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HomeMy WebLinkAbout2008.06.09_Planning Commission AgendaPUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION TYPE OF MEETING: DATE: TIME: PLACE: NOTICE FILED BY: TITLE: Regular June 9, 2008 6:00 PM Old Central 109 North Birch Larissa Damaby City Planner Filed in the office of the Owasso City Clerk and posted at the north entrance to City Hall at 2:00 PM on June 5, 2008. Larissa DamabyI City Pl er - OWASSO PLANNING COMMISSION Monday, June 9, 2008 at 6:00 PM Old Central 109 North Birch AGENDA 1. Call to Order RoII Call j Approval of Minutes from the May 12, 2008 Regular Meeting. �l Rezoning- PUD 08-01— A request to review and approve a Planned Unit Development 08 -1 with an underlying zoning designation ofRS -3 (Single Family Residential) involving 50.5937 acres, located on the east side of North 145`h East Avenue and about a half of a mile north of East 100h Street North. 5. Rezoning- PUD 08 -02— A request to review and approve a proposed 7.5 acre q t Planned Unit Development 08 -02 with an underlying zoning of CG (Commercial General), located on the east side of Garnett Road along the west side of the Owasso Expressway, south'of what is recognized as Smith Farms. 6. Preliminary Plat — Lake Valley V —A request for the review and acceptance of the Lake Valley V Preliminary Plat of two hundred thirty -one (23 1) residential lots, in seven (7) blocks on approximately 50.59 acres, located north of the existing Lake Valley, on the east side of N. 145`h E. Avenue about a quarter of a mile south of State Highway 20 (East 116th Street North). Preliminary Plat — The Sevens— A request for the review and acceptance of The / Sevens Preliminary Plat proposing five (5) lots in one (1) block on approximately 7.5 acres of property, located on the east side of Garnett Road along the west side of the Owasso Expressway, south of what is recognized as Smith Farms. Final Plat — Maple Glen— A request for the review and acceptance of the Maple Glen Final Plat of ninety -nine (99) residential lots in seven (7) blocks on approximately 14.26 acres, located on the east side of North Garnett Road and approximately a half of a mile north of East 106th Street North. l Final Plat — Lake Ridge Shopping Center— A request for the review and acceptance of the Lake Ridge Shopping Center Final Plat of one (1) lot one (1) block on 0.65 acres of land, located on East 86th Street North and about a quarter / of a mile west of North 129`h East Avenue. M. Final Plat — Coventry Gardens Amended Revised— A request for the review and acceptance of an amendment to the Coventry Gardens Final Plat, located on the north side of East 96th Street North about a quarter of a mile east of North Mingo Road. 1 Final Plat — Owasso One— A request for the review and acceptance of the Owasso One Final Plat. The Final Plat proposes one commercial lot being 1.15 acres in size and one multi- family residential lot being 16.34 acres in size, in one (1) block on 17.49 acres of property, located between the Owasso Sportspark and / the SK &O Railroad, on the north side of East 106th Street North. Y2. Site Plan — Owasso One— A request for the review of the Owasso One site plan, !!! proposing 200 multi - family dwelling units on approximately a 16.3 acre parcel of property. The subject property is located between the Owasso Sportspark and the SK &O Railroad, on the north side of East 106`h Street North. /3- Report on Mqqullthly Building Permit Activity. cx Gv-.J N6-Tj 14. Report on Planning Items Previously Forwarded to City Council. 15. Adjournment. OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Monday, May 12, 2008 Owasso Old Central 109 North Birch, Owasso, Oklahoma MEMBERS PRESENT David Vines Marilyn Hinkle Dan Draper MEMBERS ABSENT Duane Coppick Charles Brown STAFF PRESENT Eric Wiles Marsha Hensley Chelsea Harkins Daniel Dearing Joe Nurre Julie Lombardi The agenda for the regular meeting was posted at the north entrance to City Hall on May 7, 2008 at 1:00 PM. 1. CALL TO ORDER - Marilyn Hinkle called the meeting to order at 6:00 PM and declared a quorum present. 2. ROLL CALL 3. CONSIDER APPROVAL OF THE MINUTES OF APRIL 7, 2008 REGULAR MEETING - The Commission reviewed the minutes of April 7, 2008 regular meeting. David Vines moved to approve the minutes and Dan Draper seconded the motion. A vote on the motion was recorded as follows: David Vines - Yes Marilyn Hinkle - Yes Dan Draper - Yes The motion was approved 3 -0. 4. Drainage Easement Closure - A request to review and approve the closure of a drainage easement, located at 10603 East 860' Street North. Marilyn Hinkle presented the item and the staff report was reviewed. Eric described the property location. The tract is zoned for CG (Commercial General). The existing land use is a gas station/convenient store. The applicant is requesting that the existing drainage easement on the property be vacated because the existing structure currently encroaches upon the easement. The Technical Advisory Committee reviewed the item at their regular meeting on April 23, 2008. There were no comments. Staff recommends approval of the closure. Mr. Ted Sack with Sack and Associates was present to answer questions. David Vines moved to approve the drainage easement closure; Dan Draper seconded the motion. A vote on the motion was recorded as follows: David Vines - Yes Marilyn Hinkle - Yes OWASSO PLANNING COMMISSION May 12, 2008 Page No. 2 Dan Draper - Yes The motion was approved 3 -0. 5. OZ 08 -03 - A request to review and approve the rezoning of approximately 0.24 acres from an RS -3 (Single Family Residential) Zoning District to an RD (Residential Duplex) Zoning District, located at 109 West 2'a Street North Marilyn Hinkle presented the item and the staff report was reviewed. The rezoning process was described. The property is currently developed with a single family dwelling unit but shall be removed from the property prior to the issuance of a building permit. Letters were mailed to surrounding property owners and the legal advertisement was published in the Owasso Reporter. The staff recommends approval of the rezoning request. The applicant was present to answer any questions. Dan Draper moved to approve the rezoning; the motion was seconded by Marilyn Hinkle. A vote on the motion was recorded as follows: David Vines - Yes Marilyn Hinkle - Yes Dan Draper - Yes The motion was approved 3 -0. 6. Preliminary Plat - Owasso One - A request to review and approve a preliminary plat proposing one commercial lot and one multi - family residential lot, on 17.49 acres of property zoned Planned Unit Development #07 -03 located at 9917 East 106 Street North. Marilyn Hinkle presented the item and the staff report was reviewed. Eric described the property location and the development process was described. The preliminary plat proposes one commercial lot being 1.15 acres in size and one multi - family residential lot being 16.34 acres in size, in one (1) block on 17.49 acres of property. The access into the Owasso One site will be from East 106' Street North. The Technical Advisory Committee reviewed the request on April 23, 2008, there were no comments. Staff recommends acceptance of Owasso One preliminary plat. Discussion was held regarding the need for a second access. Marilyn Hinkle moved to approve the preliminary plat subject to the following recommendations: • Indicate the detention and drainage plans on the final plat. • Show the roadway easement on the final plat. • Address the limits of no access on final plat. David Vines seconded the motion. A vote on the motion was recorded as follows: OWASSO PLANNING COMMISSION May 12, 2008 Page No. 3 David Vines - Yes Marilyn Hinkle - Yes Dan Draper - Yes The motion was approved 3 -0. 7. Report on Monthly Building Permit Activity 8. Economic Development Report. 9. Report on Planning Items Previously Forwarded to City Council. 10. Adjournment - Marilyn Hinkle moved, Dan Draper seconded, to adjourn the meeting. A vote on the motion was recorded as follows: David Vines - Yes Marilyn Hinkle - Yes Dan Draper - Yes The motion carried 3 -0 and the meeting was adjourned at 6:45 PM. Chairperson Vice Chairperson Date MEMORANDUM TO: PLANNING COMMISSION CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: OPUD 08 -01 DATE: MAY 27, 2008 BACKGROUND: The City of Owasso has received a request from Lake Valley Investment Group, LLC applicant/owner, for the approval of a Planned Unit Development (PUD) involving 50.5937 acres. The property is located on the east side of North 145th East Avenue and about a half of a mile north of East 106th Street North. The proposed OPUD 08 -01 will take the underlying RS -3 zoning designation to guide the development of single - family homes. A general area map and a complete legal description of the property have been attached for your information and review. Existing Zoning Designation: AG Proposed Zoning Designation: RS -3 Planned Unit Development Number 08 -01 The subject property is currently zoned for AG ( Agricultue). Land to the north is zoned AG (Agriculture), land to the east is zoned RS -40 (Tulsa County- Single Family Residential), and land to the south is zoned RS -3 PUD 08 -01 (Single Family Residential, Planned Unit Development 08 -01). ZONING HISTORY In January, 2008 the Owasso City Council approved annexation of the subject property. CONCEPT OF A PUD: The concept of a Planned Unit Development is to provide a creative alternative to conventional development where a particular tract is under common ownership or control and where a detailed development plan, outlining the development of the tract as a unit is proposed and submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance in accordance with a complete and coordinated plan of development for a larger parcel, rather than piecemeal individual changes using the variance process. The supplemental zoning district PUD must be approved by the City Council as a prerequisite to the Planned Unit Development. LEGAL PLANNING CONSIDERATIONS OF PUDS ALLOWED BY CODE: USES PERMITTED - The Owasso Zoning Code allows for all types of residential uses and 29 types of commercial uses within a residential planned unit development. The applicant requests only one use - single - family residential. BULK AND AREA REQUIREMENTS - The Owasso Zoning Code allows one dwelling unit per 8,400 square feet in an RS -3 PUD. The applicant is requesting a maximum of 250 dwelling units on the 50.59 acres. °Within an RS -3 PUD, the minimum allowable lot size requirement is 5800 square feet, and the �5 minimum allowable lot width is 20 feet. The applicant requests a minimum lot size of 5,000 `square feet and a minimum lot width of 50 feet. BUILDING HEIGHT AND YARDS - There is no set maximum building height or minimum yard size set by the Owasso Zoning Code. The applicant requests a maximum building height of two stories and a minimum front and rear yard size of 20 feet and minimum side yard size of 5 / 5 feet or 0 / 10 feet. ANALYSIS: OPUD 08 -01 (Lake Valley V) is a proposed planned unit development (PUD) comprised of 50.59 acres. The development concept behind the Lake Valley V PUD is residential. The applicant /owners of the property intend only to develop single family residential homes on the subject site. The subject PUD application is part of a continuance of direction in the overall development scheme for the area. As the market has evolved, the property owners feel it is appropriate and feasible to develop the area for residential purposes, as prescribed by the Master Land Use Plan for the City of Owasso. The staff concurs that a residential development would be consistent with the development pattern taking hold in east Owasso and this pattern of growth is compatible with the Owasso Land Use Master Plan. According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on any PUD application and determine the following: 1. Whether the PUD is consistent with the Comprehensive Plan. 2. Whether the PUD is in harmony with the existing and expected development of surrounding areas. 3. Whether the PUD is a unified treatment of the development possibilities of the project site. 4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance. a. To permit innovative land development while maintaining appropriate limitation on the character and intensity of use assuring compatibility with adjoining and proximate properties; l b. To permit flexibility within the development to best utilize the unique physical J features of the particular site; c. To provide and preserve meaningful open space; and d. To achieve a continuity of function and design within the development. COMPREHENSIVE PLAN CONSISTENCY: The Owasso Land Use Master Plan identifies the subject property and its surroundings as having a future land use of residential. As previously stated it is the desire of the applicants /owners to develop the area for residential single - family use. HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT: Again, this PUD proposes a residential component that is part of a development concept for the area that calls for single - family development. Similar residential developments along 145ie East Avenue have developed, such as Lake Valley V. FUTURE PLANNING ISSUES: Future planning issues must still be considered if the PUD is approved. If approved, the applicant must submit a preliminary plat, infrastructure plans, and a final plat that must be approved by the City of Owasso. A property owners' association is proposed and at the platting stage of the development, detailed covenants and restrictions incorporating all conditions of the PUD will be submitted. Sidewalks will be required along all public right -of -ways associated with the subject property. Perimeter sidewalks must be installed at the time of overall development, while the internal walks may be constructed as individual lots are developed. The applicant has identified the terrain of the area as relatively flat terrain. The existing soils on the site would appear to create no unusual development problems that are not typically encountered in development in and around the City of Owasso. On -site detention is required and will be further defined at the platting stage. Any future development on the property will be served sanitary sewer by the City of Owasso. Water services shall be provided by Rural Water District No. 3 Rogers County. The staff published legal notice of the PUD request in the Owasso Reporter and mailed notices to property owners within a 300' radius of the subject property. To date, the staff has received no oral opposition concerning the request. RECOMMENDATION: The staff recommends approval of OPUD 08 -01 with the following conditions: Y 1. That the applicant's development text and Conceptual Development Plan be considered to be the Outline Development Plan as required by the PUD Chapter of the Owasso Zoning Code; 2. That unless specifically set out in the standards and conditions of this PUD, all single - family lots shall meet the requirements of a typical RS -3 district; 3. That prior to the issuance of building permits, the applicant is subject to the platting requirements of the City of Owasso and all subsequent conditions imposed by the Owasso Technical Advisory Committee; 4. That no building permits be issued within any portion of the PUD until the developer meets all criteria outlined within Chapter 8 of the Owasso Subdivision Regulations; 5. All covenants of any subdivision plat containing property within the PUD shall incorporate all PUD standards and conditions of approval and make the City of Owasso beneficiary; 6. That a detail drainage report certified by a registered engineer be submitted at the time of platting; 7. Sidewalks will be required along all public roadways abutting or within the property; 8. That all entrance landscape and/or monuments are reviewed and approved by the Planning Commission; 9. The Planning Commission reserves the right to prescribe additional buffering, screening and setbacks during the platting process; 10. Show sideyard setback plan on the subdivision plat. ATTACHEMENTS: 1. General Area Map 2. OPUD 08 -01 Development Outline Plan r y LAKE VALLEY V CITY OF OWASSO 08/07/07 Legend Is FOR INFORMATION PURPOSE ONLY AND IS NOT INTENDED TO T AN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS WITHOUT Y OR REPRESENTATION SY CITY OF OWASSO OF ITS ACCURACY. I I1 N. Main Street P.O. Box 180 Owasso, OK 7 &055 918.376.1500 Lake Valley V Planned Unit Development No. XXX PREPARED BY: Tulsa Engineering and Planning Associates, Inc. 6737 South 85°i East Avenue Tulsa, OK 74133 May 2, 2008 M TABLE OF CONTENTS Page I. Development Concept .................. ............................... 1 Exhibit A - Conceptual Illustration Plan Exhibit B - Conceptual Illustration Plan - Lake Valley Exhibit C - Amenities Plan Exhibit D - Existing Conditions Plan Exhibit E - Surrounding Zoning and Land Use Plan Exhibit F - Proposed Zoning Plan Exhibit G - Phasing Plan 11. Statistical Summary .................... ............................... 2 III. Development Standards Residential - Development Area A .................... 3 IV. Property Owners Association ............. ............................... 4 V. Landscaping and Screening .............. ............................... 4 VI. Site Plan Review ...................... ............................... 4 VII. Platting .............................. ............................... 4 FAData\MISC\2007 \07010.001 lake Valley V PUD.wpd 1 L DEVELOPMENT CONCEPT Lake Valley V is a proposed 50.5937 acre PUD that is located between 106'h Street North and 116'h Street North, on the east side of 145`k East Avenue. Contiguous to the western half of the north boundary line of the Lake Valley PUD (OPUD 01 -03), the site is characterized by relatively flat to slightly rolling terrain with drainageways that generally flow from north to south. The existing indigenous soils create no unusual developmental problems that are not commonly encountered in most other area developments. Lake Valley V is proposed to be developed as single - family detached residences, that will be of similar size and type as to what is being currently developed in the Lake Valley and Lake Valley U developments, located immediately south of the project site. Amaximum of 250 dwelling units are being proposed for this PUD, with all dwelling units being required to maintain at least a 70% masonry exterior. A number of amenities are also proposed for this development. Two neighborhood parks are being proposed, one that will feature a stocked lake with a fishing dock and fountain and the other, a smaller "pocket park ", that will offer playground equipment as well as passive open space. The southern entry will be landscaped and irrigated and incorporate a six foot masonry and wood screening wall along 145th East Avenue. Finally, a trail system through the neighborhood park/lake area will tie into the trail system at Lake Valley to the south. This will offer unimpeded pedestrian access to the trails, lakes, neighborhood swimming pool and open space provided in Lake Valley. We are simultaneously submitting a re- zoning application for RS -3 (Residential Single - Family District) zoning for this area. The current zoning is AG (Agriculture). The Development Concept is intended to create aresidential development which will create harmony and continuity between the proposed and existing single family developments in and around the surrounding area. FMataUnS02007107010.001 Lake Valley V PUD.wpd = »! \ \G | # ! §]7! * '! Mn k �� _g E � \ \ ® \ @ � � , � \ � \ -,1 M� a s 4 g M� a s � ! { � cz } \\ / \/ � < \\\4/ § � � ;/! ;`•!� m ! { � cz } \\ / \/ � < \\\4/ § � � �„_ H uamN > f= CO co a�rrtt p e � 00 Hf 33 � d z El H uamN > f= CO co a�rrtt p e � 00 w z El N o X W � N. H M=B u! H ! m n ! 2 X W �I a Q) �m as (� N m CD c 2 a / CJ r r, r. r. r. r r ` r r r= • r r �w H M=B u! 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Development Standards Residential - Development Area `A' The intended use is for single family detached residential which shall be governed by the use and development regulations of the RS -3 District, except as hereinafter modified: Permitted uses: As permitted in the RS -3 District Total Tract Area Minimum Lot Size Maximum Building Height Minimum Lot Frontage Minimum Livability Space /Dwelling Unit Minimum Front Yard Minimum Corner Lot Side Yard Abutting Public Street Minimum Rear Yard Minimum Side Yard 1 J 1 1 ±50.5937 Acres 5,000 sq. ft. 2 Stories 50 feet* 3,000 sq, ft. 20 feet 15 feet 20 feet 58.15 ft. or 10 ft. on one side and 0 ft. on the other side, provided no side yard shall be less than the width of any utility easement located within the lot and along the side lot line. * Measured as the lot width at the building line, except on pie shaped lots which will have an minimum average lot width of 50 ft. FAData' IISC @007\07010.001 Lake Valley V PUD.wpd 3 IV. Property Owners' Association The Property Owners' Association to be established at Lake Valley V will be a part of the Lake Valley Properly Owner's Association and will have as its main objectives, the maintenance of the park, landscaped entrances and all other landscape buffers and islands. These areas are to be prepared by the developer and turned over to the Lake Valley Property Owners' Association for maintenance. In the event the Association fails to maintain these areas in a proper and safe manner, the City of Owasso will have the right to maintain these areas and bill each member of the Lake Valley Property Owners' Association for that cost. Should payment by any member not occur, the City of Owasso and/or the Lake Valley Property Owners' Association may place a lien on the delinquent member's real property within the platted area. Final documents of the Property Owners' Association for Lake Valley will be filed in the future, which will address rights and requirements for association members. V. Landscaping and Screening All Landscaping and fencing shall meet or exceed the requirements set forth in the following chapters of the City of Owasso Zoning Code: Chapter 8, Planned Unit Developments and Overlay Districts and Chapter 20, Landscaping Requirements. VL Site Plan Review The approval by the Owasso Planning Commission of a residential subdivision plat shall constitute detailed site plan approval for residential buildings within the platted area. VII. Platting No building permit shall be issued until the planned unit development project area has been included within a subdivision plat submitted to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record. The deed of dedication of the required subdivision plat shall include covenants of record, enforceable by the City of Owasso, setting forth the development standards of the planned unit development. F:1MMWISC OM07010.001 lake VaOey V PUD.wpd 4 MEMORANDUM TO: PLANNING COMN CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: OPUD 08 -02 DATE: MAY 27, 2008 BACKGROUND: The City of Owasso has received a request from Tapp Development Corporation applicant/owner, to review and approve a proposed 7.5 acre Planned Unit Development 08 -02 with an underlying zoning of CG commercial general, located on the east side of Garnett Road along the west side of the Owasso Expressway, south of what is recognized as Smith Farms. The site is currently undeveloped and zoned AG (Agriculture) and CG (Commercial General). EXISTING LAND USE: Undeveloped SURROUNDING ZONING: North: AG(Agriculture) and CG (Commercial General) South: AG (Agriculture) and CG (Commercial General) East: AG (Agriculture) SURROUNDING LAND USE: North: Undeveloped/Large Lot Residential South: Undeveloped/Large Lot Residential East: Large Lot Residential West: Owasso Expressway CONCEPT OF A PUD: The concept of a Planned Unit Development is to provide a creative alternative to conventional development where a particular tract is under common ownership or control and where a detailed development plan, outlining the development of the tract as a unit is proposed and submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance in accordance with a complete and coordinated plan of development for a larger parcel, rather than piecemeal individual changes using the variance process. The supplemental zoning district PUD must be approved by the City Council as a prerequisite to the Planned Unit Development. ANALYSIS: OPUD 08 -02 (The Sevens) is a proposed planned unit development (PUD) comprised of approximately 7.5 acres. The development concept behind The Sevens is for mixed retail, restaurant, and hotel development. The 7.5 acre site is located on the east side of Garnett Road along the west side of the Owasso Expressway, south of what is recognized as Smith Farms. The subject PUD application is part of a continuance of direction in the overall development scheme for the area. As the market has evolved, the property owners feel it is appropriate and feasible to develop the area for commercial purposes, as prescribed by the Master Land Use Plan for the City of Owasso. The staff concurs that a commercial development would be consistent with the development pattern taking hold in Owasso along the Owasso Expressway near the 96"' Street North corridor and this pattern of growth is compatible with the Owasso Land Use Master Plan. According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on any PUD application and determine the following: 1. Whether the PUD is consistent with the Comprehensive Plan. 2. Whether the PUD is in harmony with the existing and expected development of surrounding areas. 3. Whether the PUD is a unified treatment of the development possibilities of the project site. 4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance. a. To permit innovative land development while maintaining appropriate limitation on the character and intensity of use assuring compatibility with adjoining and proximate properties; b. To permit flexibility within the development to best utilize the unique physical features of the particular site; c. To provide and preserve meaningful open space; and d. To achieve a continuity of function and design within the development. FUTURE PLANNING ISSUES: Future planning issues must still be considered if the PUD is approved. If approved, the applicant must submit a preliminary plat, infrastructure plans, and a final plat that must be approved by the City of Owasso. Sidewalks will be required along all public rights -of -way associated with the subject property. Perimeter sidewalks must be installed at the time of overall development, while the internal walks maybe constructed as individual lots are developed. The applicant has identified the terrain of the area as relatively flat terrain. The existing soils on the site would appear to create no unusual development problems that are not typically encountered in development in and around the City of Owasso. On -site detention is required and will be further defined at the platting stage. Any future development on the property will be served water and sanitary sewer by the City of Owasso. The staff published legal notice of the PUD request in the Owasso Reporter and mailed notices to property owners within a 300' radius of the subject property. RECOMMENDATION: The staff recommends approval of OPUD 08 -02 with the following conditions: 1. Change the lan a in the Planned Unit Development Section 9.8 Signage Regulations Paragraph fl to s to, "One pole sign shall be limited within this PUD and be limited to a height of 0 feet.." ATTACHEMENTS: 1. General Area Map 2. OPUD 08 -02 Development Outline Plan THE SEVENS CITY OF OWASSO 6/4/08 Legend ® 111 Main Street P.O. O Box 1S0 Owasso, OK 74055 F OF NIAPIS wD•HOUT I 918.376.1500 WASSO OF ITS ACCURACY. Planned Unit Development REZONING APPLICATION & DESCRIPTION PRESENTATION 0o THE PUD-XXXX OWASSO CITY COUNCIL AND OWASSO PLANNING COMMISSION i PRE PARE, BY: pR , pARI D TOR: Tull SP :) I en ineerinc� �� � �.�' archileclure 9 235 N. MacArthur Blvd., Suite 200, Oklahoma City, Oklai mna 73127 itCorporatlon 405.787.6270 / 405.787.6276 f TABLE OF CONTENTS ...... I.............. 3 ...................... .........I 1.0 Introduction ................ ••.... •..3 ..... ..................... ............................... 2.0 Legal Description ....................... ............3 .................... ............................... ....................... 3.0 Owner ..........:........ ..........................4 4.0 Site and Surrounding Areas ..................... • .......••.. .............. 4 5.0 Physical Characteristics ..................................... ............................... ........4 Unit Development Concept ......... ............................... 6.0 General Planned 4 7.0 Service Availability ............... ........4 ..............................5 7.1 Streets .............................................. .....................I... ..... 7.2 Sanitary Sewer ........ .............................................. ................. Telephone /Cable ................ ..........................5 7.4 Nattural Gas, Electricity, and 8.0 Special Development Regulations ............... ........ ................ 6 8.1 Use and Development Regulations ...... ............................... 6 ............ 8.1.1 Permitted Uses ................. •••- •.•,_.• -..... 8.1.2 Prohibited Uses .................... 7 ... ...... ............................... 9.0 Special Conditions ................ .................... 7 Regulations ..................................... ............................... 8 9.1 Facade tions 9.2 Landscaping Regulations ..............8 .............................. ............................... 9.3 Platting Reg u ..............................8 9.4 Drainage Regulations ..................... ............................... 8 9.5 Dumpster Regulations .................... ............................. . 8 9.6 Access Regulations ............ ......................................................................... ............ ............................8 Regulations ............. ............................... 9.7 Parking Reg ...........9 .............. .................. ........ ............................... Regulations ......................... .....9 9.8 Signage ............................ ............................... 9 ................... 9.9 Roofing Regulations .......................... ............................... Height Regulations ............. ............................... .... .9 9.10 Setback Regulations ................................................. ............................... 9.11 Public mprovements .............................................. 9.13 .............................10 Areas .............................. ...............10 9.14 Common 9.15 Decorative Artwork ................. ..........•................... 9.16 Site Plan ..........I .......................... ....................... 10.0 Development Sequence ....................... .10 11.0 Exhibits ............................. ............................... .................... PUD -XXXX 2 DESIGN STATEMENT OF THE PLANNED UNIT DEVELOPMENT OF THE SEVENS 1.0 INTROION e The Planned Unit Development of The Sevens, consisting of 7.49 acres, is locate within the southwest quarter of Section 20, Township 21 N, Range 14 E, of the ert is enerally Indian Meridian, Tulsa County, Oklahoma. The subject prop 9 located east of Garnett Road along the west side of Highway 169. The purpose of this PUD is to rezone the existing property, to accomplish the conceptual development plans for The Sevens as stated below in Section 6.0. 2.0 LEGAL DESCRIPTION A tract of land of Oklahoma, being more particularly deseribedtas follows: Tulsa T21WR14E, W.: COMMENCING N881°4G'09tE along the north Ifne of said SW /4 a distance of 50 0o feet to the POINT OF BEGINNING; Thence coThence S59 °26'58 "E ads ante of J96.48 of said SW14 a distance of 613.45 feet; feet to a point on the west right -of -way line of State Highway 169 Thence along the said west right -of -way on a curve to the left having a radius of 5230.51 feet and a chordlength o feet for an cc and chord bearing of S of 527.21feet Thence distance of Thence S88 40 31' W adst ce tto1a -10'39"W point on the nporthlline with of said SW14 and the'PO NT OF distance 92 feet BEGINNING. p Containing 326,437.91 Sq. Ft. or 7.49 Acres, More or Less 3.0 OWNER described in Section 2.0 is as shown below. The ownerldeveloper of this property Owner /Developer: TAPP DEVELOPMENT CORPORATION 450 S. COLTRANE EDMOND, OKLAHOMA 73034 4.0 SITE AND SURROUNDING AREAS D The Plaeastof GarnettlRo d along he west side of Highway 169 south of what is located known as Smith Farms. The site is currently vacant and zoned Commercial General (CG) and Agricultural (AG), property to the South is zoned CG The property tothe to the Eastis zoned AG. The property to the north is zoned and AG. Theproperty AG, and CG. 5.0 PHYSICAL CHARACTERISTICS The elevation of the subject property varies from 692 MSL e slope across the site of the site to 681 MSL at the southeast corner. The averag from north to south is between 1.0% and 2.0 %• A drainage channel for Highway 169 drains from northeast to southwest along the eastern property The site ground cover consists of light vegetation including grasses, shrubs, and one pine tree. The subject property has Bates loam (unit 3), Dennis Radley - Coweta complex (unit 20), and Pits (unit 46) soils complex (unit 16), Eram characteristics. 6.0 GENERAL PLANNED UNIT DEVELOPMENT CONCE s to create and continue the The intent of this Planned Unit Development rezoning harmony and stability of the Planned 9 thD to a PUDnthe development will Market Place to the north. BY maximize the available open space and aesthetic areas for all lot owners an tenants to utilize, as well as, minimize the overall impact of the development as a whol e by creating cross access between lots and sharing detention, utility and street requirements. 7.0 SERVICE AVAILABILITY 71 STREETS The nearest street to the north is 169, and he nearest street to theswest is to the east and south is Highway Garnett Road. Access is to be provided from Garnett Road. 7.2 SANITARY SEWER Sanitary sewer facilities for this property are available. An 8" sanitary sewer line is located along the western part of the site. Extensions from this line can be made to provide the development with sanitary sewer service. 7.3 WATER AND FIRE PROTECTION Water facilities for this property are available. An 8" public water line is located to the Southwest of the site, and another 8" public water line is located to the northwest of the site. The nearest fire station is Station #1 located at 8901 N. Garnett. 7.4 NATURAL GAS, ELECTRICITY, AND TELEPHONE /CABLE Proper coordination with the various utility companies will be made in conjunction with this development. 8.0 SPECIAL DEVELOPMENT REGULATIONS The following Special Development Regulations and /or limitations are placed upon the development of the Planned Unit Development. Planning and zoning regulations will be those, which are in effect at the time of development of this Planned Unit Development, provided, however, that the density and or intensity of the PUD shall not be increased. Development is when a permit is issued for any construction or addition to any structure on a development tract. Certain zoning districts are referred to as a part of the Special Development Regulations of this Planned Unit Development. For purposes of interpretation of these Special Development Regulations, the operative and controlling language and regulations of such zoning districts shall be the language and regulations applicable to the referenced zoning districts as contained in the City of Owasso's Planning and Zoning Code as such exists at the time of development of this Planned Unit Development. In the event of conflict between provisions of this PUD and any of the provisions of the Owasso City Code, as adopted as the "Code of Ordinances, City of Owasso, Oklahoma ", in effect at the time a permit is applied for with respect to any lot, block, tract and /or parcel of land subject to this PUD, the provisions of the Code shall prevail and be controlling; provided however, that in the event of a conflict between the Special Use and Development Regulations specifically negotiated as a part of this PUD and the provisions of the Code in effect at the time a permit is applied for with respect to any lot, block, tract and /or parcel of land subject to this PUD, such Special Use and Development Regulations of this PUD shall prevail and be controlling. Notwithstanding administrative approval of minor amendments, the following special conditions listed in Sections 8.1 through 10.0 shall not be changed or amended in any way except by action of the City Council, after review and recommendation by the Planning Commission. SEVENS PUD -XXXX 8.1 USE AND DEVELOPMENT REGULATIONS The use and development regulations of the Commercial General District, shall govern this PUD, except as herein modified, including conditional, special permit, special exception, alcohol beverage consumption requirements and /or accessory uses subject to their appropriate conditions and review procedures for public hearings where applicable, unless otherwise noted herein. 8.1.1 PERMITTED USES The following uses in the Commercial General District are the uses permitted in PUD -XXXX: Library Services and Community Centers Administrative and Professional Office Business Support Services Convenience Sales and Personal Services (2418) Eating Establishments: Sitdown, Food and Beverage Retail Sales Medical Services: Restricted Personal Services: Restricted Eating Establishments: Fast Food Eating Establishments: Fast Food with Drive - through Order Window Participant Recreation and Entertainment: Indoor Participant Recreation and Entertainment: Outdoor Retail Sales and Services: General Child Care Center Hotel /Motel Establishments and Services: Restricted THE SEVENS PUD -XXXX 6 8.1.2 PROHIBITED USES The following uses are prohibited in PUD -XXXX: Any Adult type bookstore or other establishment selling, renting, displaying or exhibiting pornographic or obscene materials (including without limitation: magazines, books, movies, videos, photographs or so called "sexual toys ") or providing adult type entertainment or activities (including, without limitation, any displays or activities of a variety involving, exhibiting or depicting sexual themes, nudity, or lewd acts). Massage Parlor Skating Rini] Mortuary, crematorium, or funeral home Mobile home or trailer court, labor camp, junkyard or stockyard Landfill, garbage dump or other such facility for the dumping, disposing, incineration or reduction of garbage. Telephone call center Gambling establishment or betting parlor Veterinary hospital or animal raising or keeping facilities Assembling, manufacturing, industrial, distilling, refining or smelting facility 9.0 SPECIAL CONDITIONS The following special conditions shall be made a part of this Planned Unit Development: 91 FAQADE REGULATIONS Exterior building wall finish in all structures shall consist of a minimum 50% brick veneer, masonry, drivet, rock, stone, stucco, or wood, or other similar type finish approved by the Planning Director of the City of Owasso with the remaining fagade and roof allowed to be metal. Buildings finished with EIFS (Exterior Insulation Finish System) material shall be permitted. THE SEVENS PUD -XXXX 7 9.2 LANDSCAPING REGULATIONS The subject parcel shall meet all requirements of the City of Owasso's Landscaping Ordinance in place at the time of development. 9.3 PLATTING REGULATIONS Platting of this Planned Unit Development shall be required prior to development. 9.4 DRAINAGE REGULATIONS Drainage improvements will be in accordance to applicable sections of the Owasso Engineering Design Criteria. Drainage improvements shall be permitted and constructed in accordance with Section 0500, Stormwater Systems, of the City of Owasso Engineering Design Criteria, which includes certain allowances in construction standards for Planned Unit Developments, provided the PUD is platted with drainage areas confined to common areas. Such drainage ways must be designed to handle adequate flows and cannot be built without specific approval of the City Engineer. The maintenance will be the responsibility of the property owners. A Drainage Study shall be submitted and approved by the Public Works Department prior to the issuance of any building permits within the PUD. 9.5 DUMPSTER REGULATIONS Dumpsters shall be located within an area screened by a fence or masonry wall of sufficient height that screens the dumpster from public streets and shall be placed no closer than 25 feet from all property lines. 9.6 ACCESS REGULATIONS There shall be one access point to this PUD and shall be provided by the proposed private drive off of North Garnett Road. Lots within this PUD will not be required to have frontage on an approved street. Access to individual lots within the PUD may be permitted to be from a private drive. The private drive shall be placed within a common area designated for access purposes. A Property Owners Association through the use of recorded Covenants and Restrictions shall govern maintenance of the private drive. Access to the individual buildings shall be provided by private shared access drives that will provide internal circulation. Private shared access drives shall have a minimum right -of -way width of 20 feet for one -way drives and 24 feet for two -way drives. 9.7 PARKING REGULATIONS The design and number of all parking facilities in this PUD shall be in accordance with Chapter 9, Off - street Parking Requirements. THE SEVENS PUD -XXXX 8 Individual lots shall be allowed to cross access for the purpose of parking and maneuvering via a cross access agreement affective through recorded covenants and restrictions. An individual platted lot is not required to provide on -site parking. Required parking may be provided within a common area /private driveway. Off -site shared parking shall be permitted in order to comply with parking requirements. Off -site parking is further limited to the boundaries of this PUD 9.8 SIGNANGE REGULATIONS There shall be 3 freestanding signs in this Planned Unit Development. Two of the signs will have frontage on Highway 169, with the other sign having frontage on Garnett Road. Monument signs within this PUD shall be a ground sign with the maximum size being eight feet high and 100 square feet in area and shall have no less than 25 square feet of landscaping at the base. One pole sign shall be limited within this PUD and be limited to a maximum height of 40 feet and a maximum display area of 200 square feet in area (per side) and shall have no less than 25 square feet of landscaping at the base. A sign that contains the name of any business development located within this PUD is deemed accessory, even if the sign is not placed on the parcel where the business development and the sign are located within this PUD. Canopy signs shall be permitted for each business use in the PUD, and shall be mounted on the building fagade with uniform height and style letters not to exceed 24 inches high and backlit. 9.9 ROOFING REGULATIONS Every structure in this Planned Unit Development shall have Class C roofing or better. Roof elevations shall provide for hip and gable designs. 9.10 HEIGHT REGULATIONS There will be no building height restrictions except for lots with frontage on State Highway 169 as stated in the Covenants & Restrictions. 9.11 SETBACK REGULATIONS Buildings within development shall be required to maintain a minimum of forty (40) feet building setback along North Garnett Road and a minimum of ten (10) feet building setback within limits of the development. 9.12 PERMIT REGULATIONS Applications for building permits in this PUD must include an overall PUD site plan that depicts the location of the proposed building permit and the size and address of all existing buildings as well as all existing parking and THE SEVENS PUD -XXXX 9 landscaping in the commercial part of the PUD and parking and landscaping proposed for the building for which a building permit is requested. 9.13 PUBLIC IMPROVEMENTS Public improvements shall be made by the property owner throughout the Planned Unit Development as required by the City of Owasso Public Works Department or other City, County, or State Department or agency. All local, State and Federal ordinances as they shall apply to the site will be adhered to fully, 9.14 COMMON AREAS Maintenance of the Common Areas in the development shall be the responsibility of the property owner or Property Owners' Association. No structures, storage of material, grading, fill, or other obstructions, including fences, either temporary or permanent, that shall be placed within the Common Areas intended for the use of conveyance of storm water, and /or drainage easements shown. Certain amenities such as, but not limited to, walks, playground equipment, benches, piers, and docks, shall be permitted if installed in a manner to meet the requirements specified above. 9.15 DECORATIVE ARTWORK Decorative artwork and/or architectural structures shall be permitted throughout the PUD area. Artwork /Architectural structures may include but is not limited to fountains, individual art pieces, clock towers, decorative entry structures, etc. The decorative artworklarchitectural structures shall not exceed 25 feet in height, must have a minimum 14 feet clearance in height (for archways) and be located a minimum of 25 feet from the curb of an adjacent public street. 9.16 SITE PLAN The Conceptual Plan details including the size of the buildings and their location as well as the parking layout shall be included in the Master Development Plan or the applicant shall commit to site plan review by the Planning Commission at the time of preliminary plat. 10.0 DEVELOPMENT SEQUENCE Developmental phasing shall be allowed as a part of the development of this PUD. 11.0 EXHIBITS The following exhibits are hereby attached and incorporated into this Planned Unit Development. These exhibits are: EXHIBIT A — Master Development Plan (24" x 36" and 8 112" x 11 ") EXHIBIT B — Topographic Map (8 1/2" x 11 ") THE SEVENS PUD -XXXX 10 6ui)ae ui 8 u3 a)ny?a 114CJv ��,�A, muN�, I fNN7dALVNNIW/8�'d 9LLi'L8L'SW:XV OLZ9'[9L'SOY LLlCUO'�1!�owa4oryA 6 c�anns ��nvuv�.:vNSet m g b'WOFMYO'OSSYMO s�iodg linl uo}}o�� � s SN3A353H1 5 c° ve o ;5 �o .m �T p 6Q m fis I m 3 .Ei a °3 - gbE a 3 x B ly 3 4a5 45 $� Fp�ti K gSa sy iad 9qz�j� yd sg�� qiC F5 miai4 V Iv It I; i c° ve o ;5 �o .m �T p 6Q m fis I m 3 .Ei a °3 - gbE a 3 x B ly 3 4a5 45 $� Fp�ti K gSa sy iad 9qz�j� yd sg�� qiC F5 miai4 %§ 3 Ei 1 I g 14� WU` x �JajInn $�I � ,Y !s9 sF�$,[ %'cs& S � ,$$ .a Davos %� + °- o:•r°. -0a• f sin 6 a a V Iv It I; Tk T• %§ 3 Ei 1 I g 14� WU` x �JajInn $�I � ,Y !s9 sF�$,[ %'cs& S � ,$$ .a Davos %� + °- o:•r°. -0a• f sin 6 a a MEMORANDUM TO: OWASSO PLANNING COMMISSION CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: PRELIMINARY PLAT — LAKE VALLEY V DATE: MAY 30, 2008 The City of Owasso has received a request from Lake Valley Investptejit Group, LLC., for the review and acceptance of the Lake Valley V Final Plat of 31 esidential lots, in seven (7) blocks on approximately 50.59 acres. LOCATION: The property is generally located north of the existing Lake Valley, on the east side of N. 145a' E. Ave. about a quarter of a mile south of State Highway 20 (East 116th Street North). A general area map that further depicts the subject property's location is attached. EXISTING LAND USE: Undeveloped South: RS -3 OPUD 01 -03 (Single Family Residential) North: AG (Agriculture) East: RS -40 (Tulsa County Single Family Residential) SURROUNDING LAND USE: South: Lake Valley, Single - Family Residential East: Chestnut Farm, Single - Family Residential North: Cemetery PRESENT ZONING: See Item Number 1 (OPUD 08 -01) DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is 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. 1� 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 must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is 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 (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. 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. Another form of property division that can be considered in some cases is a lot split. Lot splits are minor subdivisions of property into three or fewer tracts, and do not provide for any new public streets. Typically, this is an appropriate option for a land owner who wishes to take large undeveloped parcels of land and divide it into two or three smaller tracts. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning Commission. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. PRELIMINARY PLAT REVIEW PROCESS: Upon receipt of the preliminary plat, the staff initiates the review process which begins with a thorough analysis of the proposal. The primary consideration is the proposed plat's compliance with the Owasso Zoning Code and Owasso Subdivision Regulations. The Preliminary Plat is then presented to the Owasso Technical Advisory Committee, at which time utility providers and staff are able to review and provide input on the proposals details. The Technical Advisory Committee, along with the city staff, make a recommendation to the Owasso Planning Commission. The Planning Commission, at a public hearing, accepts, accepts with modifications, continues to a date certain, or disapproves the preliminary plat. Approval or disapproval of the preliminary plat will be conveyed to the subdivider in writing within five (5) days after the meeting at which such plat was considered. If the preliminary plat is disapproved, the subdivider is notified of the reasons for such action and what requirements will be necessary to meet the approval of the Commission. ANALYSIS: The current owner /developer of the subject property, and the previously developed Lake Valley additions, plans to develop the area with residential uses similar to those developed to the south. Lake Valley V represents a continuation of the residential segment of the proposed PUD plan for the area. Lake Valley V is proposed to be developed as single family detached residences, that will be of similar size and type as to what is currently developed in the Lake Valley I and Lake Valley H developments, located immediately south of the project site. Several reserve areas have been included in the platted area and will be reviewed as to their adequateness at providing detention for the property. Before any building permits may be issued, all details related to water and wastewater improvements must be reviewed and approved by the Owasso Public Works Department. Ar:� The subject property lies within the Ehn Creek Sanitary Sewer Relief Area and will be subject to payback fees of $1580.00 per acre. The proposal for single family homes on the Lake Valley V preliminary plat is consistent with the Owasso Land Use Master Plan and is contingent upon approval of Planned Unit Development 08 -01. The Lake Valley V final plat propose 0Zng is on seven (7) blocks and is subject to all requirements set forth in the Owasso Code and Sub division Regulations, unless otherwise specified in the Planned Unipment. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including, but not limited to, paved streets and sidewalks. The proposed development will require no significant expansion of utilities or infrastructure. Residential sewer service will be provided by the City of Owasso, while water service will be provided by the rural water district #3 of Rogers County. TECHNICAL ADVISORY COMMITTEE: The Owasso Technical Advisory Committee reviewed the Lake Valley V Final Plat at its regular meeting on May 28, 2008. At that meeting, utility providers and city staff were afforded the opportunity to comment on the technical aspects of the development proposal. The following comments were provided: • Show surrounding property owners on the plat • Complete the line on Reserve B, Line 1 • Plat should read 231 lots, rather than 232 lots • Verify the first comment on the Deed of Dedication regarding the west line 12.00 feet RECOMMENDATION: Staff recommends approval of the Lake Valley V preliminary plat. ATTACHMENTS: 1. General Area Map 2. Preliminary Plat Application 3. Lake Valley V Final Plat LAKE VALLEY V CITY OF OWASSO 08/07/07 Legend ® 111 Main Street P.O.O . Box 180 Owasso, OK 74055 IS FOR INFOR -T A=ON PURPOSE ONLY AND IS NOT II I=NDED TO T AN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS WITHOUT 918.376.1500 Y OR REPRESENTATION BY CITY OF OWASSO OF TPS ACCURACY. PROPOSED SUBDIVISION CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 PRELIMINARY PLAT APPLICATION Lake Valley V (This certifies that the indicated name is the name which is intended to be used for filing of the Final Plat.) GENERAL LEGAL DESCRIPTION OF TRACT SW/ 4 of the NW 1 4 61' S c t i on 10 Lake Valley Investment Tim Terral, DEVELOPER G r o u p, L L C ENGMER/ARCHITECT T E P ADDRESS PO Box 240, Owasso, OK ADDRESS 6737 S. 85th E. Ave.. Tulsa, OK PHONE272.3282 FAX272.0216 74055PHoNE252.9621 FAX250.4566 TRACT INFORMATION Present Zoning AG Present Use Va( Proposed Zoning I RS-3/ Proposed Use - PLAT INFORMATION Total Acres 50. 5937 Number of Lots a\ Average Lot Size WATER SUPPLY [N City Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other SANITARY SEWER [N City Sewer ❑ Septic ❑ Disposal Plant STREET SURFACING ❑ Portland Cement Concrete Asphaltic Concrete ❑ Traffic -bound Surface Course Please submit the completed application form and application fee ($50 plus $.50 per lot over 100 lots), along with the completed Preliminary Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Preliminary Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Preliminary Plat will be reviewed. The applicant and /or the applicant's consultant should attend both the Technical Advisory Committee and Planning Commission meetings at which the Preliminary Plat will be reviewed. \ _ /'� DEVELOPER TAC MEETING DATE '1 — 31 - Ch. SUBMITTAL DATE Vi — 10 —M FEE RECEIPT NUMBER DATE sI Ll O8 ntial OPC MEETING DATE ZONING DISTRICT$ APPROVED DENIED OWNER /DEVELOPER lake Vday I�estmeM Gmup, 4LC, KouAs Pm rty .nna em ,Inc. r.wwa,mm Planned Unu Deaabpment No._ pmlmNay Plat Lake Valley _y A subdlMlon In the CIry of Owasso. being a part of the NW /4 of Section 10, Township 21 NoM, Range 14 East, Rogers Canny. Slate of Oklahoma ,m® wsnra.,�.,m ENGINEER /SURVEYOR Tuba Eipbeedg 8 Plannhq Assadalas, Irc. n! BMCA�Em�reu rvstiouamm,av Lake Valley V nm® sue, ap MEMORANDUM TO: PLANNING COMMISSION CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: REQUEST FOR ACCEPTANCE OF THE SEVENS PRELIMINARY PLAT DATE: MARCH 28, 2008 BACKGROUND: The City of Owasso has received a request from Tapp Development Corporation applicant/owner, for the review and acceptance of The Sevens Preliminary Plat. The Preliminary Plat proposes five (5) lots in one (1) block on approximately 7.5 acres of property. The applicant wishes to plat the property so that they may develop a mixed use commercial development. LOCATION: Located on the east side of Garnett Road along the west side of the Owasso Expressway, south of what is recognized as Smith Farms. EXISTING LAND USE: Undeveloped SURROUNDING ZONING: North: AG(Agriculture) and CG (Commercial General) South: AG (Agriculture) and CG (Commercial General) East: AG (Agriculture) SURROUNDING LAND USE: North: Undeveloped/Large Lot Residential South: Undeveloped/Large Lot Residential East: Large Lot Residential West: Owasso Expressway The first step in the development of a piece of property in Owasso is 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. 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 must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is 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 (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are typically 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. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and approved by city staff. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. PRELIMINARY PLAT REVIEW PROCESS: Upon receipt of the preliminary plat, the staff initiates the review process which begins with a thorough analysis of the proposal. The primary consideration is the proposed plat's compliance with the Owasso Zoning Code and Owasso Subdivision Regulations. The Preliminary Plat is then presented to the Owasso Technical Advisory Committee, at which time utility providers and staff are able to review and provide input on the proposals details. The Technical Advisory Committee, along with the city staff, make a recommendation to the Owasso Planning Commission. The Planning Commission, at a public hearing, accepts, accepts with modifications, continues to a date certain, or disapproves the preliminary plat. Approval or disapproval of the preliminary plat will be conveyed to the subdivider in writing within five (5) days after the meeting at which such plat was considered. If the preliminary plat is disapproved, the subdivider is notified of the reasons for such action and what requirements will be necessary to meet the approval of the Commission. ANALYSIS: The applicant is requesting the review and acceptance of The Sevens Preliminary Plat so that they may plat and eventually develop the property with a variety of commercial uses. The property is zoned CG (Commercial General) OPUD 08 -02 (Owasso Planned Unit Development Number 08- 02). The designation outlines the development standards for the property in a commercial manner. The proposed layout for the commercial uses associated with the plat is allowed by right according to the zoning designation. According to the preliminary plat, the developer would like to create five (5) lots in one (1) block, on approximately 7.5 acres of land and is subject to all requirements set forth in the Owasso Zoning Code and Subdivision Regulations, unless otherwise specified in the Planned Unit Development. The main access into The Sevens will be from North Garnett Road. The aforementioned access is being recognized as the only access point to the property. Lots within the development will be provided access from the private drive. The private drive will be placed within a common area designated for access purposes. A property owners association through the use of recorded covenants and restrictions shall govern maintenance of the private drive. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved streets and sidewalks. Commercial sewer and water service will be provided by the City of Owasso. The property will be subject to all payback fees including Storm Siren fees of $16 per acre. TECHNICAL ADVISORY COMMITTEE: The Sevens Preliminary Plat was reviewed by the Owasso Technical Advisory Committee at their regular meeting on May 28, 2008. At that meeting, utility providers and city staff are afforded the opportunity to comment on the application and request any changes or modifications. The following comments were provided: Show a 17.5' easement on the perimeter State who will maintain the detention ponds in the covenants Show a looped water line for the first structure RECOMMENDATION: Staff recommends acceptance of The Sevens Preliminary Plat. ATTACHEMENTS• 1. General Area Map 2. The Sevens Preliminary Plat - M MITI. ME; F a jj WI'1 Q YQ y Y aYy - —aa -1 r l rr a 1 t ,.� al; `ti .— .____•rte_ -_� �� ^ "" 1,'�`" I`{ I�I 'F€ll�r' �I _ ��� '' ,. .no � i Y X69 L y "�5 'e11i vy C/I \ p k o- 'b' ff A I a F¢ 1 r- �g �d 6�u PpMp 1. AQQ_ ¢ p� C ' ll Lj g 9 I I :y. a 1 t ,.� al; `ti .— .____•rte_ -_� �� ^ "" 1,'�`" I`{ I�I 'F€ll�r' �I _ ��� '' ,. .no � i Y X69 L y "�5 'e11i vy C/I \ p k o- 'b' ff A I a F¢ 1 r- �g �d 6�u PpMp 1. AQQ_ ¢ p� C ' ll Lj g 9 I I :y. Y X69 L y "�5 'e11i vy C/I \ p k o- 'b' ff A I a F¢ 1 r- �g �d 6�u PpMp 1. AQQ_ ¢ p� C ' ll Lj g 9 I I :y. a F¢ 1 r- �g �d 6�u PpMp 1. AQQ_ ¢ p� C ' ll Lj g 9 I I :y. I I :y. �d J SMITH FARM MARKET PLACE OAK TREE BUSINESS v TYANNPI jrvav�uNn �Y,y1,NN- y,� Y THE SEVENS CITY OF OWASSO ° 614/08 Legend © 111 Maio Street P.O. o sox lso Owasso, OK 74055 North o T-IIS MAP IS FOR INFORMATION PURPOSE ONLY AND IS NOT INTENDED TO PRESENT AN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS WITHOUT 918.376.1500 ARRANTY OR REPRESENTATION BY CTI'Y OF OWASSO OF ITS ACCURACY. ' _• U Ju TO: OWASSO PLANNING COMMISSION CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: FINAL PLAT — MAPLE GLEN DATE: MAY 29, 2008 BACKGROUND: The City of Owasso has received a request from Maple Glen Development Co., for the review and acceptance of the Maple Glen Final Plat of ninety - nine (99) residential lots, in seven (7) blocks on approximately 14.26 acres. LOCATION: The property is generally located on the east side of North Garnett Road and approximately a half of a mile north of East 106th Street North. A general area map that further depicts the subject property's location is attached EXISTING LAND USE: Undeveloped SURROUNDING ZONING: South: Agriculture North: Agriculture NorthEast: RS -3 (Remington Place II) East: Agriculture ZONING HISTORY: April, 2004: The City of Owasso reviewed and approved a PUD (Planned Unit Development) for the Maple Glen area including the subject property. The PUD outlines the subject property as single family residential development. The conditions of that approval are listed below: 1. That the applicant's development text and Conceptual Development Plan be considered to be the Outline Development Plan as required by the PUD Chapter of the Owasso Zoning Code; 2. That unless specifically set out in the standards and conditions of this PUD, all single - family lots shall meet the requirements of a typical RS -3 district; 3. That prior to the issuance of building permits, the applicant is subject to the platting requirements of the City of Owasso and all subsequent conditions imposed by the Owasso Technical Advisory Committee; 4. That no building permits be issued within any portion of the PUD until the developer meets all criteria outlined within Chapter 8 of the Owasso Subdivision Regulations; 5. All covenants of any subdivision plat containing property within the PUD shall incorporate all PUD standards and conditions of approval and make the City of Owasso beneficiary; 6. That a detail drainage report certified by a registered engineer be submitted at the time of platting; 7. Sidewalks will be required along all public roadways abutting or within the property; 8. That all entrance landscape and/or monuments are reviewed and approved by the Planning Commission; 9. The Planning Commission reserves the right to prescribe additional buffering, screening and setbacks during the platting process; 10. Show sideyard setback plan on the subdivision plat. February, 2007: The Owasso Planning Commission approved a preliminary plat for Maple Glen. DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is 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. 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 must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is 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 (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. 1 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. Another form of property division that can be considered in some cases is a lot split. Lot splits are minor subdivisions of property into three or fewer tracts, and do not provide for any new public streets. Typically, this is an appropriate option for a land owner who wishes to take large undeveloped parcels of land and divide it into two or three smaller tracts. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning Commission. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. FINAL PLAT REVIEW PROCESS: The Final Plat review process is initiated when a property owner submits an application to the City of Owasso requesting the review and acceptance of a subdivision of land. The application shall be accompanied by the correct fee and final plat drawings and covenants. If the final plat is one lot on one block the applicant may forego the Preliminary plat review, in such case the applicant will be responsible for submitting a certified abutting property owners report at the final plat stage so that staff may notifying abutting property owners. Upon receipt of a complete application city staff will begin reviewing the proposal for compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications. The proposed final plat will then be presented to the Owasso Technical Advisory Committee (TAC) for review and recommendation. At that meeting utility providers and city staff are afforded the opportunity to comment on the technical aspects of the development proposal. The TAC will forward a recommendation to the Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the application is compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The Planning Commission will forward a recommendation to the City Council. The Owasso City Council will then determine if the final plat meets city specifications and approve, deny, or approve the final plat with conditions. If the City Council approves the Final Plat the applicant will then produce copies of the approved Final Plat for signatures from the appropriate officials and file it with the county clerk's office. The applicant will provide the city with three signed and recorded plats along with an 8 %2 X 11 copy and an electronic copy for records. ANALYSIS: The current owner /developer of the subject property plans to develop the area with ninety -nine (99) residential lots in seven (7) blocks, on 14.26 acres of land. The proposed development is allowed by right with the RS -3 OPUD 04 -04 Zoning Designation. Two reserve areas have been included in the platted area and will be reviewed as to their adequateness at providing detention for the property. Before any building permits may be issued, all details related to water and wastewater improvements must be reviewed and approved by the Owasso Public Works Department. The proposal for single family homes on the Maple Glen final plat is consistent with the Owasso Land Use Master Plan and is compatible with the most recent zoning decisions rendered by the Owasso City Council and Planning Commission for the area. The Maple Glen final plat proposes 99 lots on seven (7) blocks and is subject to all requirements set forth in the Owasso Zoning Code and Subdivision Regulations; including livability space, which is the area of a given lot less areas dedicated to easements and/or building setbacks, unless otherwise addressed within the Planned Unit Development. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including, but not limited to, paved streets and sidewalks. The proposed development will require no significant expansion of utilities or infrastructure. Residential sewer service will be provided by the City of Owasso, while water service will be provided by the rural water district #3 of Washington County. TECHNICAL ADVISORY COMMITTEE: The Owasso Technical Advisory Committee reviewed the Maple Glen Final Plat at its regular meeting on May 28 2008.At that meeting, the utility providers and city staff were afforded the opportunity to comment on the technical aspects of the development proposal. The following comments were provided: • Show the future names of phases • Show the bearings on the curved roads • Show utilities crossing the road • State that the City of Owasso provides water to a portion of this development, along with Washington Rural Water District No.3 If the sewer will be located on the east side of the property, public works requested a 17.5' utility easement be shown on the final plat. AT &T requested the applicant show the utilities crossing the road. RECOMMENDATION: Staff recommends approval of the Maple Glen final plat. ATTACHMENTS: 1. General Area Map 2. Minutes for the PUD Case 3. Minutes for the Preliminary Plat 4. PUD Text 5. Final Plat Application 6. Maple Glen Final Plat MAPLE GLEN CITY OF OWASSO 6/4/08 Legend ® 11 I Main Street P.O. o Bay iso Owasso, OK 74055 IS FOR INFORMATION PURPOSE ONLY AND IS NOT 1N'1'bNUEU'iu nt TAN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS WITHOUT 91 5.376.1500 Y OR REPRESENTATION SY CITY OF OWASSO OF ITS ACCURACY. OWASSO PLANNING COMMISSION November 8, 2004 Page No. 3 Ray Haynes - Yes Kevin Vanover - Yes Marilyn Hinkle — Yes Duane Coppick — Yes Dale Prevett - Yes The motion carried 5 -0. OPUD 04 -04 — A request to approve a Planned Unit Development proposing residential development on 30 acres of property located on the east side of N. Garnett Rd., %z mile south of E. 116'h St. N. The Chair introduced the case and Duane presented the item. The applicant is requesting the approval of a Planned Unit Development. The development process was described. The PUD provides an outline for the residential development of approximately 30 acres of property. The property would be able to accommodate up to 155 dwelling units. The applicant is requesting a maximum 140 units. Letters were mailed to surrounding property owners and legal advertisement was published. The Technical Advisory Committee reviewed the plat at their October 27, 2004 meeting. Staff recommends approval subject to the following conditions: 1. That the applicant's Development Text and Conceptual Development Plan be considered to be the Outline Development Plan as required by the PUD Chapter of the Owasso Zoning Code; 2. That unless specifically set out in the standards and conditions of this PUD, all single - family lots shall meet the requirements of a typical RS -3 district; 3. That prior to the issuance of building permits, the applicant is subject to the platting requirements of the City of Owasso and all subsequent conditions imposed by the Owasso Technical Advisory Committee; 4. That no building permits be issued within any portion of the PUD until the developer meets all criteria outlined within Chapter 8 of the Owasso Subdivision Regulations; 5. All covenants of any subdivision plat containing property within the PUD shall incorporate all PUD standards and conditions of approval and make the City of Owasso beneficiary; 6. That a detailed drainage report certified by a register engineer by submitted at the time of platting; 7. Sidewalks will be required along all public roadways abutting or within the property; 8. That all entrance landscaping and/or monuments are reviewed and approved by the Planning Commission; 9. The Planning Commission reserves the right to prescribe additional buffering, screening and setbacks during the platting process; 10. Show sideyard setback plan on the subdivision plat. Discussion was held regarding sideyard setbacks. Ray Haynes moved to approve the Planned Unit Development subject to the above Staff and TAC requirements. Dale Prevett OWASSO PLANNING COMMISSION November 8, 2004 Page No. 4 seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Marilyn Hinkle — Yes Duane Coppick —Yes Dale Prevett - Yes The motion carried 5 -0. 8. Minor Amendment OPUD 12 -A — A request to approve a minor amendment to the Bailey Ranch Estates PUD (OPUD 12 -A) located south and east of E. 106'h St. N. and N. Garnett Rd. Duane presented the item and described the property location. The subject PUD was approved in August, 2000. During the process adjacent property owners to the north and east expressed concern about the development and cited the impact it would have on their property values. As a result, the PUD was modified to require 50' rear yard setbacks for all perimeter lots to the north and east and that those lots contain a house with a floor area of no less than 2,200 sq. ft. The applicant now owns the property to the north and wishes to amend the PUD to allow standards on the northern perimeter lots that are consistent with the rest of the PUD. This would allow rear yard setbacks of 20' and floor area minimum's of 1,700 sq. ft. If approved, this request will require properties to the east to have a 50' rear yard setback, 70' lot width and minimum floor area of 2,200 sq. ft. Staff recommends approval of the request to amend the development standards of OPUD- 12-A (Bailey Ranch Estates) with one additional amendment to allow for the following development standards on the northern perimeter lots of Sawgrass Park II: Minimum Rear Yard: 20 ft. Minimum Floor Area: 1,700 sq ft Minimum Lot Frontage 65 ft. Ray Haynes moved to approve the minor amendment subject to the above required development standards, Duane Coppick seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Marilyn Hinkle — Yes Duane Coppick — Yes Dale Prevett - Yes The motion carried 5 -0. 9. Preliminary Plat: The Reserve on Elm Creek— A request to review and approve a preliminary plat proposing 74 lots on 2 blocks on approximately 20.00 acres located at the NW corner of E. 66" St. N. and N. 129h E. Ave. OWASSO PLANNING COMMISSION February 12, 2007 Page No. 3 Dan Draper moved to approve the lot tie; the motion was seconded by David Vines. A vote on the motion was recorded as follows: Duane Coppick - Yes Dan Draper - Yes David Vines - Yes The motion was approved 3 -0. 7. Pr limimu Plat - .ineer Glen - A request to review and approve a preliminary plat proposing 99 residential lots, on approximately 23.84 acres of property zoned OPUD 04 -04 (Residential Single Family), located on the east side of Garnett Road i/2 mile north of East 106" Street North. Duane Coppick presented the item and the staff report was reviewed. The development process was described. The applicant is requesting this review in order to facilitate 99 residential lots, on approximately 23.84 acres. The plat consists of an average lot size of 5,800 sq. ft. and contains a 3.49 acre reserve of green space and water detention. The request was reviewed at the regularly scheduled Technical Advisory Committee meeting on January 24, 2007 and had the following recommendations: • Indicate perimeter sidewalk adjacent to Garnett Rd. • Indicate fire hydrant locations • Label the 20' utility easement at the entrance off Garnett Rd • Coordinate with Cox regarding additional easements Discussion was held regarding the proposed plans for the detention facility. Duane Coppick moved to approve the Preliminary Plat for Ginger Glen subject to the above TAC and Staff recommendations. Also subject to, the city engineers monitoring the detention as the phases are built. The motion was seconded by Dan Draper. A vote on the motion was recorded as follows: Duane Coppick - Yes Dan Draper - Yes David Vines - Yes The motion was approved 3 -0. 8. Final Plat - Revs Landing - A. request to review and approve a final plat proposing 139 residential lots, on approximately 39.06 acres, located on the west side of North 129 "' East Avenue, approximately '' /2mile north of East 661" Street North, just south of the Baptist Retirement Village. Submission for: PLANNED UNIT DEVELOPMENT N )MCOESTER12I1D a proposed Addition to the City of Owasso, Tulsa County, State of Oklahoma (In part of the Southwest Quarter of Section 8, Township 21 North, Range 14 East) Submitted to: CITY OF OWASSO, OKLAHOMA Prepared by: CHARNEY 8: BUSS, P.C. P.O. Box 240 Owasso, Oklahoma 74055 (918) 272 -5338 September 30, 2004 TABLE OF CONTENTS Development Concept ........................................ ............................... 3 Statistical Summary ........................................... ............................... 4 Development Standards - Garden Homes .................. ............................... 5 Property Owners' Association ............................... ............................... 6 Platting Requirements ........................................ ............................... 7 SitePlan Review ............................................... ............................... 7 Expected Schedule of Development ........................ ............................... 7 Maps: Site Analysis Underlying Zoning 2 DEVELOPMENT CONCEPT Ninchester Ridge is a proposed planned unit development (PUD) comprised of 30 + acres in northern Owasso, Oklahoma. The property is located on the east side of Garnett between 106th Street North and 110' Street North. The site is characterized by relatively flat to slightly rolling terrain. The existing soils on the site create no unusual development problems that are not commonly encountered in most other area developments. Overall, this site has excellent development possibilities. Winchester Ridge is a residential, "garden- home" type development that will feature low maintenance yards and a small, secure neighborhood feeling. Many prospective residents in today's marketplace desire smaller, well- maintained yards along with cute homes on smaller lots. This neighborhood will also contain a "pocket - park(s)" that is available for general neighborhood use as a green area for residents. This development concept will allow that type of home to be developed in a manner that is consistent and well - designed. 3 STATISTICAL SUMMARY Project Area + 30 gross acres ➢ Residential + 30 gross acres Maximum Dwelling Units Requested: 140 dwelling units DEVELOPMENT AREAS RESIDENTIAL: Single•FamilyDetached ( "Garden Homes ") ➢ Total Area: + 30 gross acres ➢ Requested Number of Dwelling Units: 140 4 DEVELOPMENT STANDARDS Single- Family Detached Homesites: Garden Homes Single- family detached structures intended for individual lot ownership. ➢ Permitted Uses ➢ Minimum Lot Size ➢ Maximum Building Height ➢ Minimum Front Yard if Abutting Public Street ➢ Corner Lot Minimum Side Yard Abutting Public /Private Street ➢ Minimum Lot Frontage'" ➢ Minimum Lot Depth • Minimum Rear Yard • Minimum Side Yard As permitted within RS -3 District, By right or special exception 5,000 sq. ft. 2 stories 20ft. 10' ft. 50 ft. 100 ft. 15 ft. 5/5 ft. or 0/10 ft. ` Only front - facing garages shall be permitted within the Addition. No garage openings will be permitted which face a 10 foot building setback. *" Cul -de -sac and pie shaped lots may have less than minimum frontage measured at building lines. Other Requirements: It is intended that a preliminary and final plat will be submitted for the residential development areas that are consistent with the concepts and development standards set forth above. Additional requirements or modifications may be established by the city of Owasso Planning Commission and the Owasso City Council pursuant to their review. 5 PROPERTY OWNERS' ASSOCIATION The Property Owners' Association to be established at Winchester Ridge will have as its main objectives, the maintenance of the detention area, landscaped entrances, and all other landscaped buffers and islands, if any. These areas are to be prepared by the developer and turned over to the Winchester Ridge Property Owners' Association for maintenance. In the event the Association fails to maintain these areas in a proper and safe manner, the city of Owasso will have the right to maintain these areas and bill each member of the Winchester Ridge Property Owners' Association for that cost. Should payment by any member not occur, the city of Owasso and /or the Winchester Ridge Property Owners' Association may place a lien on the delinquent member's real property within the platted area. Final documents on the Property Owners' Association of Winchester Ridge will be filed in the future which will address rights and requirements for association members. 0 PLATTING REQUIREMENT No building permit shall be issued until the property has been included within a subdivision plat submitted to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record, provided, however, that development areas may be platted separately. Restrictive covenants shall be established which are not inconsistent with the terms hereof and where appropriate, the city of Owasso shall be made a beneficiary thereof. SITE PLAN REVIEW No building permit shall be issued for the construction of buildings within a development area until a site plan of the development area has been submitted to and approved by the city of Owasso Planning commission as being in compliance with the PUD Development Concept and the Development Standards. Separate building plans may be submitted for individual home construction after the subdivision has been given final approval by the city of Owasso. EXPECTED SCHEDULE OF DEVELOPMENT Development of Winchester Ridge is anticipated to commence upon approval and of zoning and platting. 7 Winchester Ridge N 113th 114th N 113th PL N ST 112th PL N w Z O w o w p W aI z CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 PROPOSED SUBDIVISION NAME Maple Glen GENERAL LEGAL DESCRIPTION OF TRACT Part of NW 14 SW /4 Section 8 T-21-N. R -14 -E IB &M City of Owasso, Tulsa County, State of Oklahoma DEVELOPER Maple Glen Development Co., L.L.C. ADDRESS P.O. Box 7 Owasso, Ok 74055 PHONE_ (918) 272 -1263 FAX (918) 272 -1270 FINAL PLAT APPLICATION ENGINEER/ARCHITECT Kellogg Engineering, Inc. ADDRESS 6755 South 4060 Rd. Talala, Ok 74080 PHONE (918) 275 -4080 FAX (918) 275 -7171 TRACT INFORMATION Present Zoning PUD 0404 (RS3) Present Use Vacant Proposed Zoning PUD 0404 (RS3) Proposed Use Single Family Residential PLAT INFORMATION Total Acres 14.26 Number of Lots 99 Average Lot Size 6,356 WATER SUPPLY ❑x City Main ❑ Rogers Co. RWD3 ❑x Washington Co. RWD3 ❑ Other SANITARY SEWER ® City Sewer ❑ Septic ❑ Disposal Plant STREET SURFACING ❑ Portland Cement Concrete ® Asphaltic Concrete ❑ Traffic -bound Surface Course Please submit the completed application form and application fee ($100 plus $.50 per lot over 100 lots), along with the completed Final Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Final Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Final Plat will be reviewed. The applicant and /or the applicant's consultant should attend both the Technical Advisory Committee and Planning Commission meetings at which the Final Plat will be reviewed. I (We), the undersigned developer, do submit that this subdivision has had preliminary plat approval and that all conditions of said preliminary pla rovall have bee met or listed below as conditions protested. DEVELOPER SIGNATURE — (/L-. DATE D D !3 Conditions Protested TAC MEETING DATE t=a — =l - m, OPC MEETING DATE ` SUBMITTAL DATE un —\__1 —zST,) ZONING DISTRICT t j A C l FEE RECEIPT NUMBER APPROVED DENIED Ilgia. l i — q �•! i9iE Q� y3i° iia 3; ■ li ! i �! ; i5 ♦ e pt 3 ° F q°pa a; ai a °.= dfC.�51/ jai „5 ii! ! !! �F Et for 5 IN g •Y i •IjP {{e p. , 5 e! IC es° 5k! 4 S Hilo, �F 1�'1! tE elg� -1 k spt9 x gg �s! i y E!l F tg; a sa �gE °tF.9° 31 t9 @Eg IPA °I ( p eIfoidi? 5 �?� iv' Nei! 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C at 1,41,11 ill-lip �9pe� ;I�-'� 'i tEdpil§.�ey:°°.e� all pQ E!! i q 119t0 6S °'ip �'n4� le E� g"ngpp °ppevA eppy��i iyy tgQ E °F�p[9 5 i'8gee 0 � �[tglaj) gez �4i�i{ t!+ iee°BSii I gSHIpP.�i.��:ii� C-h 3 �141P! i !� �p�e ! 6 iia t,aEag 15lIh Ep C E' i �ieealkii��� F pi tiEie ° g 1 ;e9a s lie 1 =8 �q 10 i � y•. 1ppv..pppi /qt,�y, a FeF + yl° S�eS/F 5 illy �y °F@4puF ilixg- P.1 Sol 1� 9Ejl �c 8 �;�� is5L8° o9l iY !p a A p 4 i !B 1 tgiss S- 5 ° p� ! ,�€ @ ;p @. pFigo aj lS�y ¢ 3 is p� 6' p S � i ° !1! j lg i tc8 "v't4 ! ip 5i: �a 5 i e FEa'! llaEiFFI t iq 19;61F11 j� ! s !.� 51q gl9eg ig y .y°gsyay°§4g°y"� §�ay°p°y°°y°y° ali,i py �qpq p 7 6� F ea�g °qij �°g9h5a4g t ! dda9pl Shy 8 Jill, .'°.' i 5 g " a !§,� �SASliiliiillGil �eletlte°E - tloFCp! i ^j Fsi9�77➢ 1.11111 FAIi YO is X96 N ' , i S 5i w _ •,. 3w I IN k 8c 'Sr t6 09 I . l _! _i e.7-1.1 EL di LL rt G• o WA i -1 P g ,gmy.,,.nn s s; I 16ga Ei c�3 gg C1 r- _ !! i .."11 I' Yd oi0 y "9d vramnw ! i 1 , I !3 S I u — mmumnermv frtw, —.- I� I MEMORANDUM TO: FROM: SUBJECT: DATE PLANNING COMMISSION CITY OF OWASSO LARISSA DARNABY CITY PLANNER REQUEST FOR ACCEPTANCE OF THE LAKE RIDGE SHOPPING CENTER FINAL PLAT MAY 30, 2008 The City of Owasso has received a request from OLT Commercial Division, LLC applicant/owner, for the review and acceptance of the Lake Ridge Shopping Center Final Plat. The Final Plat proposes one (1) lot in one (1) block on 0.65 acres of property. The applicant wishes to plat the property so that they may develop a retail/commercial sales center. LOCATION: The subject property is located on East 86a` Street North and about a quarter of a mile west of North 129`h East Avenue. EXISTING LAND USE: Undeveloped SURROUNDING ZONING: North: Agriculture Northeast: Commercial Shopping East: Office Light Intensity West: Office Light Intensity PRESENT ZONING: The subject tract is zoned CG (Commercial General). DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is 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. 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 must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is 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 (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are typically 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. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and approved by city staff. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. ANALYSIS: The applicant is requesting the review and approval of the Lake Ridge Shopping Center final plat so they may plat and eventually develop the property with a full commercial sales center. The property is zoned CG (Commercial General). The designation outlines the development standards for the property in a commercial manner. The proposed layout for the commercial sales center is associated with the plat and is allowed by right according to the zoning designation. According to the final plat, the developer would like to create one 0.65 acre lot, recognized as Lot 1, Block 1, Lake Ridge Shopping Center, which would be the proposed site of the commercial sales building. The main access into the Lake Ridge Shopping Center will be from East 80h Street North. The applicant has shown a total of 40.45' to be designated on the site plan for ingress and egress. The 40.45' that is designated for ingress and egress would consist of two points of access, which includes the 27' entrance /exit on the east side of the property and an entrance on the west side of the property being 13.45'. There is an existing entrance /exit on the west side of the property that has been partially utilized by the office center to the west of the subject tract. A mutual access agreement is to be established, in order to continue the use of this access point, between both properties. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved streets and sidewalks. Commercial sewer and water service will be provided by the City of Owasso. The property will be subject to all payback fees including Storm Siren fees of $16 per acre. TECHNICAL ADVISORY COMMITTEE: The Lake Ridge Shopping Center Final Plat was reviewed by the Owasso Technical Advisory Committee at their regular meeting on May 28, 2008. At that meeting, utility providers and city staff are afforded the opportunity to comment on the application and request any changes or modifications. The following comments were provided: • Correct the legal description to read "the S 39 036'38" W" RECOMMENDATION: Staff recommends acceptance of Lake Ridge Shopping Center Final Plat. ATTACHMENTS: 1. General Area Map 2. Lake Ridge Shopping Center Final Plat I 6�x� s a =•s° i• If• _ fo a[s^ is ; ; ie e• e O pig. a, ,ase. is F3_a a. a: -a• eat' °:�eaa'e'° is €:" 1lg g € € 3 �i ['B 3 4 die i,3ypp a aB ' 33 • ca a. Be s x - "es 111; .p a: 4eB x x § 7, gf !' €� a a . a� �3• ; �3 g6i] °F3a943`� Ea 9��3 g$ � �'6 39ee�� 3 _ r � B �B =� 43 @ 3. %Fib •d6' g _$ €! °d $ p a�S6 i `fa' aE� °8• 8s- BR`sE `t3 g a�? c gd ad,3 °€1F� 99 a- S[ a,i4. ap$,si ? 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D i p a -y? �pu�xpm m N O m 2g 1�.1 ODO A •� New N p °D. m NZ O� �N n �e� i a g E 3 d R Fg`gi3 S :° B�: ggjB3i;3,d E�v ¢ 9 E kS i • 9i4= 7 � � a "�4B 0`ii .�.� • S d °1 S a ise9e @`,� i; �) 2 E al i i a i aim a�8 E i i � 33i 4 � inief�i� 0 v a `a E 1 —I I I i I— ?• F7 LAIC-E RIDGE SHOPPING CEN 1 EIS CITY OF OWASSO (5/4/08 Legend ©I IIIN.MainStreet P.O. o Bow l80 so Owasso, OK 74055 S MAP IS FOR INFORMATION PURPOSE ONLY AND IS NOT IIVTENDED TO HPRESHN'T AN ACCURATE AND TRUE SCALE. US OF THIS MAP IS WITHOUT 918.376.1500 ARRA OR REPRESENTATION HY CITY O1 OWASSO OF RS ACCURACY. MEMORANDUM TO: PLANNING COMMISSION CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: FINAL PLAT- COVENTRY GARDENS AMENDED REVISED DATE: MAY 30, 2008 BACKGROUND: The City of Owasso has received a request to review and approve an amendment to the Coventry Gardens Final Plat, located on the north side of East 96th Street North about a quarter of a mile east of North Mingo Road. ANALYSIS: Staff has received a request from the Home Owner's Association of Coventry Gardens for an amendment to their Final Plat. The City of Owasso annexed the 12.84 acres, recognized as Coventry Gardens, on June 6, 2006. The applicant is requesting this amendment to alleviate the homeowners association from maintaining a large portion of Reserve Area `B" that runs through the subdivision. The applicant is proposing that a large portion of Reserve Area `B" be absorbed into each individual lot, and to be maintained by each individual lot owner. Staff finds that the request is consistent with stated intent of the zoning code and will not be injurious to the neighborhood or otherwise detrimental to the public welfare. TECHNICAL ADVISORY COMMITTEE: The Final Plat for Coventry Gardens Amended Revised was reviewed at the regularly scheduled Owasso Technical Advisory Committee on May 28, 2008. At that meeting, the utility providers and city staff were afforded the opportunity to comment on the technical aspects of the development proposal. The following comments were provided: • Dedicate easements for the existing storm water drainage pipes RECOMMENDATION: Staff recommends acceptance of the Coventry Gardens Amended Revised Final Plat. ATTACHMENTS: 1. Final Plat for Coventry Gardens Amended Revised COVENTRY GARDENS CITY OF OWASSO 614M Legend 111 N. Main Street P.O. Box 180 Owasso, Oh 74055 North ]THOVT 918.376.1500 G J�� e d 9 Q 9cwa�pwpY nWg n E §999www9iEpppp yyee. EnS u 8ib'.9§ •9P Y b e . ee3��3.bcie J SSA oCe(rC S #:_beb38 ,ef�g'§eab� �� 33 tly n6`HPIRD 5r °Pec'c�e . = xza�e_ea piS "BA2 ?g45 ®8:bppb�bWbr w� W 111211MMMIR n a �- b 4m 0 Q T Irl yW N � Mm 0 u o r� a �i O U x J�� e d 9 Q 9cwa�pwpY nWg n E §999www9iEpppp yyee. 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Re qq€ Y e8 ;tl $Rv�G� €¢ 05 sa iI 63. @Yg 3E 9:$'�.g' pghe.¢. 9y3S ° p F3iMe5 @ GGtl cx $x &IE$'° n p ec� E Qj $® � pp b$ i?3 'A i2 € ° °E p665_ €£` 9x5 p�x F pBb xCiY € 6 "6 ]E ¢gg €F$ g® EREE ;¢g' q` f $xx $ S�5. Egg 9e�Sy �8 3 $�•5S¢$ na�¢ 3e Sga }ds = �e �p $h eh y�.� £ ?y & @�Ip @S e pS e °e ® 55x a xEpp. gge e= 4 ° p S $R@3p ¢ p egyh R = p°p 9 . yy § '� h44 Q x�Y ' S 3 $ €a €�b $x R p Y.€' ¢ 9g ps @ � ! p�ve.@p qR s .a . b �° : b X v s° ° �°§ 6dEC e 9 @ p e$ n gg p v s $ n v � _kF E ° 3 x p x¢S R y °@'€ £ • £ €G � pp p ° fi€x gg S n@v a¢ `v y-¢ @ f a E G �Ss oS £d S c . g � $xe !111 f @ 2 !11! 4 1 y $ : hR s$$$ a' 6 ° € i d ; 144 I, EEipgg p ® 3 MEMORANDUM TO: PLANNING COMMISSION CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: FINAL PLAT, OWASSO ONE DATE: MAY 30, 2008 BACKGROUND: The City of Owasso has received a request from Chad Day applicant /owner, for the review and acceptance of the Owasso One Final Plat. The Final Plat proposes one commercial lot being 1.15 acres in size and one multi- family residential lot being 16.34 acres in size, in one (1) block on 17.49 acres of property, located at 9917 East 106`x' Street North. The applicant wishes to plat the property so that they may develop attached multi - family residential dwelling units (apartments), as well as an unknown future commercial use. LOCATION: The subject property is located between the Owasso Sportspark and the SK&O Railroad, on the north side of East 106`h Street North. EXISTING LAND USE: Single Family Dwelling Unit SURROUNDING LAND USE: South: Commercial General, Undeveloped East: Agriculture, Single - Family Residence; Owasso Sportspark West: Single - Family Residential, Metro Heights; Commercial General, Undeveloped North: Agriculture, Single - Family Residence PRESENT ZONING: The subject property is zoned OPUD- 07 -03. ZONING HISTORY: The subject tract was rezoned to a Planned Unit Development Number 07 -03 on January 15, 2008. The tract was previously zoned AG (Agriculture). January 15, 2008: The City of Owasso reviewed and approved a PUD (Planned Unit Development) for the subject tract. The PUD outlines the subject property as having multi- family residential development and commercial uses. May 12, 2008: The Owasso Planning Commission approved a preliminary plat for Owasso One. DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is 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. 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 must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is 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 (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are typically 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. FINAL PLAT REVIEW PROCESS: The Final Plat review process is initiated when a property owner submits an application to the City of Owasso requesting the review and acceptance of a subdivision of land. The application shall be accompanied by the correct fee and final plat drawings and covenants. If the final plat is one lot on one block the applicant may forego the Preliminary plat review, in such case the applicant will be responsible for submitting a certified abutting property owners report at the final plat stage so that staff may notifying abutting property owners. Upon receipt of a complete application city staff will begin reviewing the proposal for compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications. The proposed final plat will then be presented to the Owasso Technical Advisory Committee (TAC) for review and recommendation. At that meeting utility providers and city staff are afforded the opportunity to comment on the technical aspects of the development proposal. The TAC will forward a recommendation to the Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the application is compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The Planning Commission will forward a recommendation to the City Council. The Owasso City Council will then determine if the final plat meets city specifications and approve, deny, or approve the final plat with conditions. If the City Council approves the Final Plat the applicant will then produce copies of the approved Final Plat for signatures from the appropriate officials and file it with the county clerk's office. The applicant will provide the city with three signed and recorded plats along with an 8 %: X 11 copy and an electronic copy for records. ANALYSIS: The applicant is requesting the review and approval of the Owasso One final plat so that they may plat and eventually develop the property with multi- family residential dwelling units (apartments) and one commercial lot. The property was rezoned on January 15, 2008 to a Planned Unit Development Number 07 -03 Zoning District to facilitate the proposed use. The designation outlines the development standards for the property in a multi family residential manner with a commercial parcel. The use associated with the plat is allowed by right according to the zoning designation and the Planned Unit Development. There were several concerns mentioned at the Planning Commission meeting in regards to the rezoning request. These issues included an increase of traffic, noise and light pollution, and drainage issues. Staff conveyed to the applicant that the application would be subject to all of city standards which include following the outdoor lighting code, the city noise ordinance, and all drainage requirements. The applicant was in agreement with the Staff. According to the final plat, the developer would like to create one commercial lot and one multi - family residential lot on 17.49 acres of land, in one block. The access into the Owasso One site will be from East 106th Street North. The applicant has shown a total of 30' feet to be designated for ingress and egress. Whenever any subdivision of land is proposed, before any permit for the erection of a structure in such proposed subdivision shall be granted, the owner of the land or his agent shall apply for and secure both Planning Commission and City Council approval of a final plat for such proposed subdivision. The Final Plat review process gives the citizens of Owasso the opportunity to actively participate in the physical development and layout of the city. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved drives and storm water detention. Sewer service and Water service will be provided by the City of Owasso. The property will be subject to all payback fees including Storm Siren fees of $16 per acre. TECHNICAL ADVISORY COMMITTEE: The Preliminary Plat of Owasso One was reviewed by the Owasso Technical Advisory Committee at their regular meeting on May 28, 2008. At that meeting, utility providers and city staff are afforded the opportunity to comment on the application and request any changes or modifications. There were no comments. RECOMMENDATION: Staff recommends acceptance of the Owasso One Final Plat. ATTACHMENTS: 1. General Area Map 2. PUD 07 -03 Minutes 3. Minutes of the Owasso One Preliminary Plat Meeting 4. Owasso One Final Plat Community Development s Department } Owasso, OK 74055 918.376.1500 www.cityofowasso.com SITE LOCATION E 106TH ST N OWASSO ONE LOCATION MAP N W E S 05/ 01/0 OWASSO PLANNING COMMISSION January 7, 2008 Page No. 2 reviewed the request on November 28, 2007, the committee recommended approval. The OPUD 07 -03 (Owasso One) consists of 18 acres more or less and would result in 17 acres of multi - family development and one acre of the property being reserved for commercial use. The staff also recommends approval of the annexation request and the planned unit development request. Duane Coppick moved to approve the annexation; David Vines seconded the motion. A vote on the motion was recorded as follows: Duane Coppick - Yes David Vines - Yes Dan Draper - Yes Marilyn Hinkle - Yes Charles Brown - Yes The motion was approved 5-0 5. OPUD 07 -03, Owasso ONE - Consideration and appropriate action concerning a Planned Unit Development proposing a mixed use development with 17 multi- family acres and one commercial acre located between the Owasso Sportspark and the SK &O Railroad, on the north side of East 106`h Street North. Duane Coppick presented the item. The PUD proposes 200 multi - family units located within a number of two -story apartment building, and up to 10,000 square feet of commercial space. A 20' wide landscaped edge and six feet high screening wall or fence would be required along the western boundary, and a landscaped edge would be required along the north side of East sidewalk 06" Street North. t wide i The Technical Advisory reviewed the planned unit development request on December 26, 2007 and recommended the following conditions: /v o o.�_ 0,+0- 1. The final plat must dedicate 60' of right -of -way along East 1061s Street North. 2. The infrastructure plans must show a connection to a 12' waterline at the northeast corner of Mingo Road and East 106' Street. 3. The covenants that are submitted with the final plat must address ownership control, stating what entity (such as a property owners association) will be responsible for the maintenance of all common areas, reserve areas, and adjacent rights -of -way for the development. 4. The PUD must verify whether the requested permitted commercial uses include all CS " by right" uses as well as all CS " special exception" uses. 5. A $16 per acres storm siren fee will be required at the time the final plat is approved. p b The staff recommends approval of OPUD 07 -03. S `c..'�— i Mr. Roy Johnson, the attorney representing the applicant, made a brief presentation. He l distributed a supplement to the text to the Commissioners. Mr. Johnson explained that OWASSO PLANNING COMMISSION January 7, 2008 Page No. 3 this property is an odd shape parcel. The development plan proposes a small tract of retail on the front with 200 upscale apartments units northward. The buildings would be two -story with 25 % masonry exterior finish. The project proposes to include a clubhouse and swimming pool. Mr. Johnson also stated that the setback from any single - family structure would be approximately 150' due to the 100' railroad right -of -way to the west. The following comments were made by surrounding property owners and concerned citizens: Judy Fox - 11101 N 99 E Ave - This project will create more traffic. Concerns expressed regarding the lights at the Sportspark and the apartments eventually becoming low income. Ken Perry - 10802 N 98 E Ave - Doesn' t want to see apartments go on that property. He had concerns with the lack of security. You can' t determine who is going to live there. Chris Trootman - 9809 E 109 St No - Just moved into Metro Heights from a mid -town Tulsa apartment. Teenagers will jump the fences and vandalize the Sportspark. Shan Merton - 10842 N 98 E Ave - She had lived in Tulsa for 25 years and moved to Owasso to get away from apartment living. This proposed use will impact the value of my home. She objects the project. Railroad noise might drag down the renters in the complex. Linda Reinking - 9805 E 111 St No - She objects the project. Feels very safe in her neighborhood. Concerned that the lights from apartments would be a bother. Concerns with increased traffic, security and becoming Section 8 apartments. Billy McDonald -11025 N 99 E Ave - Heavy traffic concerns; the project is not the right fit for the area. Has a lighting issue, afraid it would bother the neighbors. Dennis Mishler - 9901 E 111 St No - Just moved from Tulsa where apartments were everywhere. The apartments became very dangerous. Opposes the apartment development. Nicole Stovall - 9801 E 108 Ct No - She has concerns with the apartments so close to the Sportspark. Rebecca Perry - 10802 N 98 E Ave - She lived in apartments in Tulsa and watched them slowly deteriorate. Mendi Burns - 9804 E 111 St No - The railroad crossing is already too dangerous without adding more traffic to the area. e . r OWASSO PLANNING COMMISSION January 7, 2008 Page No. 4 Kasie Galbraith - 9809 E 109 St No - This would be the worse area to build apartments. Linda Melone - 12915 E 103 St No - She doesn' t live in that area but wouldn' t look there for apartment living due to the Sportspark and railroad track. Eric Wiles discussed briefly the crime rates for multi - family and single - family. Also, Joe Nurre discussed the schedule for widening East 1061" Street North. Mr. Johnson explained that the applicant is making an investment and will want the apartments to be done proper and kept nice. The lighting and landscaping will be addressed in the detailed site plan and will be reviewed by the proper authority. He stated that the Villas at Bailey Ranch are very nice and the surrounding property has kept their values. Duane Coppick moved to approve the Planned Unit Development subject to the above TAC and Staff conditions along with the following additional requirements: 6. Incorporate the Supplement to the Text (attached) dated January 7, 2008 comparing both the TAC requirements to the supplement submittal using the more stringent requirements. 7. Applicant must adhere to the Outdoor Lighting Code. 8. Include all Ordinances in the PUD text. 9. Applicant needs to state how the property will be maintained such as the fencing, landscaping, etc. in the text. 10. Specifically state that the landscape edge must be 20 feet tall evergreens. The motion was seconded by David Vines. After a brief discussion regarding an additional requirement of allowing the Commissioners to review the site plan, Duane Coppick withdrew the motion and the second was also withdrawn. Duane Coppick moved to approve the Planned Unit Development subject to the above TAC and Staff conditions. Also subject to the following requirement: 11. Submit the site plan to the Commissioners for approval. A vote on the motion was recorded as follows: Duane Coppick - Yes David Vines - Yes Dan Draper - No Marilyn Hinkle - Yes Charles Brown - Yes The motion was approved 4 -1. Annexation OA 07 -07 - Consideration and appropriate action concerning an annexation of five acres located at 12924 East 761h Street North on the south side of East 76" Street 'OWASSO PLANNING COMMISSION May 12, 2008 Page No. 2 The motion was approved 3 -0. 5. OZ 08 -03 — A request to review and approve the rezoning of approximately 0.24 acres from an RS -3 (Single Family Residential) Zoning District to an RD (Residential Duplex) Zoning District, located at 109 West 2"d Street North Marilyn Hinkle presented the item and the staff report was reviewed. The rezoning process was described. The property is currently developed with a single family dwelling unit but shall be removed from the property prior to the issuance of a building permit. Letters were mailed to surrounding property owners and the legal advertisement was published in the Owasso Reporter. The staff recommends approval of the rezoning request. The applicant was present to answer any questions. Dan Draper moved to approve the rezoning, the motion was seconded by Marilyn Hinkle. A vote on the motion was recorded as follows: David Vines — Yes Marilyn Hinkle — Yes Dan Draper —Yes The motion was approved 3 -0. 6. Preliminary Plat — Owasso One — A request to review and approve a preliminary plat proposing one commercial lot and one multi-family residential lot, on 17.49 acres of property zoned Planned Unit Development 407 -03 located at 9917 East 106 Street North. Marilyn Hinkle presented the item and the staff report was reviewed. Eric described the property location and the development process was described. The preliminary plat proposes one commercial lot being 1.15 acres in size and one multi - family residential lot being 16.34 acres in size, in one (1) block on 17.49 acres of property. The access into the Owasso One site will be from East 106s' Street North. The Technical Advisory Committee reviewed the request on April 23, 2008, there were no comments. Staff recommends acceptance of Owasso One preliminary plat. Discussion was held regarding the need for a second access. Marilyn Hmkle moved to approve the preliminary plat subject to the following recommendations: • Indicate the detention and drainage plans on the final plat. • Show the roadway easement on the final plat. • Address the limits of no access on final plat. David Vines seconded the motion. A vote on the motion was recorded as follows: JDavid Vines — Yes Marilyn Hinkle — Yes 'OWASSO PLANNING COMMISSION May 12, 2008 Page No. 3 Dan Draper —Yes The motion was approved 3 -0. 7. Report on Monthly Building Permit Activity 8. Economic Development Report. 9. Report on Planning Items Previously Forwarded to City Council. 10. Adjournment — Marilyn Hinkle moved, Dan Draper seconded, to adjourn the meeting. A vote on the motion was recorded as follows: David Vines - Yes Marilyn Hinkle — Yes Dan Draper - Yes The motion carved 3 -0 and the meeting was adjourned at 6:45 PM. 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MPH;. q� ➢A @9 @r s7 �_ i?,ii ;i• 95:, �31s�'�k @ii �➢r ?itlj 7 k 1 ° t 9j fk �9i -j,, x i. av, �°d.fr` ={�rl q; {E� Ejppi@j !lfgg �Sy'(M . @r! !f "11 �� �i�9F MEMORANDUM TO: PLANNING COMMISSION CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: SITE PLAN ( OWASSO ONE) DATE: MAY 30, 2008 BACKGROUND: The City of Owasso has received a request for the review of the Owasso One site plan, proposing 200 multi - family dwelling units on approximately a 16.3 acre parcel of property. LOCATION: The subject property is located between the Owasso Sportspark and the SK &O Railroad, on the north side of East 106th Street North. EXISTING LAND USE: Single Family Dwelling Unit SURROUNDING LAND USE: South: Commercial General, Undeveloped East: Agriculture, Single - Family Residence; Owasso Sportspark West: Single - Family Residential, Metro Heights; Commercial General, Undeveloped North: Agriculture, Single - Family Residence PRESENT ZONING: The subject property is zoned RM -2 (Multi - Family Residential) OPUD -07 -03 (Planned Unit Development 07 -03). DEVELOPMENT PROCESS: The primary steps in the development of property in Owasso include annexation, zoning, platting, and site planning. The subject property is now at the site planning stage of development. Site plans are reviewed i� by the Technical Advisory Committee. Issues such as building setbacks, parking, detention, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. SITE PLAN REVIEW PROCESS: The Site Plan review process is initiated when a developer or builder of a particular project submits an application for a site plan review to the City of Owasso. The application typically includes a site plan, grading and drainage plan, erosion control plan, utility plan, and landscape plan. The review of the site plan begins with a thorough analysis by the City Planner and City Engineer for compliance with the Owasso Zoning Code, Subdivision Regulations, and Engineering Design Criteria. The Site Plan is then presented to the Owasso Technical Advisory Committee (TAC) for review. The TAC review board provides comments on the technical aspects of the plan and presents a recommendation along with the City staff to the Owasso Planning Commission. The Owasso Planning Commission holds a public hearing to determine if the site plan is compliant with city standards. The Planning Commission may grant approval of the plan as presented or with conditions. If the Planning Commission grants approval, the applicant then makes any and all prescribed changes and submits a final copy to the City Planner. Once the final site plan is received and reviewed for compliance with the conditions of approval, the applicant may proceed with the development process. LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW: During the review of a site plan elements for consideration include specific site details such as street details, parking lots, building size and placement, sidewalks, and drainage details. The Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications provide appropriate guidelines for the review of all site plans conducted by city staff, the Technical Advisory Committee and the Planning Commission. ANALYSIS: The requested site plan review from Chad Day is in anticipation of the development of a 200 multi - family dwelling units. The subject property lies in an area planned as part of OPUD 07 -03, Owasso One. The Planned Unit Development (PUD) calls for the property to be utilized in a manner consistent with RM -2 (Multi - Family Residential) zoning. According to the City of Owasso Zoning Code, the specified use is allowed by right.. The proposed development is consistent with the Owasso 2015 Land Use Master Plan as it calls for transitional uses in the area. The proposed site plan is situated on the north side of East 106`h Street North. Access to and from the site will be from East 106`h Street North. The applicant has shown a total of 30' feet to be designated for ingress and egress. On site stormwater detention has been shown as being located on the north end of the property, as well as on the south end of the property. The site will be served sewer and water by the City of Owasso. The development has met all bulk and area, setback, and screening requirements. TECHNICAL ADVISORY COMMITTEE: The Owasso One site plan was reviewed at the regularly scheduled Owasso Technical Advisory Committee on May 28, 2008. At the meeting, the committee unanimously recommended approval of the site plan. RECOMMENDATION: The staff recommends approval of the Site Plan for Owasso One. ATTACHMENTS: 1. General Area Map 2. Owasso One Site Plan r. 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