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HomeMy WebLinkAbout2012.12.10_Planning Commission AgendaRecord Copy OWASSO PLANNING COMMISSION December 10, 2012 6:00 PM PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION TYPE OF MEETING: Regular DATE: December 10, 2012 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 10:00 AM on December 6, 2012. Marsha ensley, Assistant City Planner OWASSO PLANNING COMMISSION Monday, December 10, 2012 at 6:00 PM Old Central 109 North Birch AGENDA 1. Call to Order 2. Roll Call 3. Approval of Minutes from the November 12, 2012 Regular Meeting 4. Rezonine OZ -12 -05 - Consideration and appropriate action related to a request for the review and the acceptance of a rezoning of approximately 8.28 acres of land from AG (Agriculture District) to CS (Commercial Shopping District) located on the northeast corner of East 106th Street North and North Garnett Road. 5. Rezoning OZ -12 -06 - Consideration and appropriate action related to a request for the review and acceptance of a rezoning of a tract of land from OL (Office Light District) to CS (Commercial Shopping District). The subject property is located at 202 East 1st Street (Lot 3, Block 16, Owasso Original Town). Public Hearing, - Planned Unit Developments - Consideration and appropriate action related to a request to review and recommendation to the City Council for a proposed zoning code text amendment regarding Planned Unit Development Chapter 8 of the Owasso Zoning Code. 7. Community Development Report • Report on Monthly Building Permit Activity • Public Works Project Status Update 8. Adjournment OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Monday, November 12, 2012 The Owasso Planning Commission met in regular session on Monday, November 12, 2012 at Old Central per the Notice of Public Meeting and Agenda posted on the City Hall bulletin board at 2:00 p.m. on November 8, 2012. ITEM 1. CALL TO ORDER Dr. Loving called the meeting to order at 6:00 p.m. ITEM 2. ROLL CALL PRESENT Dr. Paul Loving Tammy Laakso David Vines A quorum was declared present. STAFF Karl Fritschen Marsha Hensley Bronce Stephenson Dan Salts Daniel Dearing ABSENT Dr. Callery Alex Mills ITEM 3. Approval of Minutes from October 8, 2012 Regular Meeting. The Commission reviewed the minutes. Tammy Laakso moved, seconded by David Vines, to approve the minutes. A vote on the motion was recorded as follows: YEA: Loving, Laakso, Vines NAY: None Motion carried 3 -0. ITEM 4. Annexation OA -1202 - Consideration and appropriate action related to a request for the review and the acceptance of an annexation of approximately 15.05 acres, located approximately %2 mile east of North Garnett Road and' /2 mile north of East 106th Street North. Bronce reviewed the staff report with the Commissioners. There were a few citizens (Walter Knickerbocker and Jon Geis) present that expressed their concerns regarding the possibility of East 1 101h Street North opening up for access into this future subdivision. They also wanted to request a fence placed along the eastside of the property. Bronce explained that these concerns would be addressed at the platting stage. OWASSO PLANNING COMMISSION November 12, 2012 Page No. 2 Tammy Laakso moved, seconded by David Vines, to approve the annexation. A vote on the motion was recorded as follows: YEA: Loving, Laakso, Vines NAY: None Motion carried 3 -0. ITEM 5. Rezoning OZ -12 -04 - Consideration and appropriate action related to a request for the review and acceptance of a rezoning of a 15.05 acre tract of land from AG (Agricultural District) to RS -3 (Residential Single Family). The subject property is located approximately 1/2 mile east of North Garnett Road and 1/2 mile north of East 1061h Street North. Bronce reviewed the staff report with the Commissioners. Tammy Laakso moved, seconded by David Vines, to approve the rezoning. A vote on the motion was recorded as follows: YEA: Loving, Laakso, Vines NAY: None Motion carried 3 -0. ITEM 6. Discussion regarding Chapter 8 of the Zoning Code - Planned Unit Developments ITEM 7. Community Development Report • Report on Monthly Building Permit Activity • Report from Economic Development Director • Project Status Update ITEM 8. ADJOURNMENT -Tammy Laakso moved, seconded by David Vines, to adjourn the meeting. A vote on the motion was recorded as follows: YEA: Loving, Laakso, Vines NAY: None Motion carried 3 -0 and the meeting was adjourned at 6:45 PM. Chairperson Vice Chairperson Date Owasso Planning Commission DATE: December 10, 2012 TO: Owasso Planning Commission FROM: Bronce L. Stephenson, City Planner CASE #: OZ -12 -05 SUBJECT: A request for the rezoning of approximately 8.28 acres located at the northeast corner of N Garnett Rd and E 106th St N. The applicant is requesting to rezone the subject property from AG (Agriculture) to CS (Commercial Shopping). BACKGROUND: The City of Owasso received a request for the rezoning of approximately 8.28 acres of land at the northeast corner of E 106th St N and N Garnett Rd. The subject property has been used as a golf driving range and for agriculture purposes in the past. The property is currently undeveloped. SURROUNDING ZONING: Direction Zoning Use . Land Use Plan Jurisdiction , North AG (Agricultural) Undeveloped Transitional City of Owasso RE South (Residential Undeveloped Commercial Tulsa County Estate East A ric Nural Undeveloped Residential Tulsa County West A ricGural Undeveloped Commercial Tulsa County DEVELOPMENT PROCESS: Steo One, Annexation Annexation is the method whereby land located outside the city limits is made a part of the city. Property owners and land developers sometimes choose to have their property annexed into Owasso in order to receive Owasso municipal services, such as police protection, refuse collection, and sanitary sewer. Step Two Rezoninq The second step in the development of a piece of property in Owasso is rezoning. When a property is annexed into Owasso, by law it is usually classified for AG Agricultural use, but can be annexed and rezoned together as long as the rezoning is in compliance with the land use master plan. Step 3, Platting A preliminary plat is required for any development that proposes to divide land into two or more lots. Preliminary plats illustrate the development concept for the property, and are often modified significantly after being reviewed by the Technical Advisory Committee JAC), 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. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are submitted. These plans include specifications and drawings for stormwater drainage, streets and grading and erosion control, waterlines, stormwater detention, and wastewater lines. Often, approval is required of other agencies, such as the Department of Environmental Quality for wastewater collection and the US Army Corps of Engineers for properties that may be development sensitive. 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 City of Owasso received a request for the rezoning of approximately 8.28 acres of land at the northeast corner of E 106th St N and N Garnett Rd. The property is currently undeveloped and has been used for agriculture and a golf driving range in the past. The future land use called for in the 2025 Land Use Master Plan is commercial, which is in compliance with the applicants request for CS zoning on the property. The property is anticipated to develop as a commercial node, sitting at the intersection of two arterial roads (E 106th St N and N Garnett Rd). Once the planned urbanization of the intersection of E 106th St N and N Garnett Rd is complete, development will likely begin to occur on the hard corner properties. Any development proposed for the property would be required to meet the Owasso Zoning Code and the Owasso Subdivision Regulations and any appropriate site engineering standards as prescribed by Public Works including but not limited to paved streets and sidewalks. Upon the development of the property, the developer would be required to pay the Emergency Storm Siren Fee ($35.00) per acre. The project is served with water, sanitary sewer service, fire and EMS by the City of Owasso. Staff published legal notice of the annexation petition in the Owasso Reporter and letters of notification were mailed to property owners within a 300' radius of the subject property. Recommendation: Staff recommends approval of OZ 12 -05 rezoning the subject property from AG to CS. Attachments: 1. Area Map 2. Aerial Map 3. 2025 Land Use Master Plan Future Land Use Map complete accuracy please contact Owasso staff for the most up-to-date Information. ., .__ IT- r; p �. ' • r 3'%' P Y 1_ 1 I _ _ 4 p n 1 J -. 411 r I r i Owasso Planning Commission DATE: December 10, 2012 TO: Owasso Planning Commission FROM: Bronce L. Stephenson, City Planner CASE #: OZ -12 -06 SUBJECT: A request for the rezoning of a 0.32 acre property at 202 E I st St. The applicant is requesting to rezone the subject property from OL (Office Light) to CS (Commercial Shopping). BACKGROUND: The City of Owasso received a request for the rezoning of approximately 0.32 acres of property located at 202 E 1st St. The subject property has been used as a single - family home and most recently as a legal office in the past. SURROUNDING ZONING: Direction Zonin Use Land.Use; Plan Jurisdiction' Old Central City of North (Office Light) (City Commercial Owasso Property) South OL Child Care Commercial City of Office Light) Facility Owasso East OL Single Family Commercial City of Office Light) Residential Owasso West CS Single Family Commercial City of Commercial Residential Owasso DEVELOPMENT PROCESS: Step One, Annexation Annexation is the method whereby land located outside the city limits is made a part of the city. Property owners and land developers sometimes choose to have their property annexed into Owasso in order to receive Owasso municipal services, such as police protection, refuse collection, and sanitary sewer. Step Two Rezoning The second step in the development of a piece of property in Owasso is rezoning. When a property is annexed into Owasso, by law it is usually classified for AG Agricultural use, but can be annexed and rezoned together as long as the rezoning is in compliance with the land use master plan. Step 3, Plaftin_g A preliminary plat is required for any development that proposes to divide land into two or more lots. Preliminary plats illustrate the development concept for the property, and are often modified significantly offer being reviewed by the Technical Advisory Committee (TACK, 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. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are submitted. These plans include specifications and drawings for stormwater drainage, streets and grading and erosion control, waterlines, stormwater detention, and wastewater lines. Often, approval is required of other agencies, such as the Department of Environmental Quality for wastewater collection and the US Army Corps of Engineers for properties that may be development sensitive. 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 City of Owasso received a request for the rezoning of approximately 0.32 acres of land at the southeast corner of E 1St St and N Birch St, addressed as 202 E 1st St. The property is currently developed and has been used for residential and office uses in the past. The future land use called for In the 2025 Land Use Master Plan is commercial, which is in compliance with the applicants request for CS zoning on the property. The Land Use Master Plan calls for commercial development in the downtown area that expands beyond Main St, though the area has been slow to develop outside of the Main St. corridor. The anticipated use for the property would be a very light commercial mercantile that would require only minimal modification to the property. The property contains a single - family home of a historical nature that will be utilized for this commercial activity. The applicant plans to keep and maintain the historical integrity of the structure on the site. Any development proposed for the property would be required to meet the Owasso Zoning Code and the Owasso Subdivision Regulations and any appropriate site engineering standards as prescribed by Public Works. The project is served with water, sanitary sewer service, fire and EMS by the City of Owasso. Staff published legal notice of the annexation petition in the Owasso Reporter and letters of notification were mailed to property owners within a 300' radius of the subject property. Recommendation: Staff recommends approval of OZ 12 -06 rezoning the subject property from OL to CS. Attachments: 1. Area Map 2. Aerial Map 3, 2025 Land Use Master Plan Future Land Use Map TO: Owasso Planning Commission FROM: Karl Fritschen, RLA, AICP Community Development Director SUBJECT: Proposed Zoning Code Text Amendment - Sections 810 -850, Planned Unit Developments DATE: December 10, 2012 BACKGROUND The Quality of Life Initiative Final Report that was adopted by the City Council in April 2011 included guidelines for the future development of Owasso. One area where citizens expressed interest during the public workshops and through the on -line Wikiplanning survey was ensuring that our neighborhoods were safe, attractive, sustainable, and livable. Subsequent to receiving these comments, staff renewed its review of the Zoning Code in greater detail to determine where improvements could be made that follow the principals of the Quality of Life Initiative. The PUD (Planned Unit Development) process is the preferred vehicle of choice for developers of single family subdivisions in Owasso. Nearly all new subdivisions being platted are using the PUD process. The main reason for this is the flexibility allowed in lot size dimension. The RS -2 and RS -3 by -right zoning districts restrict the lot widths to 75 feet and 65 feet respectively; however, the market has changed in the past ten years, with both home and lot sizes seeing reductions in size. The most common request for lot widths with new PUD applications is 50 feet, which is 15 feet less than what the RS -3 zoning district allows. Flexibility is the key benefit of the PUD process. A PUD is essentially negotiated zoning and, as such, the developer is asking for relief to the underlying by -right zoning restrictions. What most cities, including Owasso, have done is allow this flexibility in exchange for additional amenities or open space as part of the development. While this has worked to some degree in Owasso, there have been some inconsistencies in terms of the amenities being provided and usable areas of open space. Additionally, staff has encountered several PUD's that were approved over five (5) years ago that were never activated, primarily due to the slowdown in the economy. The current ordinance is ambiguous With respect to what constitutes an amenity or useable open space; what happens to an expired PUD; and what determines if it is expired or not. Additionally, the ordinance is silent on what the minimum requirements are for a PUD submission and exactly how much density is allowed and how it is measured. Owasso has had great success through the use and implementation of PUD's and these proposed changes would only strengthen the PUD process and improve the quality of development. Attached with this memo is the final draft of the proposed changes to Chapter 8, Planned Unit Developments of the Owasso Zoning Code. Since August, 2012, staff has presented various drafts before the Owasso Economic Development Authority, City Council, and Planning Commission. Additionally, the document has been available on the City's web and Facebook page for review and comment. Throughout this process, the document received valuable input and was continuously refined resulting in the final attached document. As with the other text amendments, the proposed PUD text amendment followed a transparent and open process, which promoted dialog and input from all interested stakeholders. Below is an updated schedule for proceeding with the text amendment for Chapter 8 of the Zoning Code, Planned Unit Developments and Overlay Districts. ✓ August 9, 2012 - Presented the proposed amendments to the Owasso Economic Development Authority (OEDA) ✓ August 14, 2012 - Presented the proposed amendments to the City Council session ✓ August 15, 2012 - Placed the proposed amendments on the city website Facebookpage ✓ August 15 through 31 - Met individually with the Planning Commission members ✓ September 10, 2012 - Discussed the item at the Planning Commission meeting ✓ September 11, 2012- Second presentation and discussion with the City Council at work session ✓ September 13, 2012- Second presentation and discussion with the OEDA ✓ October 8, 2012 - Planning Commission - continued discussion ✓ October 9, 2012 - Third presentation to the City Council at work session ✓ October 11, 2012 -Third presentation to the OEDA ✓ November 8, 2012 - Fourth presentation to the OEDA ✓ November 12, 2012 - Planning Commission - continued discussion ✓ November 13, 2012 - Fourth presentation to the City Council at work session • December 10, 2012 - Planning Commission action • December 18, 2012- Public hearing at the City Council meeting • January 8, 2013 - City Council action for approval of an ordinance REASON FOR THE PROPOSED CHANGE: at work and city This text amendment is proposed to establish a level and predictable playing field for all applicants choosing to use the PUD method for development, while at the same time ensuring quality sustainable development that will result in higher property values. Furthermore, the PUD amendments provide a clearer easier to use document that will assist applicants, City staff, and decision making bodies when applications are reviewed. These changes are also consistent with the vision set forth by the approved Quality of Life Initiative document. PROPOSED AMENDMENT TO THE ZONING CODE: The proposed amendment to the City of Owasso Zoning Code will replace sections 810 -850, Chapter 8, Planned Unit Developments with the new attached language. RECOMMENDATION: Staff recommends approval of the text amendment covering Sections 810 -850 of the Owasso Zoning Code covering Planned Unit Developments to the Owasso City Council ATTACHMENTS: Proposed new Sections 810 -850 of the Owasso Zoning Code, covering Planned Unit Developments CHAPTER 8 PLANNED UNIT DEVELOPMENTS 8.10 INTRODUCTION AND PURPOSE A Planned Unit Development (PUD) is a special zoning overlay that provides alternatives to conventional land development. Upon approval, i;;becomes a supplement to the existing zoning of the subject property. A PUD isalsoka means of encouraging creative development of land and promotes project des'fa, that is often unseen in conventional development. A PUD shall not be seen as "a tool td circumvent the zoning and subdivisions regulations of the City of Owassor Wt rather as a tooIfor intelligent, well - planned, and quality developments that fi ?within Owasso' ;existing neighborhoods and context of the surrounding area. A PUD `pEVvides -ft exibility to allow for the development on properties with unique physical characteristics by promoting innovative design and providing guidelines which ensure that devd1hprnent is beneficial to the City of Owasso's future growth. While great flexibility `given to provide special restrictions which will allow development not othekf— ,permitted, procedures are established herein to ensure against misuse of the increased "flexibility. 8.10.1 GOALS 8.1 Because PUD's allow greater zoning, there are specific go All PUD's shall be evaluated,c 1. Maintain and 2. Provide Opp( 3. Maintain and 4. Encourage DE 5. Preserve and 6. Promote Con 7. Inspire UPj�u B. 5uppo rI-he l 9 't3rnviri.V � M. a, the Qua for Urbi a Sense dt�'grwise would be allowed with the base to BbMccomplished with each application. 'to accomplish the following: in Owasso OtJhat Otherwise Could Not Occur on the Site MAlllirigful Open Space 4hd Compatibility with Surrounding Development ghtful Development lent of Strong Neighborhoods rond Conventional Development Characteristics of the Land may be submitted for any parcel of land located within any general zoning or combination of general zoning districts within the Owasso City Limits. In all cases, the PUD will be reviewed as to the proposed location and character of the uses and the unified treatment of the development of the tract. The regulations of the general zoning district or districts remain applicable except as specifically modified pursuant to the provisions of this chapter. 2. Approval of a Conceptual Development Plan is required prior to development of a PUD district. Conceptual Development Plans are subject to recommendation by the Planning Commission and approval by the City Council. This PUD chapter shall complement the other sections of the Owasso Zoning Code. In instances where the requirements are conflicting, the Community Development Administrator shall determine the correct action. 4. The Conceptual Development Plan shall be submitted concurrently,�jth a request for rezoning. 8.20 MINIMUM STANDARDS A. DENSITY By their very nature, PUD's are designed to develop parcels�of land with unique or unusual, natural or man -made conditions. In order to promote development that makes use of and preserves such unique features, tt may be necessary to cluster density within developments. If clustering of density ts;?proposed, additional amenities shall be provided; the design shalt prorrioie and maintain useable open space; and a layout shalt be provided.tfhat" "`complements the existing conditions of the site. All PUD's shall calculate density based upon the gross area of the tract, which may include flood plains, rights gfiway, orr4Ab elits to provide an overall gross density for the project that shall be expressed in` units per acre. The gross density calculations shall be provtded`mthin tH PUD Design and Intent Statement. 1. Single- Famity Residential Densitjess - A residential PUD shall not exceed a gross density above fiV,' (5) dwelling units per acre for single- family residential developments. Should, a development propose a density higher than five (5) units per a4rey Wnttenjustification shall be provided explaining the rationale of the dedi Lori ) 0ditional amenities shall be provided to mitigate the 2 pilyldsidential Densities - Mutti- family densities shall be consistent i >W4 of the Owasso Zoning Code and shall not exceed a maximum of five (25) units per acre gross density. Any proposed development that s over 25 units /acre shall provide an explanation of why the higher would be appropriate and how the additional density would be ?d. All multi - family residential developments shall be accomplished a PUD. B. LAND USE PERCENTAGES In any residential PUD, at least 20% of the gross area of the tract should be devoted to open space, common areas or amenities. Rights -of -way and utility easements on individual lots shall not apply to open space calculations. If at least 20% open space cannot be achieved, the project may be required to provide additional amenities to those required in section 8.20 L. in order to mitigate the reduction in open space. Because all PUD projects are unique, the administrator 2 shall determine if additional amenities are required in relation to the amount of open space provided. C. PRESERVATION OF TREES AND OTHER NATURAL FEATURES PUD's shall be designed to preserve and enhance the existing physical characteristics of the land and the natural vegetation that exists on the land. Projects that require clear cutting or denuding of large tracts of land for development are discouraged. Trees in excess of eight (8) inches in caliper shall be preserved and worked into the overall design of the projet; unless the applicant can provide substantial justification to remove said trees. Tree preservation credits shall be applied to all landscaping pin w�e and additional landscaping shall be required for projects that remove „exce healthy vegetation. D. SCREENING AND BUFFERING Screening is an important part of any PUD proposal, especia "Cly when incompatible uses are proposed within the PUD, or exist in adjgJni developments. Screening may be employed in the form of: 1. Fencing -Wood fencing shall have metal posts placed on-the inside. 2. Walls Stone, brick, split faced bloejC, or, similar decorative materials shall be used. 3. Berms - Berms may be used in coml irtation * hVegetation or fencing to achieve the desired result. 4. Vegetation Vegetatio ovide '`screening mechanism that can be efficient and aestheti- t pleasm ;In many cases, leaving the natural vegetation as a means o eemngchieves the desired results. 5. New vegetation may be ply _ ed tl also achieves the intent of this section. Mate= § and sizes o egetation shall be provided with the required Conceptual Dev to=. ent Plan, nd conform to Chapter 20 of the Zoning Code. Buffer yards shall be,proft9d at all boundaries of the PUD where higher intensity or higher density us 61n existing tracts that are of a lower intensity or density. Arg4eiCam�e of this may be 5000 SF lots adjoining an existing single family developlent c�ontaihhg 20,000 SF lots. Buffers shall vary in size depending on the Use or the }dens t7•of the development, but in shall be a minimum of 20 feet in wigl* Vegeilation and screening is required in buffer yards. aside - tial PUD's shall contain decorative fencing along adjacent arterial Nays and shall also contain language covering the long -term maintenance of encing. If wood fencing is to be used, decorative columns of rock, brick, split block, or similar permanent material shall be used at regular intervals. E. TRANSITION OF USES Great care shall be given as to the location of the more intense uses or densities within the PUD. Transition shall be achieved when possible by placing less intense uses along the perimeter of the PUD area with more intense uses near the center of the PUD. For example, if a PUD is proposed in an area that abuts mostly acreage lots, the PUD should place larger lots meeting RE or RS -1 standards along the perimeter and move towards smaller lots within the core of the PUD area or along arterial streets. If transition cannot be achieved, a large and well - vegetated buffer should be provided. F. CONCEPTUAL LANDSCAPE PLAN Each PUD shall require a landscape concept plan at the time of submittal. The landscape plan shall depict general locations for landscaping, but shall not be required to go into great detail on the conceptual plan. Trees, however, shall be shown on the conceptual landscape plan. More detailed landscape plans may be required in the later stages of the development process in conformance with the City's adopted landscape requirements, or if the Administrator or Planning Commission deems it necessary. G. ADHERENCE TO CITY LANDSCAPE REQUIREMENTS All adopted landscape requirements shall be met by aq PUD .A PUD shall`provide landscaping that exceeds the City's minimum requirements in order to meet the goals, purpose, and criteria outlined in the PUD ordinance. - H. SITE DEVELOPMENT Low - Impact Design (LID) Criteria All PUD proposals are encouragec techniques can greatly reduce infl common areas and open space. S areas (rain gardens), Green rbof Vegetated swales, and,lmperviot to define how LID Driric s shall e-;LID techniques. Utilizing LID t =and can be incorporated into possibilities are: Bio- retention paving or driveways, Cisterns, Lion. All PUD's are encouraged 2. Grading and Site Disturban et, PUD sites shat(,OOpt be denuded of all vegetation. Great care should be given to developing draid, a and graiing plans that incorporate natural areas and preserve the topo46phy and vegetation of the PUD area. All creeks or perennial sYre'" shal%"have a minimum of a 20 foot undisturbed buffer measured P rr) t' At' p of the stream or creek bank and shall be included into the desi`n of tCtie „PysUD whenever possible. F 7K, *, 3: Adherence t tity, State, and Federal Requirements FA4_gra nd drainage plans shall meet all City, State and Federal PARKING AND CIRCULATION Tpe developer shall provide plans that depict the safe and efficient movement of v `hides throughout the PUD. For any PUD that proposes more than two- hundred (200) residential units, a traffic study shall be provided to the City of Owasso for review. All Federal, State, and City regulations shall be met by the PUD proposal. All parking areas, driveways or other means of vehicular access shall be designed in accordance with Chapter 9 of the Owasso Zoning Code. J. OPEN SPACE At least 25% of the provided open space shall be developed and maintained for active or passive recreational activities. The remainder should be kept as marshland, wildlife areas, woodlands, creeks, etc. At least 10% of the above reference area shall be out of the floodplain (100 -Year) and floodway. K. COMMON AREAS Common areas promote social interaction and help to create a sense of community. Common areas shall be provided throughout the develoornent for the use and enjoyment of the residents of the surrounding area. L. AMENITIES REQUIRED Any residential PUD development shall provide at least orie (f) amenity f each of the categories from the Table 8 -1. 1) For any residential development that proposes a gross density of more than four (4) units per acre, one an additional amenity from an,"yl category shall be required for each 0.5 units per acre over 4. 2) A developer may propose any amenity not provided on the list and an explanation of what category t shwpuld fell tunder. The Community Development Administrator, the, P,(anni Commission, or the City Council shall determine if an amenity is acceptable 3) Amenities may be combjned mto.'die or more park /recreation areas. (i.e. pool with a club house off- a .park area witw a basketball court, playground, and walking trails). t 4) Park and recr&tjon areas shalltitie placed in a centralized location within the development so q convenient and accessible. 5) Any stands g Water te>ure or pond shall be re- circulated through a fountain, waterfalls aeration device. This requirement applies to any storm retent o pon ,that rs maintains a pool elevation of water. 6 AllAaiftemties*ill have long -term maintenance requirements that should be :y future Homeowners Associations. Appropriate language should that clearly states that maintenance shall be covered by the intil the turnover date as described in Section 3.14 of the Regulations. The developer shall create such legal entities as to undertake and be responsible for the ownership, operation, and maintenance of private roads, parking areas, common usable ANC i �Nat_C, community facilities, recreation areas, buildings, lighting, security measures, and similar common elements in a Planned Unit Development. Said responsibilities and ownership of these areas shall be clearly articulated in the covenants for the development. 7) Amenities approved as a part of any PUD should be installed prior to the completion of the entire project. At least one (1) amenity shall be installed by the time 25% of the lots are developed and all amenities should be installed or completed prior to 75% of the lots being developed. No building permit shall be issued if a development does not meet these amenity requirements. TABLE 8 -1, REQUIRED AMENITIES CATEGORY AMENITY FEATURE SPORTS FIELDS, TENNIS COURTS, BASKETB#tL >-.,000RTS, ACTIVE RECREATION VOLLEYBALL COURT DISC GOLF COURSEK- °;SKATE FACILITIES BIKE PATHS, HIKING TRAILS, GOLF FACILITi[ SOF STOCKED FISHING POND, NATURE PRESERVE AREA AT LEAST 2 ACRES, HORSE SHOE PIT; WILDLIFE VIEWING AREA (IF PASSIVE RECREATION ADJACENT TO PRESERVED HABITAT), CAAIAP GROUNDS, EQUESTRIAN FACILITIES; MEDITATION AREA, WALKING PATHS OR TRAILS, PEDESTRIAN "BOULEVARDS, GREENS AND COURTS DOG PARKS, PICNIC AREAS,';PAVILLIONS, OUTDOOR PUBLIC GATHERING AREAS AMPHITHEATRE, CLUBHOUSE, GAZEBO, BBQ AREA, DOCK AREAS �COMMUNITY GARDEN, PARK AREA FAMILY RECREATIONAL AREAS TOOT LOT, § 5 SH PAD, SWIMMING POOL, PLAYGROUND M. CONSISTENCY WITH Wif USE PLAN Any proposed PUp shall - -- developed in accordance with the adopted Owasso Land Use Master Plan The, PU;)/ hall meet the Goals, Objectives and Action Strategies stated within the dlan. ' N gOMPATIBILII WITH SURROUNDING DEVELOPMENT Each PI - shall be' designed in a manner that is compatible with the surrounding de ekdonent4�n the area. If the proposed development is not in character with the syrroundirlae.farea, the PUD shall show how the development can be screened or employs t "echniques that will mitigate the incompatibility. 8.30 PROCEDURE A. PRE - APPLICATION MEETING A pre- application meeting is required prior to submitting a formal application for the proposed PUD project. This step offers the developer a chance to meet with City staff to discuss ideas related to the development of a PUD on a piece of property. City staff from different departments shall be available to discuss the project, answer questions and provide information to the developer. B. SUBMITTAL OF DEVELOPMENT APPLICATION After submittal of a completed PUD application packet with all required information, the Administrator shalt provide a professional review of the project and shall assist the developer in understanding the PUD process. 2. The Administrator shall require sufficient detail in the Conceptual Development Plan to provide an opportunity for the reviewing bodies to nadke informed decisions and evaluate compliance with the applicable approval l teria. 3. The Administrator shall provide recommendations rs additions to the PUD that would make the project Mon goals, purpose and standards of the PUD outlined in completion of a successful application, the PUD stiall,,bt available Planning Commission Agenda. C. TECHNICAL ADVISORY COMMITTEE (TAC) Prior to the Planning Cc Committee (TAC) shall documentation. The TAC shall provide engineering, planning, an; 3. All TAC comments shalt I reviewed by the Planning City PUD - cpanges or .n with the apfe'r. Upon on the next s Technical Advisory and all supporting the developer regarding utilities, by the developer prior to the PUD being or City Council. D. NEIGHBORHOOD MEETING A neighborhood" meting Ietween the applicant and adjoining property owners is strongly encouraged to J roduce the project and listen to any concerns of the citizens. If such ax.ingefing is held, City Staff will be present to answer procedural and Cittyirelafed `questions, but will otherwise observe and report on the discussionsheld at °'the meeting. Neighborhood meetings should be held at least 14 0%'�calendar dAys,ipnor to the project being heard by the Planning Commission. It is also g, ggesfed that developers provide the Homeowners Associations of urroun 1Jh neighborhoods with a copy of the proposed development plans. E. PP12ANNING COMMISSION The function of the Planning Commission is to listen to public concerns, afford the applicant or his or her designee an opportunity to make a formal presentation regarding the project, review the project for conformity with the requirements of this ordinance, and to offer suggestions regarding the project design as it relates to impacts to adjoining properties. It shall be the duty of the Planning Commission to review each PUD prior to consideration of the City Council. At the Planning Commission meeting, the applicant or his or her designee shall be present and shall present a conceptual development plan and such other narrative or other graphic information pertinent to the City's initial review and evaluation of the potential of the Planned Unit Development proposed. At the Planning Commission meeting, the applicant or his or her designee and interested citizens will have the opportunity to discuss the merits of the Planned Unit Development proposal. The Planning Commission will assess the proposal in light of ordinance guidelines and will take action after weighing the recommendations of the Staff, the applicant's presentation, and the community's response. ,,The Planning Commission shall review each application using the following process. 1. Planning Commission Action a) The Planning Commission shall review each PUD- 'application for conformity to this ordinance. The Planning Commission action shah "'follow the process identified in section 1330.3 of the Zoning Code. b) The Planning Commission shall study the proposed PUD I =application, taking into account the recommendations of the staff; the °'review criteria and other applicable standards in this,Ordinancew' If the Planning Commission determines that the ordinance<is nr b being met in certain areas, then they may make suggestions to the ;applicant and trraismit the suggestions to the City Council as part of their report :Tte vP(anning Commission shall hear from the general pubho and ehgage the developer in discussion of the project.° ,.F c) The Planning Commission shall'-' iscuss any potential issues that they feel the project has and ofPgY suggestions that may help the project meet the goals, puroAbsp, and crteria identified in this chapter and this information shalt be transit tted to ther'City Council. d) The Ptapnfr g. ComrTtission shall have 90 days to act on a PUD application from the Aiim e? of the submittal to the Community Development De ter 90 days the Planning Commission cannot render a flecisi "6 ,wrth It requested documents and information provided by the appp,,hcan% =;the applicant may proceed to the City Council for consideration. a= Delany the applicant in providing materials or documents to City staff s„ „hall t be counted towards the 90 days. Requests for changes and /or tional materials by the Planning Commission shall not be counted towards the 90 days. The 90 day review period shall only consist of time when an application is complete, the item placed on the agenda, and all requested materials or information have been provided. F. CITY COUNCIL The City Council shall make the final decision on any PUD application. A final PUD plan shalt be approved along with an Ordinance. The approved ordinance and PUD development plan shall dictate any future development on the subject property, unless the PUD is amended or expires. The City Council shall use the information provided by City staff, the recommendation from the Planning Commission, input from the public and the applicant to make a decision as approve or deny and proposed PUD. 1. The City Council may add conditions to the project that they feel are necessary to meet the intent of the PUD Ordinance. 2. Should the City Council require more information; the item can tabled to a future meeting. If any major changes are made to the plans ors. =ew information is brought forward after review by the Planning Commission; tf%, City Council may ask that the project return to the Planning Commission for revte-w:._ 3. All conditions imposed by the Council shall become kinding_ and shad' 6e met before the project may proceed. _ ,y 4. All planned development districts approved imgccordance with, provisions of this ordinance in its original form, or by subsequent amendments thereto, shall be referenced on the zoning districts map, and a [is t of such;Planned development districts, together with the category of uses permitted therein, shall be maintained in the Community Development Department. LJ PUD Process Pre - application meeting with Planning Submittal of application packet with fees Application reviewed and public hearing scheduled Notification prepared for newspaper and property posted with a sign Pre - Application Meeting with Planning Technical Advisory Committee Planning Commission Hearing City Council Hearing Final action and ordinance prepared 8.40 TIMELINE, EXPIRATION AND AMENDMENTS A. VALIDATION A PUD shall be validated once any portion of the property has been platted and recorded or a building permit is approved. B. ZONING ORDINANCE Because a PUD is a zoning action approved through City Council by Ordinance, the City shall file the ordinance approving the designation of a PUD on 9•' Pki: of land, with the County Clerk's Office upon platting and recording any poOwn of the PUD. C. EXPIRATION For any PUD in which there has been no building permit - issued nor any ,d6ion of the property platted after five (5) years since approval ,--by tbebCity Council, the PUD shall be considered null and void and shall be bKoUght back before the Planning Commission and City Council for consideration pa to any development on the property. Upon approval of the PUD by the Gity.Counc,>=t`�ie Administrator shall transmit in writing the date by which the PUQ willies pire. PUD's are approved with underlying zoning. The underlining zoning of tlhe -Ake still not expire, only the PUD overlay shall expire. D. CONFORMANCE WITH CURRENT Expired PUD's shall be requirec ordinances, and developmer1t'st E. EXTENSIONS recently adopted regulations, An extension may be granted "tiy;thed'ministrator for PUD's that are nearing the 5 year expiration Qe PUD's majr be extended one (1) time for a maximum of two (2) additional year y r d a [Otter is submitted to the Administrator asking for the extension no I two (2) months prior to the five (5) year expiration date. Said let terpst incite the following: 1 Re -a Q fthe extension 2 `at� 0 e no changes to the original PUD approved by the City Council. k 3 q ectedW—ate by which a portion of the PUD will be platted Tip &the ffieveloping party or an individual who has legal authority to sign its 6 behalf responsibly to ask for and sign the letter of extension. If no n h s been sought and granted, said PUD shall be considered expired. If no of the property has been platted nor any building permit received by the ity Development Department, within the two (2) year extension period, said I expire and a new PUD application must be submitted. 8.40.1 AMENDMENTS There may be instances when a change or amendment to the original PUD is necessary or desired. In these situations, the magnitude of these amendments is considered. There are two types of amendments that can occur with a valid PUD, a major amendment and a minor amendment. If amendments have been made, then a 11 determination shall be required as to whether or not said amendments constitute a major or minor plan change. A. MAJOR AMENDMENT A major amendment is described as a significant change that increases the density, intensifies the use, redistributes uses, or creates inconsistencies with the character of the PUD that was initially approved. A major amendment shall proceed through the entire PUD process as outlined in this chapter. The Administrator shall determine if the changes to the PUD meet th ��,iteria for a major amendment, is an appropriate change, and will maintain We spirit of what was approved in the original PUD. Modifications from the previp sij %approved PUD plan shall be deemed by the administrator to be a major gmen%gnt if said modifications cause one of the following to occur: e/1" "I <r. _,R 1. Increase the total number of dwelling units by 2. Reduce the amount of common open space originally approved; 3. Substantially change the location as shown on the approved PUD Example: An approved 100 acre commercial, and 70 acres;�q proposes to move the , mmerc, then it would be deerA to be a from what was non - residential areas >r20 "acres for office, 10 acres for single family. If the amendment another location within the PUD, 4. Eliminate a proposed us ifpat sjias approved with the original PUD that substantially OW%gges the cha •acfer of the project; 5. Change the locatfbnof the access points into the PUD or connections to adjoining residential welopment. Modifications in the location or design of minor streets= cul,_e -sacs, alleys, or facilities for water and for disposal of stormWgter aitd rwastewater internal to the development shall not be cons ice red3as a ii ajor amendment; 6. , rTplete elimination of a recreational feature that was identified in the ap'pjnvedrPUD, without replacing it with an in -kind feature. APPEAL An appeal from the Administrators decision that the changes to the PUD construe a mayor amendment shall be made in writing by filing a notice of appeal to the Planning Commission within ten (10) days of the Administrators decision. Said appeal shall be heard a regular meeting of the Planning Commission, at which time the applicant may defend his proposal. Appeals shall not require public notification. C. MINOR AMENDMENT Small changes that still meet the intent of the ordinance, do not increase the density in excess of 10 %, are consistent with surrounding development, and do not 12 pose a threat to the health, safety, or welfare of the City of Owasso can be administratively approved as a Minor Amendment. Minor amendments may also include relocation of landscape areas, parking areas, drive aisles, or other similar changes that are minor in scope. Minor amendments shall be approved administratively. Depending upon the nature of the amendment, the Administrator may be require the PUD to go before the Technical Advisory Committee JAC). 8.50 CONCEPTUAL DEVELOPMENT PLAN A. CONCEPTUAL SITE PLAN The required conceptual plan shall be a rendered plan ti-fat clearly articy[ates the overall concept of the PUD. Figure 8.2 illustrates an=' n =acceptable conceptual site plan rendering. The site plan shall include the entire PUD lea, and may include site plans of smaller areas to provide more specificity if the development is large. 1. The site plan shall include, at a minimum, the a. Name of the proposed develi b. Name and address of the prc c. Name of the preparer of the d. Graphic scale drawn at a sci preparation, and a 1pg4R development in relat, to n rks. The Coiany landma her e. Legal description of the o f. Total acre of the tray and xi 1:100, a north arrow, date of outlining the location of the in 1000 feet, schools, and other it lies shall be depicted acreage of the proposed area to be improved, and geage of open space g. Location and nameaof abutting subdivisions and City Limit Lines h. Wooded ar i- - as we ds, waterways, floodplain and floodway, ponds and other nataralffntures i. Generpl locationzof'all proposed streets j. Propo`s'ed densjxy of the development depicted in gross density figures (gross urnt's per acre of the entire development) k. LocaflQO aril identification of all land uses within the PUD shall be depicted. `I entifoa'ron of all amenity locations, detention areas, open space areas, et& L General location of parking areas for non single- family areas Depiction of any proposed walking trails, pathways, and buffer yards, including fences lr ri' Notation on the plan of how wide the buffer yards will be and how they will be landscaped o. Location and type of amenities provided 13 B. CONCEPTUAL DEVELOPMENT PLAN AS`"THE PRELIMINARY PLAT Should a conceptualf development plan be provided that goes into sufficient detail necessary for submittal of ;a preliminary plat, the plan may be used as the preliminary plat for the PUD project If; the conceptual development plan is to be used as the preliminary plat, If contain all of the required elements for preliminary plat approval outlined is tJie' subdivision regulations of the City of Owasso. If the PUD is approved wrtsite that is sufficient to be used as a preliminary plat, the applicant rnoy prac end to the final plat stage. It is not required that the entire develo merit, only the portion the applicant intends to develop intiall , the conceptual site plan can be used as the actual site planfor thttcje elopment if it has TAC comments that have been addressed. If the unchanged, additional TAC review will not be required. AND INTENT STATMENT A. REQUIREMENTS The design and intent statement shall clearly articulate the vision for the proposed development and shalt identify key elements of the project that justify using a PUD approach over conventional zoning. 1. At a minimum, the design and intent statement shall include some basic elements, listed below. 14 p. Overall project statement of proposed use and intent. q. List of the proposed land uses including residential densities r. List of all parties involved (applicant, owner, agent, plan preparer) s. Thorough narrative explaining why the development is appropriate, how it complies with the PUD ordinance. The applicant should explain how the PUD is consistent with the goals, purposes, and standards listed in this chapter. t. A statement regarding the compatibility of the proposed development with the surrounding area. The statement should address buffer zones, transition, screening, types of materials to be used, Sq .£ re footage of structures,. u. A table showing how the proposed PUD wilt gjObr from cu(rant bulk standards, with an outline of what sections of'the zoning ordrtiance or subdivision regulations that the PUD seeks reliellF6 n , . a. v. An outline of the covenants that wilt govern the prdoerty and information about the development of a Homeowners „Association:;and how they will govern the common areas. w. An anticipated timeline for deveiopment;-, whicWz,.Tn ay include a phasing plan. x. The PUD's consistency with the °dwasso Land`Q; se Master Plan. RESIDENTIAL SINGLE FAMILY NEW CONSTRUCTION MONTH END REPORT NOVEMBER 2012 Month 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 I January 54 30 31 22 13 25 15 17 18 19 CITY OF OWASSO RESIDENTIAL LOT INVENTORY STATUS November 30, 2012 SUBDIVISION Burberry Place (6/09) Camelot Estates (4107) Carrington Pointe 1 (1/11) Champions East (05/08) Champions West (5/08) Country Estates III (3/99) Country Estates VI (11/03) Crescent Ridge (02/08) Fairways V (8/99) Fairways VI (12/00) Falls at Garrett Creek (12/05) Falls at Garrett Creek Amended (12/05) Honey Creek (4/02) Keys Landing (3/08) Lake Valley IV (5/2010) Lakes at Bailey Ranch (10/07) Maple Glen (12/08) Maple Glen II (1/11) Nottingham Estates IV (8/01) Nottingham Estates V (3/01) Nottingham Hill (6/09) Preston Lakes (12/00) Preston Lakes III (10/04) Remington Park II (11104) Sawgrass Park 11 (04/05) The Summit at Southern Links (6/97) Watercolours (12/02) TOTALS # OF LOTS 89 139 171 66 45 61 37 101 71 42 85 24 202 131 114 235 98 93 20 44 58 272 147 84 96 31 40 2596 # DEVELOPED 59 52 69 6 3 58 36 93 57 40 84 22 198 99 92 196 95 82 17 43 9 243 144 82 94 26 31 2030 # AVAILABLE 30 87 102 60 42 3 1 8 14 2 1 2 4 32 22 39 3 11 3 1 49 29 3 2 2 5 9 566 Watercolours(12 /t The Summit at Southern Links (615 Sawgrass Park II (041C Remington Park II (1110 Preston Lakes III (10/0 Preston Lakes (1210 Nottingham HIII (610! Nottingham Estates V (3/0' Nottingham Estates IV (8/0' Maple Glen It (1/11 Maple Glen (1 WE Lakes at Bailey Ranch (10107 Lake Valley IV (512010 Keys Landing (3108 Haney Creek (4102 Falls at Garrett Creek Amended (12105; Falls at Garrett Creek (12/05; Fairways VI (12/00) Fairways V(8/99) Crescent Ridge (02108) Country Estates VI (11103) Country Estates III (3199) Champions Wesl(5/08) Champions East (05108) Carrington Pointe 1(1111) Camelot Estates (4/07) Burberry Place (6109) CITY OF OWASSO 0 50 100 150 200 250 300 COMMERCIAL NEW CONSTRUCTION MONTH END REPORT NOVEMBER 2012 Month 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 OCCUPANCY PERMITS NAME ADDRESS APPLICATION OPENING COMPLETE DATE DATE NOVEMBER 2012 Little Caesars Pizza 12375 E. 86 St. N. #102 11/8/2012 11/12/2012 Yes Sallie Beauty Supply 11628 E. 86 St. N 1018/2012 11/112012 Yes Coney I- Lander 12375 E. 86 St. N. #101 10/1/2012 11130/2012 Yes Through The Ages 8787 Owasso Exp #J -L 10/22/2012 11/1/2012 Yes OCTOBER 2012 12111 N Garnett 3/22/2012 3/22/2012 Yes Clean Spot Dog Wash 123 N. Main St. 10/1/2012 10/26/2012 Yes Barber & Style Shop 11622 E. 86th St. N. 10/15/2012 10/31/2012 Yes SEPTEMBER 2012 Halloween Express 11680 E 86 St N 9/3/2012 9/3/2012 Yes Taco Bueno 13502 E 116 St N 6/14/2012 10/9/2012 Yes Memory Lane Tea House 209 N Main St 3/4/2012 9/26/2012 Yes Eye Mart 9021 N 121 E Ave 9/10/2012 9/28/2012 Yes AUGUST 2012 JULY 2012 AT &T 7707 N Owasso Exp #7 7/1/2012 7/3/2012 Yes Boyd Dentistry 8415 N 125 E Ave 11/15/2011 7/20/2012 Yes JUNE 2012 The Copper Kiln 122 S Main St 6/1/2012 6/2912012 Yes MAY 2012 APRIL 2012 Luna De Noche 9500 N 129 E Ave #130 4/5/2012 4/12/2012 Yes Golden Dragon Taekwondo 13720 E 86 St N 4/5/2012 4/9/2012 Yes Blue Phoenix 9500 N 129 E Ave # 4/10/2012 4/26/2012 Yes MARCH 2012 Duffy's 11610 E 86 St N 3/5/2012 3/10/2012 Yes Life Church 14008 E 96 St N 5/2/2011 3/3/2012 Yes Edward Jones 9540 N Garnett 1/22/2012 3/22/2012 Yes Dayana's Hair Salon 11622 E 86 St N 3/2/2012 3/20/2012 Yes Iglesia Pentecostal 12111 N Garnett 3/22/2012 3/22/2012 Yes Idol Nails & Spa 12412 E 86 St N 3/14/2012 3/17/2012 Yes FEBRUARY 2012 Pet Hotel 8355 N. Owasso Exp. 2/1/2012 2/3/2012 Yes Green Hill Funeral Home 9901 N. Owasso Exp. 2/6/2012 2/1612012 Yes Akira Sushi Bar 9455 N Owasso Exp. #E 1/15/2012 2/10/2012 Yes Family Animal Medicine 9200 N. Garnett 2/22/2012 2/22/2012 Yes Owasso Medical Campus 12455 N. 100 E. Ave. #300 2/29/2012 2/29/2012 Yes JANUARY 2012 DECEMBER 2011 Dog Daycare & Kennel 8355 N. Owasso Expy 12/1/2011 12/1/2011 Yes PERMITS APPLIED FOR IN NOVEMBER 2012 ADDRESS BUILDER ADD /ZONE VALUE A.S.F. PERMIT# DATE 10533 N 121 E Ave Simmons Homes BBP /RS3 $ 142,725 2,595 12- 1101 -X 11/2/2012 7507E 83 St N Winkley Homes CARPI /RS3 $ 142,010 2,572 12- 1102 -X 11/2/2012 12901 E 86 St N jHeIter Bran Builders HS /CG $ 200,000 1,500 12- 1103 -C 11/5/2012 14499 E 86 St N #200 INEO Oversight SC /CG $ 120,000 1,400 12- 1104 -C 11/6/2012 9309 N 121 E Ave Izemco, Inc. SF /CS $ 5,000 180 12- 1105 -C 11/6/2012 12912E 86 St N GM Northrup Group OTC /CS $ 198,400 1,984 12- 1106 -C 11/6/2012 9025 N 121 E Ave CNF Signs SF /CS $ 4,000 64 1 12- 1107 -S 11/6/2012 11622 E 86 St N Claude Neon TL /CS $ 1,500 20 12- 1108 -S 11/6/2012 9455 Owasso Exp #A Sign -On TP /CS $ 12,000 196 12- 1109 -S 11/6/2012 15200 E 110 St N Simmons Homes LVIV /RS3 $ 105,710 1,922 12- 1110 -X 11/8/2012 15004 E 110 St N Simmons Homes LVIV /RS3 $ 105,710 1,922 12- 1111 -X 11/8/2012 10914 N 117 E Ave Icapital Homes MGII /RS3 $ 74,305 1,351 12- 1112 -X 11/14/2012 8533 N 77 E Ave IDenharn Homes CARPI /RS3 $ 132,000 2,400 12- 1113 -X 11/14/2012 8703 -P Owasso Exp lAnchor Signs OW /CS $ 1,600 34 12- 1114 -S 11/19/2012 10310 N 138 E Ave #200 Rainbow Signs CC /CS $ 2,000 36 12- 1115 -S 11/19/2012 9039 N 121 E Ave A -Max Signs SF /CS $ 16,500 176 12- 1116 -S 11/19/2012 10537 N 121 E Ave Simmons Homes BBP /RS3 $ 153,285 2,787 12- 1117 -X 11/26/2012 7411 E 84 St N Landmark Homes CP /RS3 $ 142,725 2,595 12- 1118 -X 11/26/2012 11909 E 84 St N Simmons Homes BP /RS3 $ 143,000 1 2,600 12- 1119 -X 11/28/2012 11907 E 105 PI Simmons Homes BP /RS3 $ 143,000 2,600 12- 1120 -X 11/28/2012 11013 N 154 E Ave Capital Homes LVIV /RS3 $ 85,525 1,555 12- 1121 -X 11/29/2012 11 Single Family $ 1,369,995 1 24,899 SgFt 4 Commercial Remodel $ 523,400 5,064 SgFt 6 Signs $ 37,600 526 SgFt 21 Total Building Permits $ 1,930,995 30,489 SgFt Cify of Owaysa111 N. Ma.ilo s* Owasso•, OK 74055