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HomeMy WebLinkAbout2016.03.07_Planning Commission AgendaG, V'q OF OWASSO < \b OF THE �RPi March 7, 2016 6:00 PM TYPE OF MEETING: DATE: TIME: PLACE: NOTICE FILED BY: TITLE: PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION Regular March 7, 2016 6:00 PM Old Central 109 North Birch Marsha Hensley 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 March 3, 2016. Marsha Hensley, Assistant City Pla ner OWASSO PLANNING COMMISSION Monday, March 7, 2016 at 6:00 PM Old Central 109 North Birch AGENDA 1. Call to Order 2. Flag Salute 3. Roll Cali 4. Presentation of the Character Trait of the Month - Patience 5. Approval of Minutes from the February 8, 2016 Regular Meeting. 6. Final Plat (Amended) - Ator Center II - Consideration and appropriate action relating to the request for the review and acceptance of a final plat proposing four (4) lots on one (1) block containing 5.87 acres. The subject property is Located north of the northwest corner of E. 86th St. N. and Hwy 169, on the west side of N. Garnett Road. 7. OA 16 -01 Annexation /Rezoning 16 -02 - 11595 E. 116th St. N. - Consideration and appropriate action relating to the request for the review and acceptance of an annexation and a rezoning of approximately .52 acres in size from AG (Agriculture) zoning district to CS (Commercial Shopping) zoning district. The subject property is located at 11595 E. 116th St. N., Owasso, OK. 8. OPUD 16 -02 /Rezoning OZ 16 -03 - Smalygo - Consideration and appropriate action relating to the request for the review and acceptance of a planned unit development with the underlying zoning of RTH (Residential Townhome) zoning district. The subject property is located at 13707 E. 96 St N. 9. Community Development Report • Report on Monthly Building Permit Activity • Director's Update 10. Report on Items from the February 24, 2016 TAC Meeting. • Easement Closure - Keys Landing II • OPUD 16 -02 /Rezoning OZ 16 -03 - Smalygo Property 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, February 8, 2016 The Owasso Planning Commission met in regular session on Monday, February 8, 2016 at Old Central per the Notice of Public Meeting and Agenda posted on the City Hall bulletin board at 1:00 p.m. on February 4, 2016. 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 David Vines Dr. Paul Loving Tim Miller A quorum was declared present. STAFF Bronce Stephenson Karl Fritschen Marsha Hensley Roger Stevens Dwayne Henderson Julie Lombardi Kyler Hallmark ABSENT Jennifer Koscelny Renee Mowery ITEM 4. Presentation of the Character Trait of the Month - Attentiveness ITEM 5. Approval of Minutes from January 11, 2016 Regular Meeting. The Commission reviewed the minutes. Tim Miller moved, seconded by David Vines, to approve the minutes from the January 11, 2016 meeting. A vote on the motion was recorded as follows: YEA: Dr. Loving, Miller, Vines NAY: None Motion carried 3 -0. ITEM 6. Lot Split - Penix Place - Consideration and appropriate action relating to the request for the review and acceptance of a lot split for Lot 1, Block 1, Penix Place. The proposed lot split will create three (3) lots, Tract A 1.106 acres, Tract B 1.138 acres and Tract C 3.904 acres. The property is located southeast of the southeast corner of East 76th Street North and North 129th East Avenue. OWASSO PLANNING COMMISSION February 8, 2016 Page No. 2 Karl Fritschen presented the staff report and described the location, The proposed lot split will create 3 lots. Mr, Penix was present to address any concerns, Discussion was held regarding the need for a utility easement to serve Tract B, as the closet point to access sewer is off 129th E. Ave, at the west boundary of Tract C. This item was taken to TAC on January 27, 2016. Staff recommends approval of the lot split for Penix Place. Tim Miller moved, seconded by David Vines, to approve the lot split, subject to TAC and Staff recommendations and subject to recording a book and page number for the 15 foot utility easement along the back property line of Tract A and B. YEA: Dr. Loving, Vines, Miller NAY: None Motion carried 3 -0. ITEM 7. OPUD 16 -01 /Rezoning 16 -01 - Somerset - Consideration and appropriate action relating to the request for the review and acceptance of a planned unit development with the underlying zoning of RS -3 (Residential Single Family) zoning district. The subject property is located approximately 1/4 mile west of the intersection of East 96th Street North and North 145th East Avenue, on the north side of East 96th Street North. Karl Fritschen presented the staff report and described the location, Staff recommends approval of OPUD 16 -01 with the underlying zoning of RS -3 (OZ 16 -01) be approved subject to addressing all TAC comments, The applicant was present to address any concerns, Mr. Steve Compton requested to address the Commissioners. Mr, Compton had concerns with the pond. He would like to see it a more natural shaped pond. He wants the area to stay as pristine as possible. He also discussed the clubhouse being moved to the west side of the property, This item was taken to TAC on January 27, 2016. David Vines moved, seconded by Tim Miller, to approve OPUD 16 -01 /Rezoning 16 -01, subject to TAC and Staff recommendations. YEA: Dr. Loving, Vines, Miller NAY: None Motion carried 3 -0. ITEM 8. Preliminary Plat - Somerset - Consideration and appropriate action relating to the request for the review and acceptance of a preliminary plat proposing forty -five (45) lots on six (6) blocks containing 9.5330 acres, The subject property is located approximately 1/4 mile west of the intersection of East 96th Street North and North 145th East Avenue, on the north side of East 96th Street North. Karl Fritschen presented the staff report and described the property location, The property is zoned AG and OM, but with the approval of the OPUD 16 -01 the property would adhere to RS -3 zoning, This item was taken to TAC on January 27, 2016. Staff OWASSO PLANNING COMMISSION February 8, 2016 Page No. 3 recommends approval of the preliminary plat for Somerset. David Vines ask the applicant to look at all the common areas in the development and state in the covenants that the developer will be responsible until a private HOA is established. Ms. Carmen Bruce, the applicant, stated that the covenants are under review at this time. Mr, Tim Terral with Tulsa Engineering and Planning explained that the hydraulics have been done, the stormwater runs west to east, The pond is for recreational use and will be stocked with fish and will also serve as a stormwater facility, We feel that it is best with the clubhouse next to the pond, David Vines moved, seconded by Tim Miller, to approve the preliminary plat, subject to TAC and Staff recommendations, YEA: Dr. Loving, Vines, Miller NAY: None Motion carried 3 -0. ITEM 9. Preliminary Plat (Amended) - Ator Center - Consideration and appropriate action relating to the request for the review and acceptance of a preliminary plat proposing four (4) lots on one (1) block containing 5.87 acres. The subject property is located on the northwest corner of East 86th Street North and Hwy 169, on the west side of North Garnett Road. Kyler Hallmark presented the staff report and described the property location. David Vines explained to the Commissioners that normally mutual access easements are shown between the lots, At this time we are not sure where they need to be. This will happen at the point the property changes ownership and site plans are submitted to the city. This item was taken to TAC on January 27, 2016. Mr. Dee Sokolosky was present to answer any questions. Tim Miller moved, seconded by Dr, Loving, to approve the preliminary plat, subject to TAC and Staff recommendations. YEA: Dr, Loving, Vines, Miller NAY: None Motion carried 3 -0. ITEM 10. Final Plat - Tyann Plaza VII - Consideration and appropriate action relating to the request for the review and acceptance of a final plat proposing three (3) lots on one (1) block containing 9,26 acres, The subject property is zoned CS (Commercial Shopping) zoning district, The property is located on the east side of Hwy 169, between East 86th Street North and East 96th Street North (the parcel is north of Buffalo Wild Wings). Kyler Hallmark presented the staff report and described the property location. This final plat proposes 3 lots in 1 block on a 9.25 acre tract. The property is zoned CS (Commercial Shopping). This item was taken to TAC on January 27, 2016, The applicant was present to answer any questions, OWASSO PLANNING COMMISSION February 8, 2016 Page No. 4 David Vines moved, seconded by Tim Miller, to approve the final plat, subject to TAC and Staff recommendations. YEA: Dr, Loving, Vines, Miller NAY: None Motion carried 3 -0. ITEM 11. Community Development Report • Report on Monthly Building Permit Activity, • Director's Update • Public Works Project Status Update - Roger Stevens • Update from City Manager - Warren Lehr David Vines expressed appreciation to the Public Works Department for all they do. ITEM 12. Report on Items from the January 27, 2016 TAC Meeting. • Lot Split - PenixPlace OPUD 16 -01 /Rezoning /Preliminary Plat -Somerset • Preliminary Plat ( Amended) - Ator Center II • Final Plat - Tyann Plaza VII ITEM 13. New Business (New Business is any item of business which could not have been foreseen at the time of posting of the agenda) ITEM 14. Adjournment - David Vines moved, seconded by Tim Miller, to adjourn the meeting. A vote on the motion was recorded as follows: YEA: Dr, Loving, Miller, Vines NAY: None Motion carried 3 -0 and the meeting was adjourned at 7:25 PM Chairperson Vice Chairperson DOW nneay wi out Limits. TO: The Owasso Planning Commission FROM: Bronce L. Stephenson, MPA Director of Community Development SUBJECT: Final Plat (Amended), Ator Center II DATE: March 7, 2016 BACKGROUND: The City of Owasso received an application for review and approval of a final plat for a replat of Ator Center II. The subject property is located on the west side of Garnett Rd, just north of E 86th St N. The property was originally platted as one lot, one block. The property has never been fully developed and has had temporary uses on it. SURROUNDING ZONING: Direction Zoning... Use Land Use Plan Jurisdiction North CG (Commercial Commercial Commercial City of Within PUD? General ) Within Overlay District? US -169 Overlay Owasso South CG (Commercial Commercial Commercial City of Owasso General ) East CG (Commercial Commercial Commercial City of General) Owasso West RS3 - (Single Family Single Family Residential City of Homes). Homes Owasso SUBJECT PROPERTY /PROJECT DATA: Property Size 5.87acres Current Zoning CG Commercial General Proposed Use Commercial Lots /Blocks 4 lots in 1 block Number of Reserve Areas N/A Within PUD? No Within Overlay District? US -169 Overlay Water Provider City of Owasso Applicable Pa backs /Fees N/A Streets (public or private) N/A ANALYSIS: The final plat for the replat of Ator Center II shows four lots in one block. The original dedications of right -of -way and utility easements is unchanged, though the replat does dedicate additional public utility easements. The new alignment will provide for buildable commercial lots, with lot 1 being set up for connection to the lot that currently has Trails End BBQ. Perimeter and Interior utility easements are shown on the final 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, detention, fire protection, landscaping, and sidewalks. The City of Owasso will provide sanitary sewer service and water to the property. TECHNICAL ADVISORY COMMITTEE (TAQ: The Technical Advisory Committee reviewed the preliminary plat for Ator Center II at their regularly scheduled meeting on January 27, 2016, The TAC comments are attached. RECOMMENDATION: Staff recommends Planning Commission approval of the final plat for Ator Center II. ATTACHMENTS: A. Area Map B. Aerial Map C. Final Plat for Ator Center II Afar Cenc ,-r 11 Final Plat 1" = 752 ft 02/2912016 i� i6 °V l s This map represents a visual display of related geographic information. Data provided hereon is not a guarantee of actual field condr`ons. To be sure of complete accuracy. please contact Owasso staff for the most up -to -date information_ Atar CE .,ar If Final Plat I" = 752 ft Amended 02129/20 16 This map represents a visual display of related geographic information. data provided hereon is not a guarantee of actualftefd conditions_ To be sure of complete accuracy, please contact Owasso star for the most up -to -date Information_ b sae P-IOC u..�o..ormoa Lolatteoe Mao Final Plat Ator Center 11 A RE- S®NeOOp . R �� .I. She. QN.609. PART or ME A/4 Ef THE 9F/4 OF SFETg119. µp A PMT OF ARE SN /4 OF W SW/4 OF SECIA" 2p. ALL BEWC W ipNH51W 31 MORTI µp gµCE 14 USA OF ARE INOVN fiM1SE µu Ycood. µ nor. . l0 TIE att pF pWARO TASA CWNW. N6µ0YA 410`9 N l B.DiM $1 e ACIE TRACT 2q@ rR SURVEYOR: OWNER/DEVElOPER: ENGNEEB: Benchmark Surveying de Cornerstone Center, Inc. Kellogg Engineering, Inc. Land Services, Inc. RIX Boa 572 6755 9aut1h 4060 Rood P,D. 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TO: The Owasso Planning Commission FROM: Bronce L, Stephenson Director of Community Development SUBJECT: Annexation & Rezoning of Property at 11595 E 116th St No DATE: March 7, 2016 BACKGROUND: The Community Development Department received a request for annexation and rezoning for property located at 11595 E 116 St No. The property is .52 acres in size and contains one residential structure and an outbuilding. The applicant is requesting to be assigned a Commercial Shopping (CS) zoning upon annexation. SUMMARY TABLE: Direction Zonin Use Land Use Plan Jurisdiction N/A RS -3 N/A Within PUD? City of North (Residential Residential Residential Owasso Storm siren fee of $35 /acre Single Famil N/A South Undeveloped Commercial Tulsa County A rculture RS -3 City of East (Residential Residential Residential Owasso Sin le Famil ) CS West (Commercial Commercial Commercial Tulsa County Shopping) SUBJECT PROPERTY /PROJECT DATA: Property Size .52 acres Current Zoning AG (Tulsa County) Lots /Blocks N/A Number of Reserve Areas N/A Within PUD? N/A Within Overlay District? N/A Water Provider Cily of Owasso Applicable Pa backs Storm siren fee of $35 /acre Streets (public or private) N/A ANALYSIS: The property is currently zoned AG (Agriculture) in Tulsa County and the first step to developing the property is to annex the property into Owasso's corporate limits. The applicant also requests to rezone the subject property from AG (Agriculture) to CS (Commercial Shopping). The proposed zoning on the property is appropriate because it corresponds to what the Land Use Plan prescribes for this location, which is for commercial uses. Any development that occurs on the subject property must adhere to all subdivision, zoning, and engineering requirements including but not limited to paved streets, landscaping, and sidewalks. COMPREHENSIVE PLAN CONSISTENCY: The Owasso 2025 Land Use Master Plan identifies the subject property and its surroundings as having a future land use of Commercial. The proposed rezoning to Commercial will be in conformance with the Land Use Master Plan. ANNEXATION COMMITTEE: The Annexation Committee met on February 24. 2016 and voted unanimously to recommend approval of the annexation request. RECOMMENDATION: Staff recommends Planning Commission approval of the annexation and rezoning request to annex the subject property into the corporate limits of the City of Owasso with an assigned zoning of Commercial Shopping (CS). ATTACHMENTS: A. Area Map B. Aerial Map C. Zoning Map Annexatiory mezoning L + —E119 ST NI _ E.11n 5TNf r E rl dflr—S" I, -------- _ I— + F t78 ST ST - N° '� ... in,. E7i8 STN —1 — -- — j, __... _. --- . ---- — 1 E 117 -STN" —Eat rl17P — a!--E , 117 -PLN l c � --- -- .., a w".._ __ :...Z f5tIT S2 ff j U I : III = 376 ft Oa6-a�yi.ryr 0310112016 ©'Z 16 -02 This 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. please contact Owasso star for the most up -to -date information. Annexation) rnezoning I" = 376 ft OA 16 -011 0310112016 OZ 16 -02 This map represent-, a visual display of related geographic information- Data provided hereon is riot a guarantee of actual Yield conditions- To he sure of complete accuracy, please contact Owasso star for the most up -to -date information. i 5P C damillim Subject Tract Owasso corporate Limits I I j/ l Subject 300' Radius � %; ail Tract M E 113 A N milli RS -3 U �- Q RMH W E1.13STN` Z ®Z -%6 -02 i mo o ci ' 4i° 0521 -14 The City Wit out Limits. TO: The Owasso Planning Commission FROM: Bronce L. Stephenson, MPA Director of Community Development SUBJECT: Planned Unit Development, PUD -16 -02 (OZ 16 -03) - Owasso Senior Living DATE: March 4, 2016 BACKGROUND: The City of Owasso received a Planned Unit Development (PUD) application for consideration of Owasso Senior Living from Smalygo Properties. The subject property is located at 13707 E 961h St N, one lot west of Christ's Church of Owasso. The proposed housing development is planned for senior townhome -style rental units. This development proposes an underlying Residential Townhome (RTH) zoning designation with a Planned Unit Development (PUD) overlay. SURROUNDING ZONING: Direction Zoning Use Land Use Plan Jurisdiction North RE (Residential Estate) Undeveloped Residential City of Owasso South RS -2 (Residential Single Family Homes Residential City of Owasso OPUD 16 -02 Sin le-Family) No Water Provider City of Owasso East AG (Agriculture) Single- Family Agriculture /Residential Residential City of Owasso West AG (Agriculture) Single- Family Agriculture/Residential Residential City of Owasso SUBJECT PROPERTY /PROJECTDATA: Property Size 2.59 acres Current Zoning AG (Agriculture) Proposed Use Attached Single Story Residential Dwelling Units Lots /Blocks N/A Land Use Plan Residential Number of Reserve Areas N/A Gross Dwelling Units /Acre 13.5 DU /Acre proposed Within PUD? OPUD 16 -02 Within Overlay District? No Water Provider City of Owasso Applicable Paybacks Storm siren fee of $35 /acre Potential Elm Creek Sanitary Sewer $1580.00 /Acre Streets (public or private) I 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: This PUD application was submitted to request the construction of senior living townhome style rental dwelling units on a single piece of property located at 13707 E 96th St N. The proposed project Identifies thirty -five (35) units which shall be under common - ownership. Though not required with a PUD, staff requested that the applicant rezone the property to a zoning district closely reflecting the intended use of the property and the project that will be developed. in this case the project closely mimics townhomes in terms of style and function as opposed to standard apartments, most commonly seen with true multi - family developments in Owasso. Further, the 2030 Land Use Master Plan supports the zoning of RTH in the residential land use category as an individual lot development with a PUD. Having an underlying zoning classification that most closely mirrors the proposed use makes the overall City zoning map consistent with the ultimate use that will be placed on the property. An example of an inconsistency due to not ensuring the underlying zoning is consistent is found in sections of Chelsea Park. This single - family neighborhood, to the east of the TTC/TCC Campus contains areas zoned Light Industrial (IL) because the underlying zoning was not changed with the PUD. Legally, there are no issues, however it creates zoning map and property title Inconsistencies. The subject property, located along the E 96th St N corridor, has seen recent development and is expected to see additional development with infill projects. There are established single - family neighborhoods to the south and west, with some remaining large agricultural tracts that will likely see future development projects. The recently adopted Owasso Transportation Master Plan identifies 96th Street from 129th to 145th as being designed as a wider complete street with boulevard by 2020. The concept of the proposed development is to create attractive, safe, and comfortable living units targeting the 55 years and older demographic. The development would consist of single -story, attached units arranged in four buildings that center around a courtyard that would house the majority of the amenities as well as promoting community and social interaction. The 35 proposed units would result in a gross density of thirteen and a half (13.5) units /acre, though staff has recommended a 10% reduction in the number of units (4), that would bring the number of units down to thirty -one (31) and reduce the gross density to under twelve (12) units /acre. The units are proposed to be one - bedroom units with an extra "craft" room or two bedroom units. The Owasso Senior Townhouse development is based off a concept that the applicant has developed successfully in Collinsville, which has now expanded to Skiatook and Oologah. The units would range from 700 - 850 square feet and would rent from approximately $750 -$900 per month. Based on the proposed price range, the units would rent for generally the same price as the 91netyEight in town, one of the premiere developments in the area. The units are constructed to be energy efficient and ADA accessible, with interior finishes that are seen in many higher -end developments throughout the City. The grounds will be under common ownership and management, eliminating the need for the individual occupants to do their own yard maintenance. The units would not be low- income nor allow assistance vouchers. The open space provided per the plan is proposed to exceed 20% and contain features that promote physical activity and social interaction. The Federal Housing and Urban Development (HUD) Agency has specific legislation in the form of the Housing for Older Persons Act of 1995 (HOPA), which regulates senior housing and its relation to the practice of fair housing law (see attachments). The HUD information stated that the applicant can maintain the property as 55 or older and can prohibit those younger or with children from leasing and occupying the premises without violating fair housing law. The owner must publish, market and adhere to policies and procedures that demonstrate intent to provide housing for persons 55 years and older. The applicant has stated that the development will be only for those over 55 years in age. With any PUD, amenities are required to be provided that will make the project more appealing, will keep property values high, and will provide recreational opportunities for future residents. Being a development targeting seniors, the amenities proposed are not the same as we may see from most single - family PUD neighborhoods, but are amenities catering to the needs of older adults, The amenities would include: • Sidewalks and walking paths throughout the development • Central greenspace and recreational area (for shuffleboard, croquet and horseshoes, etc.) • Gazebos • Outdoor BBQ and fire pits • Pond with aerator • Onsite storm shelters • A recycling area • Fire sprinklers in each unit City staff published legal notices of the PUD request in the Owasso Reporter and mailed notices to property owners within a three - hundred (300) foot radius of the subject property. After the applicant requested to delay the City Council hearing until the 5th of April, staff re -sent notices to all property owners within three - hundred (300) feet of the subject property to inform them of the change of date, COMPREHENSIVE PLAN CONSISTENCY: The adopted Owasso 2030 Land Use Master Plan (Plan) identifies the subject property and its surroundings as having residential uses, with RTH zoning as a possible zoning for the property, meaning it would be an allowed use in the right circumstances. The following is language taken directly from the GrOwasso 2030 Land Use Master Plan and provides reasoning for consideration of this type of development: In some instances, duplexes or tovinhomes may be appropriate in the Residential land use category. Typically, this vrill be accomplished using the Planned Unit Development (PUD) approach for development applications. As the City grovrs, it becomes more urbanized and development becomes more complex_ Therefore, more care needs to betaken +Then allowing higher density and more intense uses in developed areas. Considering this, duplex and townhome uses may be appropriate in some locations within the Residential land use district under certain conditions. Corresponding Zoning Classifications: • Agricultural (AGj • Residential Estate (RE) • Residential Single Family (RS -1, RS-2, RS -31 • Residential Duplex (RD) or Residential Townhome (RTH) — Allo,,ved as a single use if the proposed development is pat of an existing duplex or to+.vnhome development, or if functioning as a buffer beiween higher and lo, +ter intensity uses such as between single family residential and commercial, or is developed as a PUD as an individual lot or a multiple tot development. • Planned Un;i Developments [PUD] 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 and City Council 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. The developer held an optional neighborhood meeting at Bricktown Brewery in Owasso on Februaryl0, 2016. The applicant introduced the proposal and asked for input from neighboring property owners. The majority of the comments were that this was the wrong location for the development due to the proximity to more expensive homes. The applicant listened to the concerns of the citizens regarding the project, and as a result has taken measures to address some of the Issues raised. This item has been met with a great deal of opposition from surrounding property owners. The property owners incorrectly labeled the development as low- income units that would attract an element that would reduce the regional property values. There is no merit to the statement of the units being low income and the developer has stated repeatedly that he will not accept vouchers or other forms of assistance. Additionally, many of the statements have asked that the development be relocated to a lower income area of town. The issue to be decided with this 'proposed case is one of land use consistency. This development has been inaccurately described as spot zoning. That is not accurate, being that this development is a residential use in a residentially dominated area that has already seen higher - intensity development of numerous churches. Additionally, this item would be in compliance with the adopted GrOwasso 2030 Land Use Master Plan, therefore would not be considered spot zoning. TECHNICAL ADVISORY COMMITTEE REVIEW: This item was taken to the TAC for review on February 24, 2016 and the comments from this meeting are attached. After TAC review, the Community Development Department requested that the applicant make some changes to the PUD document and provide additional information. The applicant made the requested changes and provided the requested documentation. RECOMMENDATION: After considering the development proposal and the current and expected development of the area and consulting with the GrOwasso 2030 Land Use Master Plan, staff recommends approval of OPUD 16 -02 and OZ- 16 -03, with the following conditions: • The number of units be reduced by at least 10 %, or four (4)units • A community garden area be provided for the residents • At least two (2) trees or large shrubs per unit be provided on the site • A screening berm at least six (6) feet in height be provided along E 96th St N. Landscaping shall be provided atop and surrounding the berm to screen and soften the transition. • Perimeter screening fence of at least six (6) feet in height shall be constructed with steel support poles set in concrete along the western, northern and eastern boundaries. The smooth side of the fence shall be placed outward. • Signage along the E 961h St N frontage be constructed as a monument sign no greater than four (4) feet in height, and set in a landscaped bed • The development only be allowed as a Senior Living Units with only those 55 years and older allowed as tenants or residents, in accordance with Fair Housing Law. ATTACHMENTS: Area Map Aerial Map Zoning Map Land Use Plan Map Land Use Plan Matrix Land Use Plan Residential Use Description Outlined Development Plan Conceptual Site Plan Landscape conceptual Drawings Department of Housing and Urban Development (HUD) Information on Senior Housing 7 - - _ _ _ _ ---------- - 4; -- - - -- <; t w', Q w z: z E i PLN „I- II �i QPUD 16- 02t.jZ 16 -03 1" = 376 ft Smalygo 0211012016 Properties it f This map represents a visual display of related geographic information. Data provided hereon is not a guarantee o: actual =field conditions. To be sure of complete accuracy; please contact Owasso star for the most up -to -date information. \' f \i. _ __. , 'I -- -- t.z . - I 1" = 376 ft Smalygo 0211012016 Properties it f This map represents a visual display of related geographic information. Data provided hereon is not a guarantee o: actual =field conditions. To be sure of complete accuracy; please contact Owasso star for the most up -to -date information. OPUD 16- 0i, °JZ 16 -63 Smaiygaa 1" = 376 it 0211012016 = This map represents a visual display of related geographic information. Data provided hereon is not a guarantee of ac =sal field conditions. To be sure at complete accuracy, please contact Owasso staff for the most up -to -date in, rma ion_ RS.2 OM AG AG m 0 AG OtA OPUD 16 -02 Land Use Plan Map LEGEND Land Use Categorles OpmmeNd IntluoWNlRegtanalCmpbymwn _._. Neiphpm lvuetl Use(U,,N MW, ' SFH.. VSboypmg Alb. w,,✓.Ircy, BFHAVaby,ApanmeMS abate Bbil7 PvXr/ReuGlbn PWIiCNSOubame0uasl Public Be$Ttl fim(style rpmuy aebcrse Noslnd •'.;T ruhanal(Akt0aJbpurvq, wogdes, ddcaa). ® US166 OvWo,, DSWO 'GlemhfurAtlNUpn Gceciai DISWa ^W.•mtarvn Davebpmenl Disltict ract Plowebpdpbin PlsmletRStmet beet Blkemule/ Complete Slreei Usling bait AL ree Sbllae 6,Wg PwlG St t FWes Publics l O,Mm Almuip ® Fubre PaMantl Pltle/fmn:lt G[pp © H eptlal 0 PW Pea v GptlOwrse f cemetery ract 86th St N.1`' r G:.wW.yrW.rrr 1 µlr�„'a 76th LAND USE PLAN ZONING MATRIX 66th St. N. V-7 Base Zoning Districts Land Use Districts Parks and Recreational Public/ Institutional/ Quasi- Public Residential Transitional Neighborhood Mixed Use - Commercial Industrial/ Regional Employment Downtown Development DIACRA A ricuRure fAGI Allowed Allowed Residential Estate (PEI Allowed Allowed Residential Single Family (Ps-1 ) Allowed Allowetl P.esidentlal Single Family (RS -2) Allowed Allowed Allowed Residential Single Family (PS-31 Allowed 11 wed glloviz II wed Residential Duplex (RD) Allowed Possible Allowed w- Residential Townhome(RTH Allowed Passible Allowed Allowed Allowed Residential Multi - Family (RM ) Allowed Allowed I Allowed Allowed Office Light (OL) Allowed Allc.ved Allowed Allowed Allowed Office Medium (OM) Allowed Possrible Allowed Commercial Shopping CS Allowed Allowed Allowed Allowed Commercial General [CG) Commercial High Intensity If-.HI Allowed nn,...,..N Allowed .... Allowed ., Corresponding Zoning Classificai s Parks are permitted in all zoning districts. Land Use Plan Residential Development Informao>n specific Plan Recommendation Identify a suitable parcel of land in the northeastern portion of the City for the construction of a neighborhood park of 3 to 25 acres in size. This recommendation should be carefully weighed against projected revenues verses long term maintenance costs The Residential category represents the most predominant character of development in Owasso. This category typically is comprised of single family neighborhoods of varying lot sizes and represents the looniest intensity of all the use categories. Dwelling unit densities within the Residential category generally range from 2 to S units per acre. In some locations, particularly the eastern portions of the fence line in Roger's County, density can be as little 1 or fewer units per acre. Planned Unit Develop- ments may also be found in the residential land use category and may contain various intensities of residential housing. In most cases, the Residential use category is buffered from higher intensity uses such as Commercial with the Transitional use dis- trict. In some instances duplexes or townhomes may be appropriate in the residential land use category. Typically this will be accomplished using the Planned Unit Development (PUD) approach for development applications. As the City grows it becomes more urbanized and as such development becomes more complex. Therefore, more care needs to be taken when allowing higher density and more intense uses in developed areas. Consid- ering this, duplex and townhome uses may be appropriate in some locations. Zoning Classifications: Agricultural (AG) Residential Estate (RE) Residential Single Family (RS -1, RS -2, RS -3) Residential Duplex (RD) or Residential Townhome (RTH) — Allowed as a single use if the proposed development is part of an existing duplex or townhome development or if functioning as a buffer between higher and lower intensity uses such as between single family residential and commercial, or is developed as a PUD as an indi- vidual lot or a multiple lot development. Planned Unit Developments (PUD) PUD -16 -02 2.59 Acres LOCATED AT 13707 E 90 ST N, OWASSO, TULSA COUNTY, OKLAHOMA R 14 E E 100' St N SMALYGO PROPERTIES INC c/o KYLE SMALYGO 123 N 7T" ST COLLINSVILLE, 01( 74021 INFO @SMALYGOPROPERTIES.COM E 96th St N T 21 N ECEIVE 1 MAR 0 3 2016 BY; TABLE OF CONTENTS I. Development Concept i II. Property Legal Description ill. Development Standards— Statistical Summary IV. General Provisions Exhibit List Exhibit A — Aerial Photography Exhibit B — Conceptual Site Plan Exhibit C — Conceptual Utility Plan Exhibit D —Current Zoning Map Exhibit E — Conceptual Detailed Site Plan 6 3 5 6 7 8 9 10 11 12 1. DEVELOPMENT CONCEPT Owasso Senior Living (the "Development ") is a proposed boutique -style multi - family development of not more than thirty -five (35) Dwelling Units (see Exhibit B, "Conceptual Site Plan" and Exhibit E, "Conceptual Detailed Site Plan ", attached hereto). Living units will be made available to the public, but specifically targeted towards senior citizens as an alternative to other forms of elderly living facilities. The development concept consists of attached single family Dwelling Units, each with private parking spaces and access to shared outdoor amenities which are focused on an active senior lifestyle. Each Dwelling Unit will have frontage on a private street for convenience. The proposed Development will repurpose and replace multiple dilapidated structures currently existing on the Site, This redevelopment will replace a non - performing asset and will provide a residential stimulation to an already active growth area. The Site is currently zoned Agriculture (see Exhibit D, "Current Zoning Map ", attached hereto). The Development proposes the RTH District (residential townhouse) zoning designation, which allows for more flexibility with laying out Dwelling Units and providing meaningful open space. The Development will have a maximum gross density of approximately 13.5 Dwelling Units per acre which accommodates space for outdoor amenities targeted toward active seniors. Although Owasso has several assisted living facilities, there is a great shortage of high quality housing for active seniors seeking residence in a low maintenance dwelling with common space encouraging fellowship and community with neighbors. Approximately twenty percent (20 %) of the Site will be devoted to common space and amenities encouraging socialization and healthy activity. Such amenities will include, but will not be limited to: o paved walking trails and recreational areas for shuffleboard, horseshoes, croquet, and other activities focused on an active senior lifestyle while providing opportunities for easy access and daily exercise; • gazebos for gatherings, outdoor BBQ/fire pits, and bubbling water features providing opportunities to socialize; • practical, yet highly appreciated amenities will include storm shelters, recycling bins and energy efficient units. The Development will be enclosed on three sides (west, north and east sides) in privacy fencing consisting of six foot (6') cedar plank fencing with stone or brick columns. Beautiful landscaping including trees, shrubs and ornamental plants will adorn the entrance (south side) of the Development creating a personal, maintenance free outdoor environment. Further, the interior of the Development will also feature trees, shrubs and ornamental plants, as well as flower beds and a community garden area (see Exhibit E, "Conceptual Detailed Site Plan ", attached hereto). The Development will be managed by both part -time on -site staffing which will utilize the model unit (one of the proposed Dwelling Units) as well as full -time management through the Developer's offices in nearby Collinsville, Oklahoma, Based on the results of the affiliated locations of the Owasso Senior Townhouses, success of the Development is most certainly assured. Residents of the affiliated locations are thrilled with this addition to their communities as are the municipalities on which they are located. Many residents have expressed that there are no similar options anywhere in their area and that the developments are much needed. All residents have been pleased with the beautiful and welcoming exteriors and high -end interior finishes. They also greatly enjoy the outdoor areas which provide community and camaraderie with neighbors, and the safety of onsite storm shelters. They are so proud of their abode that they have chatted with prospective tenants visiting the model expressing the highest of praise and have made numerous referrals. M 11. LEGAL DESCRIPTION The Development is located on a single lot, located at 13707 E 96"' Street North, in the city Of Owasso, State of Oklahoma, and is more particularly described as: The West 198' of the SW '/o of the SE % of the SE % (SW /4 SW /4 SE /4) of Section 16 (Sixteen), Township 21 (Twenty -one) North, Range 14 (Fourteen), East of the I.B. &M, Tulsa County, State of; LESS AN D EXCEPT the South 33 feet for Highway. of Oklahoma, According to the survey there The above described property will hereinafter be referred to as the "Site" and the boundary of the Site is as depicted on Exhibit A, "Aerial Photography ", attached hereto. 5 111. DEVELOPMENT STANDARDS —STATISTICAL SUMMARY Total Project Area: +/- 112,860 SF 2.59 acres Residential +/- 112,860 SF 2.59 acres Permitted Uses: Uses permitted as a matter of right in RM- zoning district in the City of Owasso Zoning Ordinances, including landscaped features and recreational facilities and uses customary accessory to permitted uses. Maximum Number of Dwelling Units: 35 Project Density 13.52 Dwelling Units per Acre Lot Width 198 Feet Maximum Building Height off Street Parking 20 Feet Minimum one and a half (1.5) parking spaces required per Dwelling Unit Minimum Livability Space per Dwelling Unit: 800 SF Minimum Land Area per Dwelling Unit 3,100 SF IV. GENERAL PROVISIONS A. ACCESS AND CIRCULATION: Access for the property will be from 96th Street North. All units will be designed to facilitate the movement of emergency vehicles around the Site. B. PUBLIC UTILITIES: A water main is available directly on 96th Street. It is unknown what capacity of the Municipal storm sewer is available to the Site /if any. A detailed Hydraulic Analysis Report will be prepared for the City of Owasso for pre- construction and post completion. See Exhibit C, "Conceptual Utility Plan ", attached hereto for more details. C. ENVIRONMENTAL ANALYSIS AND TOPOGRAPHY. The Site generally slopes from North to South. The Site currently drains to a common bar ditch along the north side of 96th Street. D. EXISTING ZONING AND LAND USE: The Site is currently zones AG (Agriculture). Adjacent parcels are used for residential /church (see Exhibit D, "Current Zoning Map ", attached hereto). E. SIGNAGE: One (1) sign shall be permitted along the 96th Street frontage, not to exceed thirty square feet (30 SF) in size, and five feet (5') in height. F. LANDSCAPING AND OPEN SPACE: Except as modified herein, landscaping shall be as provided in accordance with "Chapter 20 — Landscape Requirements" of the City of Owasso Zoning Ordinance. Many of the planned landscaping features are shown on Exhibit E, "Conceptual Detailed Site Plan ", attached hereto. G. SITE PLAN REVIEW: No building permit for the Development shall be issued until approved by the City of Owasso as being in compliance with the Planned Unit Development concept and development standards. H. SCHEDULE OF DEVELOPMENT: Initial construction of the Development is anticipated to commence by the middle of the calendar year 2016, once the PUD and the plat (or plat waiver) have been completed and approved by the City of Owasso. I i SeniorTownhouses EXHIBIT A Al 1,51-d 4'ili,'d � � 11;:1:" Ili(.l litdl7ltG 'irtl�dl''.III:iS'd!Pll!Ih!t I�'d'�Il��ii�J6�llll' ,, I PUD SentorTownhouses EXHIBIT B CONCEPTUAL SITE PLAN 1`' -1 98'-1 NO, Vol 7ir ILL I FUG SeniorTownhouses EXHIBIT C Cf,NCEPTUAL UTILITY PLAN 19V ---r 96th STREET NORTH - - -- -198' r rl RESIDENTIALMx UNPLATTED V4 RESIDENTIAL UNPLATTED RESIDENTIAL UNPLATTED CHRISi'SCHURCH ,l, OF OWASSO �� A'f RESIDENTIAL UNPLATTED RESIDENTIAL RESIDENTIAL Y RES[OEIiFIi NOTINGHAM AM UNPLATTEDK „I s n RESIDENTIAL . RESIDENTIAL RESIDENTIAL NOTINGHAM NOl1NGHAM NOTINGHAM a h RESIDENTIAL „. NOTINGHAM RESIDFNTWL RESIDENTIAL 1 NOGINGNAM NOTINGHAM lop i �, EXHIBIT E CONCEPTUAL DETAILED SITE PLAN (see pocket attached) P E 1 12 Y PUD -16 -02 I 1 I TABLE OF CONTENTS Tab No. Description 1 Conceptual Elevations of Owasso Senior Townhouse Development 2 Photographs of Collinsville Senior Townhouse Development 3 Conceptual Elevations of Berm and Landscape (96`h Street) 4 Photographs of Comparable Berm and Landscaping 5 Photographs of Comparable Entranceway Landscaping/ Signage 6 Letter of Support — City of Collinsville 7 Letter of Support — City of Skiatook B Photographs of Owasso homes constructed by Smalygo Properties 7 m N '�;_� a S'',e �` � � r���•aa*,.r as � . ..;,�. 4y I If I II �I I� i I �1 t i i t �"�✓�,}.^,. *d Y it 1 . yr k T y Q,Qg L'h r £A`Np, ' Yr m -rRr -- —. ' PLANTtNG,�, 59icr% SIGNAGE 6LOGK SRICK COLUMN PKIVG wA,Y KOLuWAY (<1loT+4sT.N.) PKO7USE-p S I110fZ I-NINCA BRICK U cOLLJMN LANDSCAPIVir- 13Ef?Ms TF.r--as L PLANTINGS 591 C r, >tc' IiA4S 13LOCY Ao MWENA-f KOAoWA-( (qoTI4 ST. N.) LAN P-,r-Aflr-- VtbVl (1.00 K i N C, N,7 R:1 H.) rr"MoseD SE-mof" LIVINC:1 LAMDSCAFINa DE:rMS MAK- 2o161 sr=N[L?R L-IVINCi 5. de i M1l 1 � ¢ he•. $ N 1 x C rVk ✓y,£ „i'g 4 £ t 4 A R y x` 1 S f s F i �3 5. de i M1l 1 � ¢ he•. $ N 1 x C rVk ✓y,£ „i'g 4 £ t 4 A R <: ",!'. -,: , I ", -, rRY �251 % �� `� J �` t Y py�+,x� }, r`. e�}r � �li I �i i� •°� �`.pi f Yp n \ jy� iIl Tr- 1Il :times r .....y =?�y _ x .-n .. n .. YAA . • } r. .n .. Y Q> a, 4 l A 9 }a; 6 l ! F }d l N l 1v w n , -x P .,rOH I� J ur m`N I3 �'4 Aq c'.ntyr of Collinsville 10G N 12` Street Collinsville, Oklahoma 918.371.1010 February 25, 2016 City of Owasso Planning Commission Owasso City Commission RE; Kyle Smalygo Senior Townhomes I would like to take this opportunity to tell you of the Senior Townhomes that Mr. Kyle Smalygo has built in Collinsville. The homes are very well constructed, both Interior and exterior, Mr. Smalygo Is keen to detail and therefore his finished product is always aesthetically pleasing, He holds high standards regarding both construction and location. Therefore, the results of the Collinsville Senior Townhomes have provided not only a much - needed development for senior living but also a beautiful, well planned environment for senior living. The City of Collinsville loves the end product that Mr. Smalygo creates. i hope that he will be given every consideration to continue to build in Owasso also. You won't be disappointed. Respectful) l Pain Polk "/ City Manager cc Kyle Smalygo Moor Oftf UNIX 01 Gamakwook P 0 Box 399, Skiatook, OK 74070 - (918) 396.2797 - FAX (918) 396 -3300 February 23, 2016 To Whom It May Concern; In the fall of 2015 Smalygo Properties, Inc., which Is a premier real estate developer and home builder approached the City of Sklatook about proposed new development in the downtown area for senior living. Recognizing the need for quality housing for active Senior Citizens seeking residence in a low maintenance dwelling, Smalygo Properties seemed to be the right fit, Additionally at the same time, the City ofSkiatook was approached bytwo other developers from Kansas City that were interested in Senior housing that would cater more to the restricted income seniors, so it was exciting to see Skiatook could possibly offer the best of both worlds and the need was certainly present. in prep of the possible development with Smalygo Properties, the City of Skiatook staff began to survey properties built in Collinsville and other surround communities to determine if in fact Smalygo Properties metthe standard Sklatook desired in cateringto the more affluent seniors. Surprisingly, but not shocked we found the quality of the townhomes in the above mentioned communities were far better than we expected and very appealing. The proposed development, Senior Living Townhouses, Is a boutique -style multi - family development consisting of attached single family dwellings, each with private parking spaces and access to shared outdoor amenities. Each unit will have frontage on a private street /alley for convenience. Beautiful landscaping includingtrees, shrubs and ornamental plants will adorn the development and entry way of units creating a personal, maintenance free outdoor environment. Residents of Skiatook are thrilled with this addition to our community. Many have expressed there are no similar options In Skiatook and it is much needed. For Skiatook seniors who Live, Work and Play, this development is the perfect solution that is classy and desirablel Sincer Dan Yancey City Manager 7 'z C § � �f i J l} t YeMgg f`• ? � `� �"" A'y �,k'� I I g I I m, y 'f 77 s i J� E ee �N -- .8121eIC K . PKIV6 W AY BERM /LANDSCPAPE SCREENING CONCEPTUAL MAN' 161 r-S MKOV -Vvt-b S>_NfoF< LlvltvrA KOAGYJAY (GIwT+4 5T. N.)- ' PROPOSr_o SSWIOK !LIVING LANDSCAPING BERM �TORMWATEF RETENTION ARc-A oRNM-WAY PRI VAGY CROSS - SECTION CONCEPTUAL OF 96th 71ccC -.5 + PLANTIIJCaS SRi�K -- 6RiCKSIGNAGE COL iMN GR05,� �C- G1' {O1J �LOOKiII'G EA`>Ti E NOT7iNGNAM ESTATES FENCE 3/2/2016 Senior Housing- HUD Pronl'1111offlcus > rlir Hounino > Senior Housing Senior Housing: What you should know... Mousing for Older Persons The Fair Housing Act (FHAct) protects all residents from discrimination on the basis of race, color, national origin, religion, sex, handicap or familial status (families with children under the age of 18 living with parents or legal guardians; pregnant women and people trying to get ^ustody of children under 18). The "Housing for Older Persons" Exemption: The Fair Housing Act specifically exempts some senior housing facilities and communities from liability for familial status discrimination. Exempt senior housing facilities or communities can lawfully refuse to sell or rent dwellings to families with minor children. In order to qualify for the "housing for older persons" exemption, a facility or community must prove that its housing is: ® Provided under any State or Federal program that HUD has determined to be specifically designed and operated to assist elderly persons (as defined in the State or Federal program); or • Intended for, and solely occupied by persons 62 years of age or older; or • Intended and operated for occupancy by persons 55 years of age or older. In order to qualify for the "55 or older" housing xemption, a facility or community must satisfy each of the following requirements: • At least 80 percent of the units must have at least . one occupant who is 55 years of age or older; and .. .. ..... _. -,____..._ .,M.,,,..1..,1. hnitolnn „�nl� >nW.q 114 31212016 Senlor Housing- HUD ® The facility or community must publish and adhere to policies and procedures that demonstrate the intent to operate as "55 or older" housing; and • The facility or community must comply with HUD's regulatory requirements for age verification of residents. The "housing for older persons" exemption does not protect senior housing facilities or communities from liability for housing discrimination based on race, color, religion, sex, disability, or national origin. HUD is ready to help with any problem of housing discrimination. If you think your rights have been violated, you may file a complaint online, write a letter or telephone the HUD office nearest you. You have one year after the alleged discrimination occurred or ended to file a complaint with HUD, but you should file it as soon as possible. Reminder: Protection If You Have A Disability If you or someone associated with you: • Has a physical or mental disability (including hearing, mobility and visual impairments, cancer, chronic mental illness, HIV/ AIDS, or mental retardation) that substantially limits one or more major life activities • Has a record of such a disability or • Is regarded as having such a disability, a housing provider may not: • Refuse to let you make reasonable modifications to your dwelling or common use areas, at your expense, if it may be necessary for you to fully use the housing. (Where reasonable, a landlord may permit changes only if you agree to restore the property to its original condition when you move.) • Refuse to make reasonable accommodations in rules, policies, practices or services if it may be necessary for you to use the housing on an equal basis with nondisabied persons. Example:A building with a "no pets" policy must allow a visually impaired tenant to keep a guide dog. Example:An apartment complex that offers tenants ample, nassigned parking must honor a request from a mobility - 'mpaired tenant for a reserved space near her apartment if it may be necessary to assure that she can have access to her apartment. ..... ... . . . . - - x ,.....1­7, 214 3/2/2016 Senior Housing- HUD However, the Fair Housing Act does not protect a person ho is a direct threat to the health or safety of others or who currently uses illegal drugs. Accessibility Requirements for New Multifamily Buildings: In buildings with four or more units that were first occupied after March 13, 1991, and that have an elevator: Public and common use areas must be accessible to persons with disabilities All doors and hallways must be wide enough for wheelchairs All units must have: An accessible route into and through the unit Accessible light switches, electrical outlets, thermostats and other environmental controls Reinforced bathroom walls to allow later installation of grab bars and Kitchens and bathrooms that can be used by people in wheelchairs. a building with four or more units has no elevator and was first occupied after March 13, 1991, these standards apply to ground floor units only. These accessibility requirements for new multifamily buildings do not replace more stringent accessibility standards required under State or local law. Useful Links: Housing for Older Persons Act of 1995 (HOPA)Links Housing for Older Persons Act of 1995 (HOPA) Regulation HOPA Guidance for Hurricane Evacuees HOPA Questions and Answers Disability Links Joint HUD /DOJ Statement on Reasonable Accommodations under the Fair Housing Act Joint HUD /DOJ Statement on Reasonable Modifications under the Fair Housing Act Joint HUD /DOJ Statement on the Design and Construction Requirements Assistance Animals For People With Disabilities 314 I RESIDENTIAL SINGLE FAMILY NEW CONSTRUCTION MONTH END REPORT FEBRUARY 2016 Month 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 1 January 13 25 15 17 18 19 15 22 12 15 2 February 14 19 23 29 17 15 26 21 19 26 3 March 25 35 30 46 14 27 27 31 23 0 4;Aprll 30 31 36 31 19 26 26 36 27 0 5 May 60 23 27 30 20 23 19 17 15 0 6[June 27 21 34 23 19 24 19 12 11 0 7 July 23 24 28 17 20 15 27 23 20 0 8August 27 18 28 19 12 15 18 19 33 0 9 September 17 40 20 11 12 12 28 15 13 0 10 October 31 15 36 13 10 21 15 19 23 0 11 November 26 10 13 1 8 11 7 21 25 0 12 December 8 6 13 9 10 16 11 34 7 0 Totals 301 267 303 246 179 224 238 270 228 41 YTD 27 44 38 46 35 34 41 43 31 41 CITY OF OWASSO RESIDENTIAL LOT INVENTORY STATUS February 29, 2016 SUBDIVISION # OF LOTS # DEVELOPED # AVAILABLE Burberry Place (6109) 89 87 2 Camelot Estates (4107) 139 109 30 Carrington Pointe 1(1/11) 171 163 8 Carrington Pointe I Extended (10/15) 15 9 6 Champions East (05/08) 66 30 36 Champions West (5/08) 45 30 15 Country Estates 111 (3/99) 61 58 3 Country Estates VI (11/03) 37 36 1 Crescent Ridge (02108) 101 93 8 Fairways V (8/99) 71 66 5 Fairways VI (12/00) 42 41 1 Falls at Garrett Creek (12/05) 85 84 1 Falls at Garrett Creek Amended (12/05) 24 23 1 Hickory Creek 50 49 1 Honey Creek (4/02) 202 198 4 Keys Landing 1 (3/08) 131 121 10 Lake Valley IV (5/10) 114 112 2 Lake Valley V (9/30) 78 65 13 Lake Valley V Phase 2 82 63 19 Lake Valley V Phase 3 71 24 47 Lakes at Bailey Ranch (10107) 235 232 3 Maple Glen (12/08) 98 98 0 Maple Glen 11 (1/11) 93 90 3 Maple Glen III (5/13) 43 41 2 Maple Glen IV (6/2/14) 92 76 16 Nottingham Estates IV (8/01) 20 18 2 Nottingham Estates V (3101) 44 43 1 Nottingham Hill (6/09) 58 14 44 Park Place at Preston Lakes 93 78 15 Preston Lakes (12/00) 272 243 29 Preston Lakes III (10/04) 147 144 3 Remington Park II (11104) 84 82 2 Sawgrass Park II (04/05) 96 94 2 The Summit at Southern Links (6/97) 31 27 4 Watercolours (12/02) 40 31 9 TOTALS 8120 2772 348 Watercolours (12J02 The Summit at Southern Links (6197 Sawgrass Park II (04105 Remington Park II (11104 Preston Lakes III (10104 Preston Lakes (12100 Park Place at Preston Lake: Nottingham Hill (6/09 Nottingham Estates V (3/01 Nottingham Estates IV (8101 Maple Glen IV (612114 Maple Glen III (5113, Maple Glen II (1111, Maple Glen (12108', Lakes at Bailey Ranch (10/07', Lake Valley V Phase Lake Valley Phase: Lake Valley V (9/30; Lake Valley IV (5110) Keys Landing 1(3108) Honey Creek (4/02) Hickory Creek Falls at Garrett Creek Amended (12/05) Falls at Garrett Creek (12105) Fairways VI (12100) Faimays V (8/99) Crescent Ridge (02J08) Country Estates VI (11/03) Country Estates III (3/99) Champions West (5108) Champions East (05/08) Carrington Pointe I Extended (10115) Carrington Pointe 1(1111) Camelot Estates (4/07) Burberry Place (6109) Ca Y t1'ld ��]'FGF'bY�] 0 50 100 150 200 250 300 ■Lots Developed OTotal Lots COMMERCIAL NEW CONSTRUCTION MONTH END REPORT FEBRUARY 2016 Month 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 1 January 4 4 1 1 3 1 1 1 1 2 2February 3 2 0 1 3 1 1 0 2 1 3 March 2 0 1 3 0 0 0 1 2 0 4 April 0 4 1 1 1 0 4 0 2 0 5 May 1 1 2 1 2 1 0 0 0 0 6 June 1 1 2 0 0 2 1 2 3 0 7 July 0 1 0 0 0 0 1 0 0 0 8August 3 1 0 0 2 2 0 0 0 0 9 September 28 3 0 0 0 0 0 3 2 0 10 October 4 1 0 0 1 0 4 0 1 0 11 November 1 1 2 2 1 0 1 3 1 0 12 December 1 1 0 1 0 0 1 2 0 0 Totals 48 20 9 10 13 7 14 12 14 3 YTD 7 6 1 2 6 2 2 1 3 3 11 11'1 111 111 Rite "Tyra �,a„. 11111 P'f • i x . • 11 111 � €y A f, �, �' P `R 111111 •:• 111 •/ 111 1 111 1• 111 111 OCCUPANCY PERMITS NAME ADDRESS DATE COMPLETE FEBRUARY 2016 Butcher Bros. Meats 13720 E 86 St N #160 2/8/2016 Yes JANUARY 2016 Liquids 11413 E 96 St N #300 1/25/2016 Yes DECEMBER 2015 Firehouse Subs 9538 N Garnett Rd #101 12/312015 Yes 76th Street Professional Plaza 12899 E 76 St N #106 12/8/2015 Yes Genscripts Pharamacy 9538 N Garnett Rd #102 12/31/2015 Yes NOVEMBER 2015 - Adaline 11413 E 96 St N #100 11/19/2015 Yes Oxford Owasso Memory Care 11113 E 103 St N 11/25/2015 Yes Titan Black 403 W 2 Ave #101 11/6/2015 Yes MJ Executive Management 14601 E 88 PI N 11/5/2015 Yes SAHO Animal Hospital 12555 E 86 St N 1 111 8/2 01 5 Yes OCTOBER 2015 MedExpress 11760 E 86 St N 10/12/2015 Yes Walmart Neighborhood Market 11551 N 129 E Ave 10/14/2015 Yes Ohana Arts 13720 E 86 St N #150 10/15/2015 Yes Alter -You Tailoring 8505 N 121 E Ave 10116/2015 Yes Rejoice Elementary School 10701 N 129 E Ave 10/26/2015 Yes SEPTEMBER 2015 9100 N Garnett Rd, #J 7/31/2015 Yes Arby's Roast Beef Restaurant 11500 N 140 E Ave 9/8/2015 Yes Buffalo Wild Wings 9263 N Owasso Exp 10/3/2015 Yes AUGUST2015 12806 E 86 PI N #B &C 8/1/2015 Yes Communication Federal Credit Union 12300 N 86 St N #A 8/10/2015 Yes AMC Urgent Care 9003 N Garnett Rd; 9/1/2015 Yes Academy Sports & Outdoors 8959 N Garnett Rd" 9/5/2015 Yes Family Cuts 11230 N Garnett Rd #C 8/10/2015 Yes Taco Bell 13315 E 116 St N 9/2/2015 Yes Owasso Drug 12802 E 86 St N Yes JULY 2015 Golden Dragon Taekwondc 8517 N 129 E Ave 7/6/2015 Yes FFO Home Furniture 12932 E 86 St N 7/24/2015 Yes It's A Small World 11211111213 N Garnett Rd 7/2212015 Yes Paint & Barrel 9455 N Owasso Exp #K 7/31/2015 Yes Dairy Queen 9495 N Owasso Exp 7/13/2015 Yes Owasso Foot Massage Center 9100 N Garnett Rd, #J 7/31/2015 Yes CB Guns & Sports 9100 N Garnett Rd #K 712712015 Yes Nutrition Spark 12711 E 86 PI N #105 7/2/2015 Yes Mind & Body Essentials 12806 E 86 PI N #B &C 8/1/2015 Yes Janie & Raye 12302 E 86 St N 7/31/2015 Yes JUNE 2015 Craft & Barrel 208 E 5 St #J 6/3/2015 Yes Gerry Horner Automotive 2068 N Main St 6/4/2015 Yes Kirk Chiropractic 8514 N 128 E Ave 6/15/2015 Yes MAY 2015 APRIL 2015 Scissoriail Provisions 702A N Main St 4/6/2015 Yes State Farm 9100 N Garnett Rd 4/28/2015 Yes MARCH 2015 Sprouts Farmers Market 9601 N 133 E Ave 4/1/2015 Yes PERMITS APPLIED FOR IN FEBRUARY 2016 ADDRESS BUILDER ADD /ZONE VALUE A.S.F. I PERMIT# 9319 N 139 E Ave Hensely Custom Homes NEIV /RS3 $ 300,000 4,768 16- 0201 -X 14502 E 114 St N Capital Homes LVVIII /RS3 $ 120,505 2,191 16- 0202 -X 7508 E 82 PI N Hayes Custom Homes CARPIE /RS3 $ 132,000 2,400 16- 0203 -X 7617 N 144 E Ave Denham Homes CE /RS3 $ 187,000 3,400 16- 0204 -X 7613 N 144 E Ave Denham Homes CE /RS3 $ 187,000 3,400 16- 0205 -X 7609 N 144 E Ave Denham Homes CE /RS3 $ 187,000 3,400 16- 0206 -X 7621 N 144 E Ave Denham Homes CE /RS3 $ 187,000 3,400 16- 0207 -X 7618 N 144 E Ave Denham Homes CE /RS3 $ 187,000 3,400 16- 0208 -X 12013 E 109 St N Simmons Homes MGIV /RS3 $ 100,815 1,833 16- 0209 -X 15517 E 87 PI N Simmons Homes PPPL /RS3 $ 202,730 3,686 16- 0210 -X 15509 E 87 St N Simmons Homes PPPL /RS3 $ 142,120 2,584 16- 0211 -X 12006 E 109 St N Simmons Homes MGIV /RS3 $ 100,815 1,833 16- 0212 -X 15416 E 87 St N Simmons Homes PPPL /RS3 $ 153,285 2,787 16- 0213 -X 15507 E 87 St N Simmons Homes PPPL /RS3 $ 158,400 2,880 16- 0214 -X 10906 N 120 E Ct Simmons Homes MGIV /RS3 $ 105,710 1,922 16- 0215 -X 7708 N Owasso Exp Encino's 3D Custom Pro FC /CG $ 2,500 50 16- 0216 -S 12802 E 101 PI N RECD Enterprises OMP /CS $ 1,400,000 4,427 16- 0217 -C 7412 E 82 PI N White Hat Homes CARPIE /RS3 $ 157,575 2,865 16- 0218 -X 7918 N 144 E Ave Wahle Homes CE /RS3 $ 190,410 3,462 16- 0219 -X 9035 N 121 E Ave TBD SFM /CS $ 342,000 1,820 16- 0220 -C 8600 N 150 E Ave Home owner . PL /RS3 $ 8,000 384 16- 0221 -X 11084 N 144 E Ave Simmons Homes MG /RS3 $ 105,710 1,522 16- 0222 -X 11017 N 121 E Ave Simmons Homes MGIV /RS3 $ 111,980 2,036 16- 0223 -X 12009 E 109 St N Simmons Homes MGIV /RS3 $ 111,430 2,026 16- 0224 -X 8706 N 155 E Ave Simmons Homes PPPL /RS3 $ 158,235 2,877 16- 0225 -X 14709 E 114 St N Simmons Homes LVVIII /RS3 $ 92,015 1,673 16- 0226 -X 12899 E 76 St N A -Max Signs 76STPP /CS $ 4,200 48 16- 0227 -S 9500 N 129 E Ave #130 Acura Neon CC /CS $ 150,000 153 16- 0228 -S 7800 N Owasso Exp #A Mike Hudgens FC /CG $ 20,000 680 16- 0229 -C 11005 N 120 E Ave Blue Haven Pools MGIII /RS3 $ 20,000 303 16- 0230 -P 7512 E 82 PI N Hayes Custom Homes CARPIE /RS3 $ 126,500 2,300 16- 0231 -X 14703 E 114 St N Simmons Homes LVVIII /RS3 $ 92,015 1,673 16- 0232 -X 11314 N 148 E Ave Simmons Homes LVVIII /RS3 $ 123,695 2,249 16- 0233 -X 14135 E 88 St N Rustic Homes CE /RS3 $ 160,000 2,824 16- 0234 -X 10902 N 120 E Ct Simmons Homes MGIV /RS3 $ 130,790 2,378 16- 0235 -X 8787 N Owasso Exp #E Fastsigns MVSC /CS $ 5,000 66 16- 0236 -5 8291 N Owasso Exp Fastsigns 31-I /I1- $ 5,000 32 16- 0237 -5 afy ofowp�.i:u N. Ma-i. St. owa� , OK 74055 PERMITS APPLIED FOR IN FEBRUARY 2016 ;,26 Single Family $ 3,711,735 67,001 SgFt 1 Residential Remodel $ 300,000 4,768 SgFt 1 Accessory $ 8,000 384 SgFt 1 New Commercial $ 1,400,000 4,427 SgFt 2 Commercial Remodel $ 362,000 2,500 SgFt 5 Signs $ 166,700 349 SgFt 1 Pool $ 20,000 303 SgFt 37 Total Building Permits $ 5,968,435 79,732 SgFt Ci, y of Owasso 111 N, Ma;.w5f: Owalw, OK 74055 PERMITS APPLIED FOR WITHIN OWASSO FENCELINE - FEBRUARY 2016 ADDRESS COUNTY BUILDER SUBDIVISION TYPE VALUE 17615 E. 86th St N Rogers Harris Construction Un latted New Home $85,000.00 16604 E. 115th St. N. Rogers Simmons Homes Quailbrook Est. New Home $164,340.00 11379 N. 168th E. Ave. Rogers Simmons Homes Quallbrook Est. New Home $165,180.00 18951 E. 108th St N. Rogers John Keim Rolling Meadows Accessary $15,000.00 16695 E. 79th St. N. Rogers Stan Built Construction Eagles Landing Accessory $25,000.00 6870 Wilderness Trail Rogers Executive Homes Greystone 11 New Home $230,000.00 7015 N. 198th E. Ave Rogers Executive Homes The Ridge it New Home $210,000.00 9355 N. 154th E. Ave Rogers IMeadows Builders Paradise Valley Accessory $25,000.00 10019 N. Kentallen Rogers Ijohn James Construction Clear Brook Accessory $87,750.00 10019 N. Kentallen Rogers lJohn James Construction Clear Brook Accessory $47,500.00 11303 N. 166th E. Ave Rogers Simmons Homes Quailbrook Est. New Home $129,780.00 11313 N. 165th E. Ave Rogers Simmons Homes Quailbrook Est. New Home $154,380.00 6737 E. 86th PI. N. Tulsa PMCCorporation Sheridan Crossing New Home $395,000.00 6802 E. 87th St. N. Tulsa Celebrity Homes Sheridan Crossing New Home $369,000.00 6904 E. 88th St. N. Tulsa Celebritv Homes Sheridan Crossing New Home $380,000.00 8735 N. 71st E. Ave Tulsa Smalygo Properties Sheridan Crossing New Home $250,000.00 6911 E. 86th Pl. N. Tulsa Celebrity Homes Sheridan Crossing New Home $369,000.00 7003 E. 88th St. N. Tulsa jCelebrity Homes Sheridan Crossing New Home $380,000.00 11861 N. 126th E. Ave Tulsa Decor Construction N/A Residential Remodel $174,715.00 8124 N. 68th E. PI. Tulsa Ismalygo Properties Sheridan Crossing Accessory $30,000.00 8120 E. 112th St. N. Tulsa Kelly Herneisen Countryside Estates Accessory $25,000.00 8939 N Garnett Rd Tulsa I Rodger Higinbotham Commercial Commercial Remodel $550,000.00 Single Family $3,281,680.00 Multi Family n/a Residential Remodel $174,715.00 Accessory $255,250.00 New Commercial n/a Commercial Remodel $550,000.00 Other n/a Total Building Permits $4,261,645.00 0 T1 City Wit aut Limits. TO: WARREN LEHR CITY MANAGER FROM: CHELSEA M.E. LEVO DIRECTOR OF ECONOMIC DEVELOPMENT BRONCE L. STEPHENSON DIRECTOR OF COMMUNITY DEVELOPMENT SUBJECT: MONTHLY DEVELOPMENT REPORT DATE: February 26, 2016 NEW BUSINESS DEVELOPMENT • Zaxby's Chicken -- 12807 E 86th St N • Existing building has been taken down • Construction to begin soon • Amber Crossing - 11413 E 96th St N o Liquids Wine and Spirits • Relocated from 9540 N Garnett Rd • Open for business o Adeline's • Relocated from 9210 N Garnett Rd • Open for business o One vacant 1,500 sf space available for lease. • Caudle Center Phase III /Fairway Marketplace - 9538 N Garnett Rd • Construction completed • Firehouse Subs is open for business • GenScripts Pharmacy is open for business • One vacant space available for lease • LaQuInta Inn - 8949 N Garnett Rd • Under construction • Footings have been poured • Braum's - location on north side of E 96th St near the Garnett intersection o Construction is underway • Braum's - 11503 E 76th St N • Tear down and rebuild of existing store to begin after construction of new E 96th St N & N Garnett Rd store. • Plans are complete and building permit has been issued. • Owasso Express Laundry - 9700 N Garnett Rd • New building (8,710 sq ft) to house new Laundromat and 2 commercial tenants • Under construction and nearing completion • Owasso Laundromat - 12802 E 86th PI N o Under construction • Dusty's Grill and Cantina - 7708 N Owasso Expressway • New Mexican restaurant in former Blondie's Pizza location • Projecting to open first quarter of 2016 • PJ's Pub and Grille - 9500 N 129th E Ave o Former Compadres location o Under construction • Starbucks - 13506 E 116th St N • Under construction • Walls are framed and building is sheathed in • Valley National Bank- 13510 E 116th St N o Awaiting plans, but maybe a year or two before construction. • Ohana Arts - 13720 E 86th St N, Suite 150 • New arts studio, now open for business • Renaissance Shopping Center, former Drop Zone for Kids location • Take Home Cafe - 7800 N Owasso Expressway, Unit B • New prepared meals /take out restaurant • Now open for business • J's Hallmark - 12906 E 86th St N o New Hallmark store informer Madalyn's Hallmark location • HomeGoods -- 9018 N 121st E Ave #500 • Moving into Pier 1 location • Pier 1 closed on February 24. • Butcher Bros. Meats - 13720 E 861h St N, Suite 160 o New business, opened February 13 • Wheels & Thrills - NE Corner of E 106m St N and N Garnett Rd • New skating rink • Site plan was approved last year. Awaiting submittal of building plans. RESIDENTIAL DEVELOPMENT • Lake Valley V, Phase III - Construction is complete. Lots are being filled with new single - family homes. • Cottages at Tallgrass Point - 266 -unit apartment complex to be located at the northwest corner of E 86th St N & N Mingo Rd. • Buildings are under construction. • DEQ permits have been received and all infrastructure work is now under way. • Abbott Farms - New residential subdivision located to the west of the South Sports Park along E 106th St N. 166 single - family residential lots are planned for this neighborhood. Public Works is reviewing plans. • 98 Apartments - New buildings under construction. • Carrington Pointe Phase II has been approved and construction should begin within the next few days. • Hickory Creek Phase II is under construction. BUSINESS RETENTION & EXPANSION (BR &E) • Rejoice Christian Campus - 10701 N 129th E Ave • Phase II construction Is underway. • Building Permits have been issued for the Support Facility and Concession /Locker Room for Rejoice High School. • First Christian Church - 10100 N Garnett Rd o Addition to building - 13,145 sq ft addition. Construction is underway. • Garrett Creek Center - 11560 N 135m E Ave o Retail space formerly occupied by Alexander's Furniture is being divided into three tenant spaces: 2,277 Sq. Ft., 7,154 Sq. Ft., 4,653 Sq. Ft. • Panera Bread -- 12417 E 96th St N o Filed for a building permit to add a drive -thru window. o The menu board will be on the east side of the building and the service /point of contact window will be on the back north wall of building. • AMC Owasso 12 - 12601 E 861h St N o AMC Theaters bought out the existing theater, Starplex Cinemas. • Charity Auto Sales - 8884 N Garnett Rd o Relocating to E 116th St N PRESENT David Vines Karl Fritschen Daniel Dearing Jake Kester Earl Farris AT &T Marsha Hensley AEP /PSO Fire Dept. Cox Bronce Stephenson. Police Dept. OWASSO TECHNICAL ADVISORY COMMITTEE Wednesday, February 24, 2016 City Hall, Lower Level Conference Room ABSENT Rural Water District #3 ONG Chelsea Levo NOTES FROM FEBRUARY 24 "' TAC MEETING 3. Lot Split #OLS 16 -01 This item was pulled from the agenda. 4 Easement Closure — Keys Landing II Cox- At &T- * No comments. • No comments David Vines- 0 Make sure this closure is filed as two (2) easement closures. AEP /PSO- • No comments. Public Works- * No comments. Community Development- * No comments. Police Dept- * No comments. Fire- * No comments. 5. PUD 16 -02 — Smalyeo Properties Cox- At &T- * We will work together for the conduit need at a later date. • No comments David Vines- • Possibly provide a larger format for the Planning Commission packets. • Define the amenities such as landscaping & walking paths on a large scale. • Provide a lighting plan. • Provide a landscape plan. • Show the fencing that will be around the perimeter. • Provide a picture of the sign. • Provide trash dumpster illustrations. • Show the mail service station. • Check the parking spaces to make sure it's the correct amount per code. AEP/PSO - • We will need to know the meter location if AEP is providing the service. Public Works- • We will discuss water and sewer at a later date. Community Development- • There may be a need for a larger ADA handicap parking space. • Define the amenities • Show a front entry sketch for the Planning Commission and City Council meetings. • Submit building elevations for Planning Commission and City Council meetings. Police Dept- * No comments. Fire Dept.- • We will discuss our needs at a later date.