
1
0
1
3
0
12 December
I
1.
1
1
0
1
0
0
1
2
0
Totals
23
43
48
20
9
70
11
7
11
12
5
YTD
8
23
9
6
2
5
4
2
2
2
5
MARCH YEAR -TO -DATE COUNT
25
20 _._........_ . ...................__._____....__._..._..____....... --------- ---- .........
._..,__..
15 ._.__._._ ........ _._.._............__.. ... ._. .._
10 .-. """ -- _.._. . -. -... -_ ._....._ .._. ... _.. _..
5 ._. _..
0
2005 2006 2007 2008 2009 -2010 2011 2012 2013 2014 2015
MARCH 8 23 9 6 2- 5 4 2 2 2 5
20,00
15,001
10,001
5,00(
NEW CONSTRUCTION DOLLARS FOR EACH YEAR
NAME ADDRESS APPLICATION OPENING COMPLETE
DATE DATE
MARCH 2015
Sprouts Farmers Market 9601 N 133 EAve
FEBRUARY 2015
JANUARY 2015
Hapa Sushi 13720 E 86 St N #200
Royal Salon 11640 E86 St N
DECEMBER 2014
Simple Simons 11330 N Garnett Rd
Baskin Robins 12808 E 86 St N
NOVEMBER 2014
Mathnasium 12336 E 86 St N
Lash Love 9100 N Garnett Rd
7/18/2014 4/1/2015 Yes
1/5/2015
1121/2015
Yes
9/24/2014
1/31/2015
Yes
9/3/2014
12/2/2014
Yes
5/12/2014
12/15/2014
Yes
10/30/2014
11/11/2014
Yes
11/3/2014
11/19/2014
Yes
OCTOBER 2014
Whataburger
12903 -B E 96 St N
6/17/2014
10/6/2014
Yes
Blondy's Pizza
7708 N Owasso Exp
10/6/2014
10/27/2014
Yes
Hideaway Pizza
12903 -A E 96 St N
3/5/2014
11/6/2014
Yes
Jimmy John's Sandwhiches
9551 N Owasso Exp #102
8/13/2014
11/6/2014
Yes
SEPTEMBER 2014
Rock Nutrition
7703 N Owasso Exp #11
6/18/2014
9/1/2014
Yes
AUGUST 2014
Super 8 Hotel
11604 E 76 St N
2/26/2013
8/15/2014
Yes
JULY 2014
Heartland Dental
13101 E 96 St N
11/1212013
7/7/2014
Yes
Bricktown Brewery
11909 E 96 St N
5/29/2014
7/7/2014
Yes
JUNE 2014
Bite Perfect
12810 E 101 PI N #102
4/13/2013
6/3/2014
Yes
Ichiban Steak House
9500 N 129 E Ave #100
3/19/2014
6/24/2014
Yes
9inetyEight Apartments
12700 E 100 St N #1 -24
2/26/2013
6/19/2014
Yes
Tulsa Bone & Joint
12455 E 100 St N #120
3/5/2014
6/11/2014
Yes
Body by BJ
403 W 2 Ave #102
4/22/2014
6/13/2014
Yes
Ok Baptist Children's Home
12760 E 74 St N
6/20/2013
6/30/2014
Yes
MAY 2014
Garrett Creek Wine & Spirits
11560 N 135 E Ave #110
4/15/2014
5/6/2014
Yes
RCB Bank
12200 E 96 St N
10/22/2013
5/14/2014
Yes
St. John Medical Office
12455 N 100 E Ave
1/27/2014
5114/2014
Yes
APRIL 2014
Discount Tire
13321 E 116 St N
10/14/2013
4/30/2014
Yes
Ledford Properties
425 E 22 St N
1/15/2014
4/4/2014
Yes
Owasso Auto Spa /Dog Wash
9800 N 119 E Ave
2/21/2014
4/14/2014
Yes
ADDRESS
BUILDER
ADD /ZONE
VALUE
A.S.F.
PERMIT#
DATE
10919 N 121 E Ave
Capital Homes
MGIV /RS3
$ 153,395
2,787
15- 0301 -X
3/10/2015
7622 E 83 PI N
Executive Homes
CARPI /RS3
$ 144,540
2,628
15- 0302 -X
3/10/2015
14127 E 91 St N
Armstrong Home Builders
CE /RS3
$ 143,165
2,603
15- 0303 -X
3/10/2015
14126 N 143 E Ave
Armstrong Home Builder
CE /RS3
$ 124,025
2,255
15- 0304 -X
3/10/2015
9495 N Owasso Expy
Lay Construction
TP /CS
$ 750,000
2,609
15- 0305 -C
3/10/2015
7703 N Owasso Expy
Dale Wills
OCC /CS
$ 70,000
1,058
15- 0306 -C
3/10/2015
12807 E 86 St N
TBD
RP /CS
$ 550,000
3,654
15- 0307 -C
3/10/2015
14610 E 113 St N
Simmons Homes
LVVII /RS3
$ 123,695
2,249
15- 0308 -X
3/10/2015
10904 N 120 E Ct
Simmons Homes
MGIV /RS3
$ 123,695
2,249
15- 0309 -X
3/10/2015
15518 E 88 St N
Simmons Homes
PPPL /RS3
$ 153,285
2,787
15- 0310 -X
3/10/2015
12017 E 109 PI N
Simmons Homes
MGIV /RS3
$ 111,430
2,026
15- 0311 -X
3/10/2015
14603 E 112 PI N
Simmons Homes
LVVII /RS3
$ 111,430
2,026
15- 0312 -X
3/10/2015
14616 E 112 PI N
Simmons Homes
LVVII /RS3
$ 123,695
2,249
15- 0313 -X
3/10/2015
14618 E 112 PI N
Simmons Homes
LVVII /RS3
$ 105,985
1,927
15- 0314 -X
3/10/2015
14620 E 112 PI N
Simmons Homes
LWII /RS3
$ 123,695
2,249
15- 0315 -X
3/10/2015
14622 E 112 PI N
Simmons Homes
LVVII /RS3
$ 105,985
1,927
15- 0316 -X
3/10/2015
12016 E 110 St N
Simmons Homes
MGIV /RS3
$ 123,695
2,249.
15- 0317 -X
3/10/2015
15520 E 88 St N
Simmons Homes
PPPL /RS3
$ 142,120
2,584
15- 0318 -X
3/10/2015
14201 E 92 St N
Denny Construction
CE /RS3
$ 143,220
2,604
15- 0319 -X
3/10/2015
8917 N 143 E Ave
Denny Construction
CE /RS3
$ 154,110
2,802
15- 0320 -X
3/10/2015
7913 N 142 E Ave
Executive Homes
CW /RS3
$ 154,935
2,817
15- 0321 -X
3/10/2015
6612 N 128 E Ave
Rausch Coleman
HC /RS3
$ 97,845
1,779
15- 0322 -X
3/10/2015
419 E 21 St
Claude Neon Signs
76C /CG
1 $ 3,600
52
15- 0323 -5
3/10/2015
11610 E 80 St N
Homeowner
EC /RS3
$ 2,600
255
15- 0324 -P
3/10/2015
11211 N 131 E PI
Homeowner
FGC /RS3
$ 2,000
70
15- 0325 -X
3/10/2015
14601 E 88 PI N
Alternative Roofing
PL /CS
$ 45,000
1,000
15- 0326 -C
3/16/2015
11550 N 135 E Ave
Claude Neon Signs
GCC /CS
$ 13,850
136
15- 0327 -5
3/16/2015
11048 N 120 E Ave
Capital Homes
MGIV /RS3
$ 113,960
2,072
15- 0328 -X
3/20/2015
14620 E 113 St N
Simmons Homes
LVVII /RS3
$ 111,430
2,026
15- 0329 -X
3/20/2015
14516 N 146 E Ave
Simmons Homes
LVVII /RS3
$ 129,085
2,347
15- 0330 -X
3/20/2015
14130 E 88 St N
Community Builders
CE /RS3
$ 28,000
210
15- 0331 -X
3/23/2015
14609 E 111 Ct N
Simmons Homes
LVVII /RS3
1 $ 111,430
2,026
15- 0332 -X
3/24/2015
C.ify of Owa43o'111 N. Mai-Sf. owv -s4&, OK 74055
23 Single Family
$ 2,929,850
53,268 SgFt
1 Residential Remodel
$ 28,000
210 SgFt
1 Accessory
$ 2,000
70 SgFt
2 New Commercial
$ 1,300,000
6,263 SgFt
2 Commercial Remodel
$ 115,000
2,058 SgFt
2 Signs
$ 17,450
188 SgFt
1 Pool
$ 2,600
255 SgFt
32 Total Building Permit
$ 4,394,900
62,312 SgFt
Cijy of Owa4so-111 N. MaZ. Sf- Oway , OK 74055