HomeMy WebLinkAbout2008.09.08_Planning Commission AgendaPUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING:
Regular
DATE:
Septern rA.,20Q8___
TIME:
6:00 PM
PLACE: Old Central
109 North Birch
NOTICE FILED BY: Larissa Damaby
TITLE: City Planner
Filed in the office of the Owasso City Clerk and posted at the north entrance to City Hall
at 4:00 PM on September 2, 2008.
Larissa Damaby, City Planner
OWASSO PLANNING COMMISSION
Monday, September 8, 2008 at 6:00 PM
Old Central
109 North Birch
AGENDA
Call to Order
2. Roll Call
3. Approval of Minutes from the August 11, 2008 Regular Meeting.
4. Annexation- OA- 07 -08- The City of Owasso has received a request to annex the
majority of the northern two square miles (approximately 1,233 acres) of the
Stone Canyon development. Stone Canyon is a large multi -use development
proposed for the area roughly between North 16151 East Avenue and North 193rd
East Avenue on the south side of East 76th Street North, stretching south to State
Highway 266 (also known as East 46th Street North and Port Road). The entire
development area is 3,330.95 acres, and was placed within a Planned Unit
Development (PUD) approved by Rogers County on October 17, 2005.
5. Final Plat - El Rio Vista Amended- The City of Owasso has received a request
to review and approve an amendment to a portion of the El Rio Vista Final Plat,
located at the northwest corner of East 96th Street North and North Garnett Road
(including the "PoMac's" service station facility).
f m: - Final = Plat =- yak °e17e IVh� Zity =cif 0o Ir is °e��ved a Cr
review and approve the Lake Valley IV Final Plat of one hundred and fourteen
(114) residential lots, in nine (9) blocks. on approximately 23.1116 acres of land,
i
located about a quarter of a mile north of East 106`h Street North and about a
quarter of a mile east of North 145th East Avenue, immediately east of Lake
Valley II and immediately north of Lake Valley III.
7. Report on Monthly_Building_Permit Aetiv_ity_,_
8. Economic Development Report.
9. Report on Planning Items Previously Forwarded to City Council.
10. Adjournment.
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Monday, August 11, 2005
Owasso Old Central
109 North Birch, Owasso, Oklahoma
MEMBERS- PRESENT- _ - MEMBERS- ABSENT
— STAFF'PRESENT
Charles Brown Duane Coppick Eric Wiles
Marilyn Hinkle Dan Draper Larissa Darnaby
David Vines Chelsea Harkins
Marsha Hensley
Daniel Dearing
The agenda for the regular meeting was posted at the north entrance to City Hall on August 5,
2008 at 4:00 PM.
1. CALL TO ORDER - Marilyn Hinkle called the meeting to order at 6:08 PM and
declared a quorum present.
2. ROLL CALL
3. CONSIDER APPROVAL OF THE MINUTES OF JULY 7, 2008 REGULAR
MEETING - The Commission reviewed the minutes of July 7, 2008 regular meeting.
Charles Brown moved to approve the minutes and David Vines seconded the motion. A
vote on the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion was approved 3 -0. "
4. Lot Split - OLS 08 -05 - The City of Owasso has received a request for the approval of a
Lot Split /Lot Tie agreement proposing to remove 18' in width from the parent tract,
located at 11104 East 12151 Street North, and adjoining to the adjacent tract, located at
11112 East 1215` Street North.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the property location and the lot split process. The lot to be split is currently developed
with an existing single- family dwelling unit on the site. The portion of the lot that is
being sold to the adjacent property does contain a 17' utility easement. The parent
tract would be left with a frontage of 76' on East 121" Street North, and the parcel to
the east would have frontage of 88' along East 121" Street North. Staff recommends
approval.
_..:: < < -.,r ._..�: - Marslyii- l3inicle-; iiioued�fa- :approuo= tlig= lo- tsph�lydrl- Brown= si�con ���tl� ano r �_._:= __ "` -•
vote on the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
'OWASSO PLANNING COMMISSION
August 11, 2008
Page No. 2
Charles Brown - Yes
The motion _was_approved 3 -0. - --
5. Lot Split OLS 08 -06 - The City of Owasso has received a request for the approval of a
Lot Split proposing to split approximately .5 acres of land into two parcels, on property
located at 708 North Carlsbad.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the property location and the lot split process. The lot proposed to be split is currently
undeveloped and has a total of 150' of frontage along North Carlsbad. If approved,
70' of that frontage would be split to create the new parcel and later develop for
residential.
Marilyn Hinkle moved to approve the lot split. The motion was seconded by David
Vines. A vote on the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion was approved 3 -0.
6. Final Plat - Burberry Place - The City of Owasso has received a request for the review
and acceptance of the Burberry Place Final Plat of eight -nine (89) residential lots, in four
(4) blocks on approximately 29.82 acres, on property located on the south side of East
100h Street North and about a half a mile east of North Garnett.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the property location and the development process. The proposed development is
allowed by right with the RS -3 zoning and will contain eighty -nine (89) residential lots,
in four (4) blocks. The Technical Advisory Committee reviewed the request on July
23, 2008, the following comments were provided:
I. Show finished floor elevations on Block 4, Lots 9, 10, 11 & 12
Staff recommends approval of the Burberry Place final plat with the following conditions:
2. Show the sidewalks on the filed copy of the final plat.
3. Identify adjacent property owners.
4. Identify adjacent zoning designations.
Staff recommends approval of the final plat for Burberry Place with the above conditions.
The applicant was present to answer any questions.
Marilyn Hinkle moved to approve the final plat subject to the above conditions. Charles
OWASSO PLANNING COMMISSION
August 11, 2008
Page No. 3
Brown seconded the motion. A vote on the motion was recorded as follows:
_— -- __`Dayid_V_ines_ - -Y-es
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion was approved 3 -0.
7. Final Plat - The Sevens - The City of Owasso has received a request for the review and
acceptance of The Sevens Final Plat. The Final Plat proposes five (5) lots in one (1)
block on approximately 7.5 acres of property, on 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.
Marilyn Hinkle presented the item and the staff report was reviewed. Larissa described
the property location and the development process was described. The property is
zoned CS (Commercial Shopping) OPUD 08 -02. The developer would like to create
five (5) lots in one (1) block, on approximately 7.5 acres. The main access into The
Sevens will be from North Garnett Road. The Technical Advisory Committee
reviewed the request on June 25, 2008 with no conditions. Discussion was held
regarding the possibility of showing a 20 ft limits of no access.
Marilyn Hinkle moved to approve the Final Plat subject to indicating the southern 20 ft
limits of no access. David Vines seconded the motion. A vote on the motion was
recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion was approved 3 -0.
8. Election of Planning Commission Officers - The Chairman.
The Chair opened the floor for nominations for Chairperson. Marilyn Hinkle was
nominated by David Vines, with the nomination being seconded by Charles Brown.
Hearing no further nominations, the nominations were declared closed and Marilyn
Hinkle was.elected Chairperson by acclamation.
9. Election of Planning Commission Officers - The Vice Chairman.
_. .: he Pharr Qpcned -:thg #lgtlr 14�r�ations_for Vice�Ghaiiperp - Soh: Charlesryyu
nominated by David Vines, with the nomination being seconded by Marilyn Hinkle.
Hearing no further nominations, the nominations were declared closed and Charles
Brown was elected Vice Chairperson by acclamation.
OWASSO PLANNING COMMISSION
August 11, 2008
Page No. 4
10. Presentation by the Economic Development Director regarding the upcoming Hotel Tax
Increase being voted upon August 26, 2008.
Chelsea Harkins explained the proposition of the hotel tax increase. She stated that an
increase in the rate from 3 % to 5 % would not put our local businesses at a disadvantage.
The projected revenue from the 2% increase and additional planned hotels is
approximately $140,000. The Strong, Neighborhoods Initiative is an economic
development and cultural enhancement pogram to received funding derived from the
increased revenue generated from the proposed 2 % increase in the hotel tax rate.
11. Report on Monthly Building Permit Activity
12. Economic Development Report.
13. Report on Planning Items Previously Forwarded to City Council.
14. Adjournment - Charles Brown moved, David Vines seconded, to adjourn the meeting.
A vote on the motion was recorded as follows:
David Vines - Yes
Marilyn Hinkle - Yes
Charles Brown - Yes
The motion carried 3 -0 and the meeting was adjourned at 6:45 PM.
Chairperson
Vice Chairperson
Date
Item Number 4
Annexation- OA- 07 -08- The City of Owasso has received a request to annex the
northern two square miles (approximately 1,280 acres) of the Stone Canyon
development. Stone Canyon is a large multi - family development proposed for the area
roughly. between North 161 s` East Avenue and North 193rd East Avenue on the south side
of East 76`h Street North, stretching south to State Highway 266 (also known as East 46`h
Street North and Port Road). The entire development area is 3,330.95 acres, and was
placed within a Planned Unit Development (PUD) approved by Rogers County on
October 17, 2005.
MEMORANDUM
TO: THE PLANNING COMMISSION
- -- — CITY- OF_OWASSO —
FROM: ERIC WILES
COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: REQUEST FOR ANNEXATION OF STONE CANYON
DATE: August 8, 2008
BACKGROUND:
The City of Owasso has received a request to annex the majority of the northern two square
miles (approximately 1,233 acres) of the Stone Canyon development. Stone Canyon is a large
multi -use development proposed for the area roughly between North 1611 East Avenue and
North 193`d East Avenue on the south side of East 76th Street North, stretching south to State
Highway 266 (also known as East 46th Street North and Port Road). The entire development
area is 3,330.95 acres, and was placed within a Planned Unit Development (PUD) approved by
Rogers County on October 17, 2005.
PROPOSED LAND USES WITHIN STONE CANYON DEVELOPMENT:
A variety of land uses are approved for Stone Canyon, though the lion's share of the acreage is
reserved for single - family residential use. The specific breakdown of land uses is as follows:
1.
Single - family residential:
2,655.87 acres
2.
Multi - family residential:
60 acres
3.
Commercial:
99.02 acres
4.
Mining:
458.86 acres
5.
Industrial:
36.01 acres
6.
Open Space:
21.19 acres
Though the acreages are not yet determined, the developer proposes locations for an elementary
school and a fire station within Stone Canyon in addition to the above uses.
SURROUNDING LAND USE:
Land bordering Stone Canyon within the Owasso fenceline is predominantly used for single-
family purposes, with examples of subdivisions being Rockford, La Strange, Timbergate, and
Oakrdge Gund�'s airport lies -north of Stone Canyon, and the Anchor Stone rock quarry lies to
within Owasso's fenceline.
PRESENT ZONING:
Stone Canyon PUD - Rogers County
_._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 and fire protection, refuse collection,
and sanitary sewer.
The second step in the development of a piece of property in Owasso is rezoning, and can
happen concurrently with annexation. 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.
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.
ANNEXATION REVIEW PROCESS:
The annexation process is initiated when a property owner submits a petition to the City of
Owasso requesting that the City bring the property into the City limits.
The applicant must submit as part of the request a signed petition requesting the annexation, an
accurate legal description and map of the property being requested for annexation, and a certified
300' radius report so that staff may send legal notices to surrounding property owners. Upon
receipt of all appropriate materials, the staff initiates the review process which begins with a
thorough analysis of the request.
The annexation request is then presented to the Owasso Annexation Committee for review and
recommendation. The Annexation Committee is made up of staff, elected officials, and citizens.
The Committee reviews the petition for compliance with the Annexation Policy and establishes a
recommendation to the Owasso Planning Commission.
The Owasso Planning Commission holds a public hearing to determine if the property is
compliant with the Owasso Annexation Policy and establishes a recommendation to the Owasso
City Council.
The Owasso City Council will make the final determination to annex the property or refuse
annexation. If the property is annexed into the City limits, an ordinance officially declaring the
annexation is written and adopted by the City Council. Once adopted, the ordinance is circulated
to the appropriate regional and national agencies for recording and altering maps.
LEGAL CONSIDERATIONS OF ANNEXATION:
According to Oklahoma statutes, the City of Owasso may annex this property with the consent of
- - - -___ the property_owner as. long- as_the_territory. _is contiguous to- the- existing - incorporated- limits_of the
City. While the property is not adjacent with the developed portion of the city's limits, the
property does lie contiguous to the city's fenceline, a 66' wide strip of incorporated area,
satisfying the statutory requirement. Owasso ordinance number 346, which was adopted by the
City Council on October 18, 1985, annexed this 66' wide fenceline.
According to municipal requirements for annexation, once the City of Owasso receives a request
from the property owner for the territory to be made a part of the incorporated area, the request is
reviewed by the Annexation Review Committee, Planning Commission, and City Council. The
Annexation Review Committee originally considered the annexation at their meeting on
November 28, 2007. At that meeting, the committee determined that the Stone Canyon territory
requested for annexation is serviceable by the City of Owasso and recommended approval of the
annexation.
However, the annexation process was paused after the November Annexation Review
Committee meeting so that the issue of fire service, an on -going concern for the development,
could be addressed. The staff brought the annexation request back to the committee on May 28,
2008, where the committee reaffirmed it's recommendation that the annexation be approved.
The staff is now ready to bring the request to the Planning Commission. On September 8, 2008
the Owasso Planning Commission will consider the annexation at a public hearing, and will then
make a recommendation to the City Council whether to annex the property. The City Council
will then consider the annexation request.
As per code requirements, the staff has mailed notices of the public hearing to the owners of
property within 300' of the subject territory, and has published the notice of the public hearing in
the Owasso Reporter.
ANALYSIS:
The applicant is requesting that the City of Owasso annex just less than two square miles (1,233
acres), located between North 161't East Avenue and North 193`4 East Avenue on the south side
of East 76h Street North. It is the applicant's intention to develop the property for a variety of
uses which include residential subdivisions, an elementary school, and a fire station. The
property has already been placed within a Planned Unit Development (PUD), and parts of the
property have already been platted. The applicant has requested that the land be annexed into
Owasso so that the development will be able to receive municipal services. The portion of the
PUD planned for the future rock quarry use is not included with the annexation request.
inesetwo square miles form a part of a development known as.Stone Canyon, a large multi -use
-comm tatrned -to eXten3 from as't 764 street -to- ie north t- o iighway= 66 to the seut
-
Over 3,000 acres in size, Stone Canyon proposes a variety of uses, including residential uses of
varying densities, commercial and office uses, an elementary school, rock quarrying, and
recreational uses such as a golf course and hiking trails. The terrain located within Stone
Canyon is quite diverse; the northern portions of the development (those requested to be
annexed) are characterized by gently rolling pastureland, while the southern part of the
development contains steep rocky canyons and bluffs. Currently, Stone Canyon does not have
sanitary sewer service. It receives water from Rogers County Rural Water District #3, and lies
within the Limestone fire district.
The portion of the development that is proposed for annexation is under the beginning stages of
development. Three subdivisions totaling 252 acres and 174 residential lots have been approved
by Rogers County. All three of these additions are located northwest of the intersection of North
193'd East Avenue and East 66a` Street North. These neighborhoods occupy the southeastern
portion of the territory requested for annexation.
The property is bounded to the north and east by large -lot residential properties of varying
densities. Land to the south of the property is still undeveloped, while the rock quarry is situated
west of the property. To date, the staff has not received any questions or comments from
surrounding property owners.
The property is accessible via East 76th Street North, and lies within the Rogers County Rural
Water District #3 water service area.
PROPOSED WASTEWATERLINE:
The City of Owasso is currently considering extending a 10" gravity interceptor to the western
boundary of the Stone Canyon development. The cost of such an extension is estimated to total
$4.8 million, plus $358,000 for engineering and design. It is anticipated that the developers of
Stone Canyon would then extend the sanitary sewerline into the development to serve the various
uses such as the elementary school, fire station, commercial area, multi - family area, and a
portion of the single - family area. In total, 3,843 acres both within Stone Canyon and outside
Stone Canyon could be made serviceable by the proposed sanitary sewerline. A payback in the
amount of $1,300 per acre would be required for any existing or future developments to be
connected with the sewerline.
DESCRIPTION OF SUBDIVISIONS BEING CONSTRUCTED WITHIN STONE
CANYON:
Three single- family subdivisions within Stone Canyon have already been approved by Rogers
County. All three of these additions are located within the eastern section proposed to be
annexed by the City of Owasso. There are currently houses being actively constructed in this
area. These subdivisions are accessible via North 193`d East Avenue, and are recorded as
follows:
1. Settler's Creek at Stone Canyon 48 lots 71 acres
2. Tanglewood at Stone Canyon 74 lots 93 acres
3. Lakes at Stone Canyon 52 lots 88 acres
"' �Ih sizes —of the single farm ' ly -lots wftth_5 t iese- ilu=ee- denelopme-h&!ange fom a -79 acres
(34,323 square feet) to 1.49 acres (64,913 square feet). The attached City Engineer's report
details the City's findings related to the infrastructure of the three subdivisions, synopsized
below.
0
STORMWATER DRAINAGE -
In many aspects, the stonnwater drainage provided for the three subdivisions is satisfactory,
although_ the -stormwater_ system_ -falls__short _of. meeting -the--requirements -of the -Owasso----
Engineering Design Criteria.
The most concerning observation about the stormwater drainage is that there is a significant
amount of silt impacting the ditches and threatening to clog the culverts within the system. If the
capacity of the stormwater system is to be maximized, this silt will have to be removed.
All three of the new subdivisions drain to the west through Stone Canyon property to a basin that
will be used to provide detention for almost all of Stone Canyon – a proposed 60 to 80 acre lake
to be located in the western section requested for annexation by Owasso.
The subdivisions have been designed with borrow ditches instead of curbs, gutters, and inlets.
Sidewalks have not been designed for these subdivisions.
The basic findings of the engineering review are: 1) that the driveway culverts should be 6"
larger than the minimum diameter indicated to be appropriate by the hydraulic analysis, 2) that
the ditch velocities should be increased to at least 2.5 feet per second, and 3) that the borrow
ditches should be constructed with a trickle channel at the bottom of the ditches.
STREETS AND GRADING –
The streets within these residential subdivisions do not meet City of Owasso standards. The
major deficiencies of most concern are 1) the pavement thickness is considerably less than the
6'/2" required by the City and 2) not all of the road sections are bordered with a 2' shoulder.
In order to meet the needs of local traffic, school buses, and refuse collection vehicles, the
Owasso Engineering Design Criteria call for a minimum thickness of 6'/2" for street pavement.
The pavement thickness found in the subdivisions varies from 1'/2" to 4'/2 ". The staff believes
that the roads constructed in the subdivisions will have a significantly shorter life than roads built
within Owasso that meet the design criteria. The base under the roads is believed to be
acceptable. The roads' sub -base is compacted to 95% standard density; however, no sub -base
treatment (modifications with lime or fly ash) was performed to account for the presence of
plastic soils.
Some of the completed portions of the pavement are without 2' shoulders. Such shoulders
should be constructed with streets that do not have curbs and gutters, in order to provide support
for the pavement. The lack of these 2' shoulders will likely result in pavement degradation,
particularly at the pavement edge.
- WASTEWATER TREATMENT -
- —
These three subdivisions (174 lots) are intended to have private, individual, aerobic sewer
treatment systems. Further, the same amount of area (and likely another 150 to 200 lots) to the
north of these subdivisions within the territory requested for annexation has been proposed to be
constructed with aerobic sewer treatment systems. The City of Owasso is allowed to permit such
aerobic systems within the city limits. However, the staff has serious concerns about the long-
term viability of aerobic treatment. The maintenance of such systems will be left to the
homeowners. If the systems are not properly maintained, the City of Owasso could be
compelled to eventually, provide sanitary sewer service to these residential additions if the
annexation is approved._
The Owasso Wastewater Treatment Plant does have the capacity to treat the anticipated increase
in flow resulting from the Stone Canyon development.
A Y t
Water service to Stone Canyon will be provided by Rogers County Rural Water District No. 3.
The waterline designs appear to be satisfactory for the most part. The major issue of concern
with the water system is that the fire hydrants proposed for the first three subdivisions in Stone
Canyon are two -way hydrants. These hydrants are inadequate for fire - fighting purposes. Three -
way fire hydrants should be constructed to allow for the ability to adequately fight fires.
OWASSO ENGINEERING DESIGN CRITERIA:
The Owasso Engineering Design Criteria do not currently allow for developments that include
borrow ditches for street sections, nor do the criteria allow for aerobic systems — sanitary sewer
systems are required unless a special exemption is permitted by the Public Works Director.
The staff finds that it can be appropriate for estate developments (such as the type allowed in the
RE zoning District) with lots of at least 24,000 square feet in size to be developed without
sidewalks and with borrow ditches along street sections, provided that the streets are bordered
with a sufficient shoulder. Therefore, the staff is prepared to bring forward a recommendation
that the Engineering Design Criteria be revised to allow for streets with borrow ditches for
developments containing lots at least 24,000 square feet in size — RE zoning or larger. Further,
the staff is prepared to recommend that such developments not be required to include sidewalks.
The staff also finds that the current wastewater treatment regulations are appropriate; individual
aerobic systems should not be allowed for developments within the city limits and sanitary sewer
systems should be required for developments within the city limits.
MUNICIPAL COSTS OF ANNEXATION
In addition to analyzing the conditions of the currently developing portion of Stone Canyon, the
staff has examined the departmental costs that annexation of the development would bring.
These costs include capital costs of constructing facilities and purchasing equipment, as well as
costs associated with acquiring new personnel and providing annual maintenance for the area.
This does not mean that all facilities, equipment, and personnel have to be accounted for
immediately; since the area will likely take several years to develop, some of the City's costs
would be able to be delayed until such time as new density and population demand..
These cost estimates are based on projections of 750 dwellings (a population of 2,000) within the
incorporated limits of Stone Canyon, and an overall population of up to 10,000 for the entire
Stone Canyon development, including that portion that will not be within the Owasso city limits.
M
PUBLIC WORKS COSTS
The largest apparent cost of annexation for the Public Works Department is the price of
extending a sanitary sewerline to Stone Canyon. The total up -front obligation for the line is
estimated at $5.158 million. While that money will be eligible for pay -back to the City as the
area in and around Stone Canyon develops, the payback is likely to occur slowly over time,
conditioned by the health of the market.
The other major capital cost to be borne in the Public Works Department would be the purchase
of a new refuse collection vehicle to serve the annexed area - $250,000.
Three new personnel would be required by the Public Works Department — one each for the
Refuse Collection Division, Wastewater Collection Division, and Stormwater Maintenance
Division. The annual cost of these personnel is estimated at $150,000.
Also, the staff estimates that $20,000 would be required for the periodic maintenance, upkeep,
and repair of infrastructure such as sanitary sewerlines, stormwater drainage systems, and streets.
The one -time costs listed above total $5.408 million, and the total annual Public Works costs are
estimated at $170,000.
POLICE DEPARTMENT COSTS
Based on an estimated population of two thousand residents, the staff would recommend four
patrol officers and one detective be added to the authorized sworn police force. Adding four
officers would add one officer to one of the four shifts, allowing more officers to be available
around the clock to serve the extended area. The initial cost of hiring five personnel with
equipment (such as patrol vehicles) would be approximately $490,000, with an estimated annual
salary and maintenance cost in following years of $365,000.
The one -time Police Department costs total $125,000, and the total annual Police Department
costs are estimated at $365,000.
FIRE DEPARTMENT COSTS
In order to maintain current municipal ISO ratings levels, the location and size of the Stone
Canyon development compels the staff to consider the prospect of constructing and staffing a
new fire station to serve the Stone Canyon vicinity. The cost estimate for the fire station (which
is envisioned to include a Police substation) is $2.3 million. Twelve firefighters would be
required to fully staff the new station, with an estimated annual cost of $762,000. Two new
vehicles, one fire engine -and one ambulance, would be necessary to serve the new station, at a
The one -time Fire Department costs total $2.95 million, and the total annual Fire Department
costs are estimated at $762,000.
7
SUMMARY OF TOTAL MUNICIPAL COST ESTIMATES
One Time Estimated Municipal Costs
Sanitary sewerline
$5.158 million
__Refuse vehicle __
$250,000
Police equipment
$125,000
Fire station
$2.3 million
Fire vehicles
$650,000
Total one time costs: $8,483,000
FINDINGS:
Annual Estimated Municipal Costs
Added Public Works personnel
$150,000
Annual infrastructure maintenance
$20,000_
Added Police personnel
$365,000
Added Fire personnel
$762,000
Total annual costs:
$1,297,000
As noted above, there are several issues of concern related to the annexation of the northern two
square miles of the Stone Canyon development.
The fact that the territory remains within the Limestone Fire District means that the property
owners within Stone Canyon would be forced to pay taxes to the fire district for a fire protection
service that would be provided by the City of Owasso. Even if the territory is detached from the
district, the owners would pay ad valorem taxes until the debt currently incurred by the fire
district has been satisfied.
Most of the other concerning issues related to the Stone Canyon annexation revolve around the
condition of the three subdivisions currently under design and development. These three
subdivisions will not be on sanitary sewer systems. The stormwater drainage systems in these
areas appear to be under threat from silt infiltrating drains and culverts. The streets in the
subdivisions are not built to municipal standards. Finally, the fire hydrants proposed for the
subdivisions are inadequate for providing a municipal level of fire protection.
As a result of these infrastructure conditions, it is likely that the life of the infrastructure will be
significantly less than the life of the infrastructure had it been constructed to city standards. If
the City of Owasso chooses to annex these subdivisions, then an investment will be needed to
improve the condition of the infrastructure, likely within the next few years.
Of course, these concerns are balanced by the recognition that this area lies within the Owasso
fenceline. Because of its proximity to the development, the City of Owasso will likely be
compelled to annex the territory eventually. After all, the City of Owasso has been around for
more than 100 years and will be here 100 years from now. Similarly, this development will exist'
in some form for the foreseeable future. It has been observed over time that property values in
developments outside the jurisdiction of municipal services such as public safety, public utilities,
and services such as refuse collection and code enforcement decline more rapidly than similar
developments lying within the jurisdiction of those same municipal services. This decline in
value will eventually have a detrimental impact on the values of adjacent properties that exist
within the city limits, causing the municipality to desire to annex the territory, improve the
Further, the residents of Stone Canyon will likely identify themselves as Owassans. They will be
included within the Owasso school district, zip code, telephone exchange, legislative districts,
and ambulance boundary. They will shop, work, eat, recreate, worship, and interact in the same
places as those who live within the city limits. Essentially, they will be us. It is important to
remember that, while the City of Owasso may not have a legal obligation to include the
development within Owasso's corporate boundaries, the City should not ignore or exclude those
who live in proximity from the municipality. Annexation is one of the most obvious and
appropriate ways to�void such exclusion.
RECOMMENDATION:
The staff is mindful that the three subdivisions currently under development within Stone
Canyon do not meet municipal standards, and that the remainder of the development has yet to
be constructed and improved. Therefore, the staff intends to recommend that the City of Owasso
annex the northern two sections of Stone Canyon with the exception of the boundaries of the
three subdivisions currently under construction, and that Stone Canyon PUD, as approved by
Rogers County, be accepted as the allowed land use distribution pattern for the annexation.
ATTACHMENTS:
1. Map of area recommended to be annexed
2. Exhibit depicting Stone Canyon PUD
3. City Engineer's report dated January 15, 2008
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Stone Canyon
Lca L R090rs County, Oklahoma
Concept 11fustra Clon
25662
TO: ROGER STEVENS
INTERIM PUBLIC WORKS DIRECTOR
ERIC WILES
___ _____._COMMUNIT-Y-DEVELOPMENT DIRECTOR-
FROM:' JOE JOHN NURRE, P.E.
CITY ENGINEER
SUBJECT: INFRASTRUCTURE DESIGN AND CONSTRUCTION CRITERIA
COMPARISON — STONE CANYON DEVELOPMENT (ROGERS
COUNTY) VS. CITY OF OWASSO
DATE: January 15, 2008
BACKGROUND:
Stone Canyon is Planned Unit Development located in all or portions of Sections 35 and 36 of
Township 21 North, Range 14 East, Sections 1 and 2 of Township 20 North, Range 14 East and
Section 6, Township 20 North, Range 15 East in Rogers County. This area is generally bounded
by 76th Street North on the north, 193 East Avenue on the east; 46th Street North on the south
and 161" East Avenue on the west. Sections 35 and 36 are within the City of Owasso fenceline;
but are not within the incorporated limits. When completed, Stone Canyon will contain areas of
single - family residential (2,616 acres), multi - family residential (60 acres), commercial (90 acres),
mining (458 acres) and industrial (36 acres) development — in all, nearly 3,300 acres.
Construction of the first two residential phases of Stone Canyon, as well as perimeter fencing
and other site amenities, began in July 2007. Planning and design of the third residential phase
is currently underway. The design and construction of these phases was performed under the
provisions of a PUD initially approved by the Rogers County Planning Commission on October
6, 2005 and by the Rogers County Board of Commissioners on October 17, 2005. The Rogers
County Subdivision Regulations and the Roadway, Drainage and Detention Addendum
(September 2005) to these regulations served as governing specifications.
Subsequently, the developers of Stone Canyon requested the City of Owasso to consider the
annexation of the two sections of the development within the City's fenceline (Sections 35 and
36). This annexation would result in the incorporation of 1280 acres of constructed or proposed
development and associated infrastructure the design of which is based on criteria which differ
from the City of Owasso Engineering Design Criteria, Construction Standards and Standard
Drawings.
This memorandum is intended to compare and contrast the design and construction standards
for Stone Canyon public infrastructure as it is presently being developed with current City of
Owasso design and construction standards and to consider some of the implications of the
differences and similarities.
Documents consulted in the preparation of this memorandum include City of Owasso
Engineering Design Criteria, Construction Standards and Standard Drawings; City of Owasso
-- Sgbdiv�ign1 ?egulations;,Rng&rs_ ounty ubdivision=Regalaiions ;=Stare- Catiy6n= l=lft�Stafion --
Report (Preliminary Draft, August 2007 — prepared by Kellogg Engineering, Inc.); Construction
Plans for The Lakes at Stone Canyon (October 2006 — prepared by Kellogg Engineering Inc.);
Hydrology Study & Engineering Report — The Lakes at Stone Canyon Phase / (October 2006 —
Infrastructure Design And Construction Criteria
Comparison -.Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 2 of 10
prepared by Kellogg Engineering Inc.); Water Plan - The Lakes at Stone Canyon - Phase l
(Kellogg Engineering Inc. - May 2007); Stone Canyon PUD (Final Version - January 2006;
Approved - October 2005) and the Stone Canyon website (www.stonecanvonlivino com).
LAND SUBDIVISION:
Lot sizes for the two subdivisions provided for review (Settler's Creek and Tanglewood) meet or
exceed City of Owasso bulk and area requirements for RE (Residential Estate) zoning. Lot sizes
in Settler's Creek range between 0.77 acres and 1.31 acres. Average lot size is 0.96 acres. Lot
sizes in Tanglewood range between 0.79 acres and 1.49 acres. Average lot size is 1.03 acres.
A 35' front yard building line is maintained on all lots; no rear yard set backs are indicated. A
minimum 10' drainage easement is provided along both side lot lines of every lot. Rear yard
utility easements correspond to City of Owas_so.practi_ce. Perimeter .easements- are -17.5
ad /oming -lot easements are 11'.
Some attention to topography should be addressed in the consideration of possible annexation
of portions of Stone Canyon. Subdivision boundaries and collector streets do not necessarily
follow section line boundaries. For example, although the majority of the Tanglewood
development is situated in Section 36, T21 N, R14E, some portions extend into Section 1, T20N,
R14E and Section 6, T20N, R15E. Other portions of the conceptual plan which are mostly
situated in Sections 35 and 36 also extend into other sections further to the south. Some
attention should be directed to annexation boundaries in order to eliminate the possibility of
inconsistent jurisdiction in adjacent properties.
STORMWATER SYSTEMS:
Stone Canyon /Ropers County
1. Minor culvert design by Rational Method
2. Major culvert design by NRCS method
3. Minor ditch (roadway side- drains) velocities
range between 1.2 and 2.6
feet per second
City of Owasso Criteria
Rational Method accepted by City of Owasso
criteria
NRCS method recommended by Owasso
criteria for this application
Minimum ditch velocity - 2.5 feet per second
to avoid sedimentation; maximum ditch
velocity - 6.0 feet per second to prevent
erosion
4. Allows overland flow across more than two Restricts overland flow across no more than 2 _
lots• - -�. _.- _T___.�.�.
5. Allows swale (borrow) ditches to carry runoff Requires curbs, gutters, inlets and pipe
along streets
6. Minimum ditch slope — 0.6%
7. Major channel geometry —16.0' bottom
width /2:1 side slopes (with erosion protection)
8. Minor channel geometry corresponds with
City of Owasso standards — no pilot channel
provided
9. No engineered Phase I detention
10. Allows 12" driveway culverts
11. Acceptable driveway culvert materials
include:
Smooth steel
Reinforced concrete pipe (RCP)
Corrugated metal pipe (CGMP)
High density polyethylene (HDPE)
(HDPE may only be used if driveway is 6"
concrete or thicker)
- indicated plan dimensions are for smooth -wall
pipe; culverts must be 6" larger diameter pipe
for CGMP
12. Acceptable roadway culvert materials
include:
Smooth steel
Reinforced concrete pipe (RCP)
Reinforced concrete box (RCB)
Corrugated metal pipe (CGMP)
HDPE (with 24" cover or greater)
Infrastructure Design And Construction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 3 of 10
conduits — roadside channels must comply
with criteria for all other open channels
Minimum ditch slope — 0.2%
Owasso major channel criteria geometry
includes 4.0' minimum bottom width /3.5:1 side
slopes (without erosion protection)
Roadside ditches must comply with open
channel criteria — paved bottom (pilot channel)
required to provide hard surface flow line for
cleaning drid maintenance
Requires stormwater detention to be
engineered and constructed in first phase
Minimum driveway culvert is 15" (w/
recommended change to 18 ")
Acceptable driveway culvert materials include:
Reinforced concrete pipe (RCP)
- HDPE and CGMP are specifically excluded
Acceptable roadway culvert materials include:
Reinforced concrete pipe (RCP)
Reinforced concrete box (RCB)
- _
The Fi}idrO 9 {U y" oT —r The La s as tone anyon ((hase'I) uses SOS Unit Hydrograph
methodology for developing a stormwater runoff analysis for the project. This methodology is
preferred in the City of Owasso, particularly for drainage basins larger than 60 acres. Although
Infrastructure Design And Construction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 4 of 10
the preferred methodology has been used for this report, its specific implementation would likely
not have been approved by initial Public Works review. The report is able to take advantage of
the small project area relative to the large watershed it is associated with to show no adverse
effects on downstream property and no need for temporary or permanent detention.
This should in no way imply a criticism of the report — it reflects an analysis performed during
the early stages of a particularly large development without reference to other portions of the
conceptual plan. Both the Stone Canyon PUD and this report reference a primary on -site
detention pond /lake with a surface area in excess of 60 acres as part of the conceptual plan.
The report best serves to point out the need for a comprehensive drainage master plan for the
development which would reflect the multiple land uses and relative sizes of the development
areas.
Because design features such as open side ditches without curbs, gutters, and inlets do not
reflect the typical urban environment, no provision for their construction is included in the City of
Owasso Engineering Design Criteria. These features may, however, be appropriate for the sort
large acreage, estate lots proposed for Stone Canyon. If these improvements are designed
using sound engineering practice to provide efficient stormwater conveyance through the
development and ease of maintenance over their design life, there is no reason not to allow
their use in selected, large -lot areas in Stone Canyon.
The reduction in flow area over time in both open ditches and culverts by silt deposits is the
single biggest argument against the use of these features in an urban environment. Secondarily,
they use a large portion of the right -of -way and reduce or eliminate the ability to serve
pedestrian needs with sidewalks.
To address these concerns, we recommend:
➢ Driveway culverts should be oversized 6" larger than the minimum diameter indicated by
the hydraulic analysis. This would considerably extend the design life of the system prior
to maintenance activities such as culvert cleaning and ditch shaping and restoration.
➢ Initial hydraulic design should provide for ditch velocities of no less than 2.5 feet per
second. An advantage of large estate lots is the reduction of total stormwater runoff
because of the relatively small ratio of impervious area to overall lot size. However, this
reduction may result in slower runoff velocities, which lead to greater amounts of silt in
ditches and pipes. Sufficient velocity to clear the ditch "naturally" should be provided for
in the design.
➢ Open side ditches should be constructed with a small concrete pilot channel or trickle
channel at the flowline between culverts and other structures. While this would represent
an additional increment of initial work (and cost) during construction, it would greatly
facilitate ditch maintenance and reduce ditch erosion over the design life.
Sidewalks are_problematieal for this sort of constn,cflnn i inlo
within the right -of -way for construction of these featuresacK- siope, no area
STREETS:
Stone Caavon /Ropers County
1. Typical section indicates 50' right -of -way
with 5' D /E, U/E each side
2. Typical section street width shown as 24' -
Rogers County subdivision regulations require
curb and gutter "inside municipal jurisdiction"
3. Sub -base compacted to 95% of Standard
Density. No requirements for modifications for
plastic soils (PI >10).
4. Typical section indicates 6" of 1 -1/2"
compacted aggregate (no gradation
specification) as roadway base
5. Typical section indicates asphalt surface
course to be depth required by Rogers County
specifications - no depth indicated on drawings.
6. Street names by plat
7. No apparent requirement for sidewalks
8. Dedicated cross -walks may be required for
blocks exceeding 1,200 feet.
9. Cul -de -sac right -of -way radius - 60';
Pavement radius - 45'
Infrastructure Design And Construction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 5 of 10
City of Owasso Criteria
Typical section indicates 50' right -of -way.
Roadway, sidewalk and utilities all contained
within this dimension.
Typical section street width is 26' face- of -curb
to face -of -curb.
Sub -base compacted to 95% of Standard
Density. Sub -base modified with lime or flyash
for plastic soils (PI >10).
Typical section requires 8" of ODOT Type "A"
aggregate as roadway base (or treated and
compacted sub -base as above).
Typical section requires 6 -1/2" of asphalt (6"
of concrete) for roadway surface course.
Street names to follow Tulsa County system
Sidewalks required
Dedicated cross -walks may be required for
blocks exceeding 800 feet.
Cul -de -sac right -of -way radius - 55'; pavement
radius - 45'
A visual inspection of the constructed pavement at "The Lakes at Stone Canyon" (Settler's
Creek and Tangiewood subdivisions) indicates corisiderabJ_ nrJ g oosisten )_Wdeviation fKOrn -.
e cons rucfion drawings provided to Pu61ic Works for review. Some deviation in width is to be
expected for asphalt roads without curb and gutter and the constructed product is within an
acceptable range for this dimension (no less than 24'; no greater than 26). However, depth of
Infrastructure Design And Construction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 6 of 10
the roadway courses varies considerably. No sub -base was available for inspection; but
aggregate base appeared to meet or exceed the required dimensions. Most aggregate base for
residential sections was no less than 8" thick and predominately as much as 10" thick. Base for
residential collectors was as much as 12" thick. Thickness of the asphalt surface course was as
little as 1 -1/2" thick and as great as 4 -1/2" thick. The design engineer has informed Public
Works that the intended asphalt thickness for the constructed surface course is 3 ". Public
Works has scheduled pavement borings and sub - surface investigations at 10 locations
throughout the development to provide more accurate measurements of the constructed
dimensions.
Although the plan version of the typical section provides for 2' shoulders as part of the
construction, these shoulders were not observed on the completed portions of the pavement. It
is extremely important — particularly in fill sections — that these shoulders and the associated
side -ditch foreslopes be carefully constructed and compacted. These features provide lateral
support to the paving section and prevent migration of the base from beneath the surface
course. Failure to exercise diligence in this construction will result in limited paving life,
particularly at the pavement edge.
The City of Owasso has determined, through experience, that 6 -1/2" of asphalt surface course
represents a minimum dimension for streets in an urban environment. Not only must these
streets meet the needs of local traffic, but they must also regularly carry the heavier loads of
school buses and refuse collection vehicles. Although the extensive use of aggregate base at
Stone Canyon goes far in producing.a typical section equivalent to (or better than) the standard
Owasso section, it must be combined with a surface course which meets the needs of urban
traffic. Public Works is prepared to consider deviations from the standard section provided they
are prepared by a licensed professional engineer and are based on realistic estimates of current
and projected traffic loads.
SANITARY SEWER:
Proposed initial phases of Stone Canyon — currently either in design -or under construction -
include:
Settler's Creek 71 Acres 48 Lots
Tanglewood 93 Acres 74 Lots
Lakes at Stone Canyon — Ph III 88 Acres 52 Lots
These first phases are intended to have private, individual, aerobic sewer treatment systems.
These systems are small process units designed to digest organic matter and settleable solids
in an oxygenated environment to produce a clarified liquid which is applied to the ground
surface by sprinklerjets. The snits represent a relatively nau,
sewers would be prohibitive. The design, construction and maintenance of these uniittsaare
Infrastructure Design And Construction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 7 of 10
governed by the requirements of the Oklahoma Department of Environmental Quality Individual
and Small Public On -site Sewage Treatment Systems.
The City of Owasso requires all developments within the municipal jurisdiction to connect to its
sanitary sewer collection system. While there are likely some isolated homes or areas in the city
still served by septic systems as a result of a relic condition prior to annexation, no provisions
for private, individual treatment systems, either aerobic or septic, are included in the
Engineering Design Criteria and Construction Standards. However, the criteria allow sufficient
latitude on the part of the Public Works Director to permit systems such as these by special
exemption.
The area of Stone Canyon more or less south of 66th Street North is topographically challenged
for the extension of a gravity sanitary sewer collection system. The design engineer has
Proposed, as part of the Stone Canyon Lift Station Report, that this area of the development
also be served by individual treatment systems. This area consists of 1316 gross acres, of
which 785 acres are indicated as available for development. The most recent conceptual plan
shows 539 lots in this area which is consistent with the lot size and density established for the
Lakes at Stone Canyon.
After deducting the areas reserved for private treatment systems as well as the areas reserved
by the PUD for mining and industrial land uses, the remainder of the development more or less
north of 66th Street North is potentially available to be served by sanitary sewer provided by the
City of Owasso. This area consists of 1198 gross acres. Several potential land uses are
indicated by both the recent conceptual plan and the lift station report including:
➢ Single family homes
➢ Patio homes
➢ Park homes
➢ Garden villas
➢ Commercial development
➢ School site
➢ Church sites
➢ Park land
➢ Sports facilities and playing fields
➢ 80 acre lake
The developer has indicated in the PUD document the need for significant flexibility in creating
land use areas to create a quality development consistent with marketplace demands. While
this flexibility is a necessity, given the extent of the development, it makes infrastructure
planning somewhat problematical. Stipulations and agreements associated with the land
transactions with the prior owner's require definite amounts of open space and general use
property ft is likely that these agreements will limit the density in this. area
After deducting the areas reserved for such use, including park land, sports facilities and the 80
acre lake, the lift station report states that 890 net acres are available for development. Without
Infrastructure Design And Construction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 8 of 10
reference to any particular or definite land use and development plan, the report stipulates a
load on the collection system equivalent to the load generated by 1000 single family homes.
This proposed load could potentially be generated by any possible combination of the remaining
land uses indicated. Without the benefit of more specific development plans, it represents a
reasonable estimate of likely sewer demand.
When investigating the feasibility of extending an interceptor sewer along a 76th Street North
alignment, Public Works considered the possibility of opening other areas of the basin for
potential development. While these areas are not as extensive as the Stone Canyon
development and have already experienced some development, they represent additional
potential for both commercial and residential development. In all, approximately 1563 gross
acres or 1094 net acres are available for sanitary sewer service in areas north of 76th Street
North, east of 193`d East Avenue and south of 761h Street North in Section 34. Based S the
same ratio of load to area developed for the northern portions of Stone Canyon (1.12 lots /acre),
this area has the potential to generate the equivalent load of 1229 lots (of which between 350
and 375 are already developed).
The City's wastewater systems consultant, Greeley & Hansen, has developed a conceptual
estimate for a proposed ravity interceptor sewer to serve the 76th Street North corridor. An 18"
gravity sewer along a 762 Street North alignment from a connection to the Elm Creek
Interceptor to the 76th Street North and 161st East Avenue intersection (approximately 1.5 miles)
has an estimated construction cost (for planning purposes) of $2,378,000. A 10" sewer
extending an additional 0.67 miles east from 161St East Avenue has an estimated construction
cost of $665,000. Total project costs are $3.1 million.
Combining possible project costs with proposed service units in both Stone Canyon and the
adjacent portions of the basin develops a potential payback cost of $1400 per service unit or
service connection.
Wastewater collection and treatment system improvements downstream of this development
insure that the City of Owasso has the capacity to convey and treat the anticipated increase in
flow. Based on 2005 Wastewater Master Plan recommendations, design work is currently
underway to increase treatment plant capacity from 3.3 MGD (average) to 4.5 MGD and 4.5
MGD (peak) to 6.2 MGD. Additional improvements include renovation of the 117 " Street Lift
Station to increase capacity to 10 MGD. Construction of these improvements is anticipated to be
completed by Fall/Winter 2009. Funding is by low interest Clean Water State Revolving Fund
loans.
Subsequent to completing these improvements, the Elm Creek Interceptor becomes a limit to
capacity. The Wastewater Master Plan anticipates this need and recommends replacement (or
augmentation) of the lower end of this line in FY 2010 -2011 to provide the equivalent of 42" of
pipe diameter. Projected costs are $1.45 million.
Infrastructure Design And Constriction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 9 of 10
WATER:
Domestic water supply for the Stone Canyon development is provided by Roger County Rural
Water District No. 3. All engineering design and construction is governed by Rogers County
Rural Water District #3 Standard Details and Specifications. The City of Owasso has been
fortunate to enjoy a good working relationship with the water district, particularly in urban areas
where the jurisdiction of the two entities overlaps. Engineering and construction criteria for both
entities are similar (or identical) and both must meet or exceed the requirements of the
Oklahoma Department of Environmental Quality Public Water Supply Construction Standards.
Public Works was able to review water plans provided by Kellogg Engineering for the two sub-
divisions — Settler's Creek and Tanglewood — currently under construction at Stone Canyon. As
designed, this system is consistent with City of Owasso criteria including pipe sizes and
material, sleeved crossings and suitable backfill material under streets. The system is internally
looped with no dead -end lines and has effective provisions for connections to future phases.
However, the proposed design differs from City of Owasso criteria in three important areas:
➢ All cul -de -sacs shown in the plans are served by 2" lines. While this is not accepted
practice in the City of Owasso, it is common practice in the rural water districts.
Acceptance of this design relies on an interpretation of ODEQ requirements. The Public
Water Supply Construction Standards require a minimum main size of 6" in diameter for
all systems providing fire protection. This is often construed to mean that any line that
serves a fire hydrant must be 6" or larger; but that lines providing domestic service only
may be smaller. In these systems, hydrants are provided at the cul -de -sac entrance; but
no closer. This could be a disadvantage in fighting a fire in a deep (greater than 300
feet) cul -de -sac.
➢ Depth of bury for the proposed water line is indicated by plan note as 36 ". This
requirement is identical to City of Owasso specifications and exceeds the ODEQ
requirement of 30 ". The requirement is intended to protect the main from freezing or
physical damage. However, when considering the Stone Canyon system, some
provision should be made for those occasions when the line intersects the open
drainage. Rogers County specifications require the roadway side - ditches to be 2 feet
(minimum) below the top of subgrade. Depending on the elevation of the existing soil
relative to the roadway at the time the water line was constructed, this installation could
leave as little as 12" of cover at the bottom of ditch. This condition could be easily
addressed by an additional plan note or special detail to govern construction.
➢ Hydrants shown on the water plans are indicated as two -way hydrants. These hydrants
are not sufficient for fire - protection purposes. Both City of Owasso criteria and ODEQ
Public Water Supply Construction Standards require three -way hydrants having a 4 -1/2
inch pumper outlet and two 2 -1/2 inch hose outlets for all systems providing fire
protection. ODEQ requires that hydrants be located and spaced in accordance with
American Insurance Association,reauirementc nt+„ �r
features of the water supply Y I system, including hydrants, hydrant location, i a size and
Infrastructure Design And Construction Criteria
Comparison — Stone Canyon Development (Rogers
County) vs. City Of Owasso
Page 10 of I0
flow and demand capacity, meet or exceed the requirements of the International Fire
Code and the American Insurance Association.
SIDEWALK
50'
TYPICAL SECTION
COMPACT TO MINIMUM
90% STD. DENSITY.
6" 4,000 PSI PORTLAND
CEMENT CONCRETE
2%
4 % (1/2" /ft.)
(TYP)
2% (114" /ft.)
(MAX.)
SAWED LONGITUDINAL CONSTRUCTION
JOINT WITH DOWEL BARS, SEE STD. DETAIL STRT 14.
13' #6 x 18" SMOOTH
DOWELL BAR AT
24" C/C.
PRIME COAT
2%
TACK COAT
MINIMUM 8" COOT TYPE "A" AGGREGATE
BASE OR TREATED SUBBASE COMPACTED
TO 95% STANDARD DENSITY, SUBGRADE
P.I.> 10 SHALL BE MODIFIED WITH LIME
OR FLY ASH. SEE NOTE 2.
ASPHALTIC CONCRETE STREET SECTION
NOTES:
1. SECTIONS SHOWN ARE MINIMUM REQUIRED,
SUBGRADE MAY REQUIRE ADDITIONAL
THICKNESS OF MODIFICATION OR ASUBBASE
DRAINAGE SYSTEM WHERE SEVERE SOIL
CONDITIONS EXIST.
2. FOR EXISTING SUBBASE MATERIAL WITH PI <i0
SUBGRADE SHALL BE CLASSIFIED SELECT, INERT
MATERIAL OR STABILIZED AND COMPACTED
TO 95. %_STANDARD PROCTOR DENSITY.
ODOTSTANDARD 401.04 FOR TOLERANCES AND
STANDARD DETAIL STRT -08 FOR TEXTURE.
4. IF A COMPACTED AGGREGATE SUBBASE IS USED,
THE AGGREGATE SHALL BE PLACED ON
SEPARATOR FABRIC-
4%
ABRIC.
'<
SUBGRADEAND
BASECOMPACTED
1'SEYOND
BACK OF CURB.
STANDARD DETAILS
CITY OF OWASSO, OKLAHOMA
PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
aee 05/05 'u "whew
STRT -01
MINIMUM 8" COOT TYPE "A"
1\
AGGREGATE
BASE OR TREATED SUBBASE COMPACTED
TO 95% STANDARD DENSITY, SUBGRADE
SUBGRADEAND
P,I. > 10 SHALL BE MODIFIED WITH LIME
OR FLY ASH, SEE NOTE 2.
BASE COMPACTED
V BEYOND BACK OF CURB.
HALF SECTION
CONCRETE STREET SECTION
INTEGRAL CURB & PAVEMENT
HALF SECTION
SEPARATE PLACEMENTS
COMPACT TO MINIMUM ///���41/2"
% STD. DENSITY. /
ODOT TYPE /�2 "ODOT TYPE "S"
°A" INSOLUBLE BASE
INSOLUBLE SURFACE
/
7
13' 1T,
/
fi "CURB
-� SEE STRT -07.
PRIME COAT
2%
TACK COAT
MINIMUM 8" COOT TYPE "A" AGGREGATE
BASE OR TREATED SUBBASE COMPACTED
TO 95% STANDARD DENSITY, SUBGRADE
P.I.> 10 SHALL BE MODIFIED WITH LIME
OR FLY ASH. SEE NOTE 2.
ASPHALTIC CONCRETE STREET SECTION
NOTES:
1. SECTIONS SHOWN ARE MINIMUM REQUIRED,
SUBGRADE MAY REQUIRE ADDITIONAL
THICKNESS OF MODIFICATION OR ASUBBASE
DRAINAGE SYSTEM WHERE SEVERE SOIL
CONDITIONS EXIST.
2. FOR EXISTING SUBBASE MATERIAL WITH PI <i0
SUBGRADE SHALL BE CLASSIFIED SELECT, INERT
MATERIAL OR STABILIZED AND COMPACTED
TO 95. %_STANDARD PROCTOR DENSITY.
ODOTSTANDARD 401.04 FOR TOLERANCES AND
STANDARD DETAIL STRT -08 FOR TEXTURE.
4. IF A COMPACTED AGGREGATE SUBBASE IS USED,
THE AGGREGATE SHALL BE PLACED ON
SEPARATOR FABRIC-
4%
ABRIC.
'<
SUBGRADEAND
BASECOMPACTED
1'SEYOND
BACK OF CURB.
STANDARD DETAILS
CITY OF OWASSO, OKLAHOMA
PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
aee 05/05 'u "whew
STRT -01
24" TO 30" C/C
MINIMUM 8" COOT TYPE "A" AGGREGATE -' �"i
BASE OR TREATED SUBBASE COMPACTED
TO 95% STANDARD DENSITY, SUBGRADE SUBGRADEAND
P.I. > 10 SHALL BE MODIFIED WITH LIME SUBBASE COMPACTED
OR FLYASH. SEE NOTE 2. V BEYOND
BACK OF CURB.
HALF SECTION CONCRETE STREET SECTION
INTEGRAL CURB &PAVEMENT HALF SECTION
SEPARATE PLACEMENTS
2" COOT TYPE "S" INSOLUBLE SURFACE
- COMPACT TO MINIMUM 6" COOT TYPE 6 "CURB
\90% STD. DENSITY. "A" INSOLUBLE BASE SEE STRT -07 _
PRIME COAT
TACK COAT (TYP)
MINIMUM 8" ODOT TYPE "A" AGGREGATE /\
BASE OR TREATED SUBBASE COMPACTED
TO 95% STANDARD DENSITY, SUBGRADE
P.I. > 10 SHALL BE MODIFIED WITH LIME
OR FLY ASH. SEE NOTE 2.
ASPHALTIC CONCRETE STREET SECTION
NOTES-
1. SECTIONS SHOWN ARE MINIMUM REQUIRED.
SUBGRADE MAY REQUIRE ADDITIONAL
THICKNESS OF MODIFICATION OR ASUBBASE
DRAINAGE SYSTEM WHERE SEVERE SOIL
CONDITIONS EXIST.
2. FOR EXISTING SUBBASE MATERIAL WITH PI <10
MATERIAL OR STABILIZED ANDCOMPACTED
3.�ASPHALTSURFACES SHALLCONFORM TO -
ODOT STANDARD 401.04 FOR TOLERANCES AND
STANDARD DETAIL STRT -08 FOR TEXTURE.
`I. IF A COMPACTED AGGREGATE SUBBASE IS USED,
THEAGGREGATE SHALL BE PLACED ON
SEPARATOR FABRIC. k
SUBGRADEAND
SUBBASE COMPACTED
1'SEYOND
BACK OF CURB.
STANDARD DETAILS
CITY OF OWASSO, OKLAHOMA
PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
.All 05/05
STRT -02
60'
1' 4'
4' 1
SIDEWALK -
-- -
- -.- --
4% (TYP)k.) 2
2 %(1 /4 " /ff.)
TYPICAL SECTION (
(MAX.)
COMPACT TO MINIMUM S
6" 4,000 PSI PORTLAND J
SAWED LONGITUDINAL CONSTRUCTION
CEMENT CONCRETE S
STANDARD DETAIL STR -i4
18'
18'
#6 x 24" SMOOT
DOWEL BAR AT
2% (1/4" /k.)
MINIMUM 8" COOT TYPE "A" AGGREGATE -' �"i
BASE OR TREATED SUBBASE COMPACTED
TO 95% STANDARD DENSITY, SUBGRADE SUBGRADEAND
P.I. > 10 SHALL BE MODIFIED WITH LIME SUBBASE COMPACTED
OR FLYASH. SEE NOTE 2. V BEYOND
BACK OF CURB.
HALF SECTION CONCRETE STREET SECTION
INTEGRAL CURB &PAVEMENT HALF SECTION
SEPARATE PLACEMENTS
2" COOT TYPE "S" INSOLUBLE SURFACE
- COMPACT TO MINIMUM 6" COOT TYPE 6 "CURB
\90% STD. DENSITY. "A" INSOLUBLE BASE SEE STRT -07 _
PRIME COAT
TACK COAT (TYP)
MINIMUM 8" ODOT TYPE "A" AGGREGATE /\
BASE OR TREATED SUBBASE COMPACTED
TO 95% STANDARD DENSITY, SUBGRADE
P.I. > 10 SHALL BE MODIFIED WITH LIME
OR FLY ASH. SEE NOTE 2.
ASPHALTIC CONCRETE STREET SECTION
NOTES-
1. SECTIONS SHOWN ARE MINIMUM REQUIRED.
SUBGRADE MAY REQUIRE ADDITIONAL
THICKNESS OF MODIFICATION OR ASUBBASE
DRAINAGE SYSTEM WHERE SEVERE SOIL
CONDITIONS EXIST.
2. FOR EXISTING SUBBASE MATERIAL WITH PI <10
MATERIAL OR STABILIZED ANDCOMPACTED
3.�ASPHALTSURFACES SHALLCONFORM TO -
ODOT STANDARD 401.04 FOR TOLERANCES AND
STANDARD DETAIL STRT -08 FOR TEXTURE.
`I. IF A COMPACTED AGGREGATE SUBBASE IS USED,
THEAGGREGATE SHALL BE PLACED ON
SEPARATOR FABRIC. k
SUBGRADEAND
SUBBASE COMPACTED
1'SEYOND
BACK OF CURB.
STANDARD DETAILS
CITY OF OWASSO, OKLAHOMA
PUBLIC WORKS DEPARTMENT
ENGINEERING DIVISION
.All 05/05
STRT -02
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ROGERS COUNTY ROADWAY SPECIFICATIONS
1. RIGHT OF WAY' FIFTY (50) MINIMUM WIDTH, WITH ADDITIONAL 5' DIE & U/E EACH SIDE.
2 DRAINAGE PIPE MINIMUM LENGTH OF FORTY (40) FEET.
J. HEADWALLS ALL DRAIN PIPE OR TM WILL BE FURNISHED WITH A POURED IN PLACE
CONCRETE HE4DRALL ON BOTH ENDS ING To DATE SHEET SH 202
4. COMPACTION.- UPPER TWELVE (12) INCHES OF DIRT ACCORD
OF THE ROAD SURFACE MUST A
5 ROAD SURFACE: MEET 957 STANDARD PROCTOR DRIVING SURFACE WILL BE A MINIMUM S M OFTWENTY FOUR (24) FEET WIDE
6. ROAD SURFACE MATERIAL: ROAD SURFACE SHALL BE CROWNED IN THE CENTER WITH
DRAINAGE TO BOTH SIDES AND BE A MINIMUM OF SIX INCHES (6")
OF 1 -112' AGGREGATE BASE OR APPROVED EQUAL AND COMPACTED
TO 957 STANDARD PROCTOR DENSITY.
7. SHOULDERS: TWO (2) FEET ON EITHER SIDE OF ROAD SURFACE.
B. DRAINAGE AREA: ELEVEN (11) FEET ON EITHER SIDE OF ROAD SURFACE OUTSIDE OF
SHOULDER REQUIREMENTS WITH MAXIMUM BACK SLOPE OF THREE (3) B0771 SIDES,
9. CUL— DE— SAC.' WHEREVER Al TURN AROUND IS REQUIRED BY THE PLANNING COMMISSION
A CIRCUTAR TURN AROUND HAVING A MAXIMUM INSIDE RADIUS OF
FORTY FIVE (45) FEET AND A MINIMUM OUTSIDE RADIUS OE SIXTY
10. ALL CONSTRUCTION 6SHALL BE IN ACCORDANCE WITH THE ROADWAY, DRAINAGE, AND DETENTION
ADDEDUM TO SUBDIVISION REGULATIONS DATED SEPTEMBER 21, 2005.
ROADWAY & DRAINAGE DESIGN:
A. ROADWAYS SHALL BE DESIGNED TO PROVIDE A MINIMUM DITCH OF TWO FEET IN DEPTH AND
TO BE MEASURED FROM THE TOP OF SUB —GRADE NOT THE TOP OF PAVEMENT.
B. BORROW DITCHES DESIGN AS FOLLOWS
1. 4:1 MINIMUM FORE —SLOPE AND BOCK —SLOPE
2. BACKFILLED W17H 4" MIN. TOPSOIL AND SEEDED.
J. SHALL BE CONTAINED WITHIN A ADDITIONAL 5' DIE & U/E
C. ALL ROADWAY CULVERTS AND STORM DRAINS SHALL BE ONE OF THE FOLLOWING: SM007H STEEL
PIPE, RCP, RCB, CGMP, AND HOPE HOPE CULVERTS MAY BE USED IF THERE IS AT LEAST
24— INCHES OF COVER. ALL CULVERTS SHALL HAVE ODOT STANDARD SLOPED CONCRETE END
SECTIONS OR ODOT STANDARD HEADWALLS. ALL
IN DIAMETER. ROADWAY CULVERTS SHALL BE A MINIMUM OF 15"
D. A STORM WATER POLIURON PREVENTION PLAN (SWPPP) SHALL BE PROVIDED TO THE COUNTY
ALONG WITH CONSTRUC77ON PLANS IN ACCORDANCE THE CURRENT ODEO RULES AND REGULATIONS
REGARDING STORM WATER DISCHARGE.
E. HYDRAULIC GRADE LINES SHALL BE PROVIDED WITH ALL STORM DRAIN CONSTRUCHON PLANS.
F. ALL DETENTION FACILITIES SHALL BE DESIGNED WITH ONE FOOT (1) OF FREEBOARD DURING A
500 —YEAR STORM EVENT.
G. DRIVEWAY CULVERTS SHALL CONSIST OF SMOOTH STEEL PIPES, REINFORCED CONCRETE PIPE
(RCP), OR CORRUGATED METAL PIPE (CGMP). DRIVEWAY CULVERTS MAY BE HOPE ONLY IF THE
DRMAY IS CONCRETE AND AT LEAST SIX INCHES (6 ") THICK. ALL DRIVEWAY CULVERTS SHALL
HAVE ODOT STANDARD SLOPED CONCRETE END SECTIONS ANY OTHER TYPE MUST BE APPROVED
BY THE COUNTY
— -- ° �� •�� me HuGtKS COUNTY STANDARDS.
M SUB —BASE SHALL BE A MINIMUM OF 6 COMPACTED 1 -112" AGGREGATE BASE OR APPROVED EQUAL.
Item Number 5
Final Plat — El Rio Vista Amended— The City of Owasso has received a request to
review and approve an amendment to a portion of the El Rio Vista Final Plat, located at
the northwest corner of East 96`x' Street North and North Garnett Road (including the
"PoMac's" service station facility).
MEMORANDUM
TO: OWASSO PLANNING COMMISSION
CITY OF OWASSO
FROM: LARISSA DARNABY
CITY PLANNER
SUBJECT: FINAL PLAT- EL RIO VISTA AMENDED
DATE: AUGUST 29, 2008
BACKGROUND:
The City of Owasso has received a request to review and approve an amendment to a portion of
the El Rio Vista Final Plat, located at the northwest corner of East 96`h Street North and North
Garnett Road (including the "PoMac's" service station facility).
ANALYSIS:
Staff has received a request from the owners of a portion of land located within the El Rio Vista
subdivision. The owners request to have a final plat amendment to create new lot boundaries in
anticipation of future redevelopment as well as new development. The amendment is to divide
the existing Lot 1, Block 5 into two lots. Thus, the new plat would read Lots 1 and 2, Block 5.
The total area being amended is comprised of 3.75 acres of land. Lot 1 would be approximately
1.66 acres in size, and lot 2 would be approximately 2.1 acres in size. The tract is zoned CS
(Commercial Shopping), and again this amendment is in anticipation of future redevelopment
and new development. The application, as proposed, does meet all bulk and area requirements.
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.
A site plan was submitted to the Technical Advisory Committee for review concurrently with the
final plat. The site plan is for a proposed Quik Trip service station facility to be located on Lot 2,
Block 5, of the El Rio Vista Amended Final Plat. The site plan was proposed at the Technical
Advisory Committee's regularly scheduled meeting on August 27, 2008 contingent upon the
Final Plats approval. The proposed Quik Trip location is located directly north of the existing
Bank of Oklahoma and the Caudle Commercial 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. Sewer
and water service will be provided by the City of Owasso.
` TECHNICAL - ADVISO_RY_C9MMIT1EE
The Final Plat for El Rio Vista Amended was reviewed at the regularly scheduled Owasso
Technical Advisory Committee on August 27, 2008. At that meeting, the utility providers and
city staff were afforded the opportunity to comment on the technical aspects of the development
proposal. There were no comments provided.
RECOMMENDATION:
Staff recommends approval of the El Rio Vista Amended final plat.
ATTACHMENTS:
1. General Area Map
2. El Rio Vista Final Plat
I El Rio Vista Amended Final Plat
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Item Number 6
Final Plat — Lake Valley IV— The City of Owasso has received a request to review and
approve the Lake Valley IV Final Plat of one hundred and fourteen (114) residential lots,
in nine (9) blocks on approximately 23.1116 acres of land, located about a quarter of a
mile north of East 106` Street North and about a quarter of a mile east of North 145"
East Avenue, immediately east of Lake Valley II and immediately north of Lake Valley
III.
MEMORANDUM
TO: OWASSO PLANNING COMMISSION
CITY OF OWASSO
FROM: LARISSA DARNABY
CITY PLANNER
SUBJECT: FINAL PLAT — LAKE VALLEY IV
DATE: AUGUST 28, 2008
BACKGROUND:
The City of Owasso has received a request from Lake Valley Investments Group, LLC., for
the review and acceptance of the Lake Valley IV Final Plat of one hundred and fourteen (114)
residential lots, in nine (9) blocks on approximately 23.1116 acres of land.
LOCATION:
The property is generally located about a quarter of a mile north of East 106th Sheet North and
about a quarter of a mile east of North 145th East Avenue, immediately east of Lake Valley II
and immediately north of Lake Valley III.
EXISTING LAND USE:
Undeveloped
SURROUNDING ZONING:
North: Large Estate Single- Family Residential (Chestnut Farms)
South Single - Family Residential (Lake Valley III)
East: Large Estate Single - Family Residential (Ranch Acres II)
West: Single - Family Residential (Lake Valley II)
ZONING HISTORY:
July, 2005: The Owasso Planning Commission approved a preliminary plat for Lake Valley IV
with the following conditions:
• Applicant must indicate a 17.5' utility easement along the frontage
of all lots.
_ pplzc ant must indicate a 20'`utlit.. easement_where. the water main
is shown on the plat.
• Applicant must coordinate fire hydrants with the Fire Marshal.
• Applicant must indicate a 40' radius at the south entrance on North
1491h East Avenue.
DEVELOPMENT PROCESS:
The first step in the development of a piece of property in Owasso is annexation. Annexation
is-the methad 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 developments 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.
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.
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 I I copy and an electronic copy for records.
ANALYSIS:
The current owner /developer of the subject property plans to develop the area with one
hundred and fourteen (114) residential lots in nine (9) blocks, on 23.1116 acres of land. The
proposed development is allowed by right with the Planned Unit Development 01 -03, which
was approved by the Planning Commission in September of 2001, and the underlying zoning
designation being RS -3 (Single- Family Residential).
Three reserve areas have been included in the platted area, Reserve Area "A" being located on
the northwest comer of the tract and serving as a utility easement. Reserve Areas `B" and "C"
being located on the eastern boundary of the subdivision and serving as both detention and
utility easements. The detention easements will be reviewed as to their adequacy at providing
- -__ _, detention..fiar the :prrape•, - .efdX� an:}� hui- ldiPnts >mayTSStic= all d�talls rc3lated-te
water and wastewater improvements must be reviewed and approved by the Owasso Public ~�
Works Department.
The proposal for single family homes on the Lake Valley IV 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 Lake Valley IV final plat 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 Lake Valley IV Final Plat at its
regular meeting on August 27, 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:
I. Coordinate all fire hydrant locations with the Fire Marshal.
RECOMMENDATION:
Staff recommends approval of the Lake Valley IV final plat with the following conditions:
I. Coordinate fire hydrant locations with the Fire Marshal.
2. Change "East 110`h Place North" to "North 147`' East Avenue"
3. Change "East 110`" Street North" to North 149th East Avenue"
4. Change "East 109th Place North" to "North 1515` East Avenue"
5. Identify adjacent zoning designations.
ATTACHMENTS:
1. General Area Map
2. Lake Valley IV Final Plat
3. Planning Commission Minutes from the Lake Valley IV Preliminary Plat approval
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0 P.O. Box 180
11 .. Owasso, OK 74055
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CPR REPREmimTATIOI\T Bv c= THCL1
1 918.376.1500
OWASSO PLANNING COMMISSION
July 11, 2005
Page No. 2
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle = Yes
Duane Coppick - Yes
Dan Draper - Yes
The motion carried 5 -0.
5. Easement Closure -Ator Center - A request to review and approve an easement closure
of a fifteen foot utility easement located in lots 2 and 3 of Block 9 as shown on the filed
plat of Ator Heights Third Addition.
The Chairperson presented the item and Chip reviewed the staff report. The applicant is
requesting this review in order to take action relating to matters allowing for the closure
of a 15' utility easement located in Lots 2 and 3 of Block 9 as shown on the filed plat.
As a result of the road improvements along N Garnett Rd, the new configuration of the
road has allowed for new 17.5' utility easements along Garnett. Therefore, the old
utility easement is no longer needed. The Owasso Technical Advisory Committee
reviewed the easement closure and recommended approval without condition. Staff
recommends approval. Utility relocations were discussed briefly.
Duane Coppick moved to approve the easement closure; the motion was seconded by
Kevin Vanover. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle - Yes
Duane Coppick - Yes
Dan Draper - Yes
The motion carried 5 -0.
6. Preliminary Plat - Lake Valley II III & N - A request to review and approve a
preliminary plat proposing 364 lots, on approximately 118.44 acres of property zoned
RS -3 (Residential Single - Family), located on the northeast corner of E. 106h St. N. and
N. 145" E Ave., directly east of Lake Valley Estates.
Chip McCulley presented the staff report and described the location of the property. The
development process was discussed. The applicant is requesting the review and approval
so that they may plat and develop the property with single family homes. The property is
zoned OPUD 01 -03 with underlying zoning of RS -3. The developer proposes to divide
�tL - '�- _�,res- :fie =-ee nic- al- Advisory�orurnitteere�vi�wcd— _....�,,,a:
the preliminary plat at their June 29, 2005 meeting. The following recommendations
were addressed:
1. Applicant must indicate a 17.5' utility easement along the frontage of all lots.
2. Applicant must indicate a 20' utility easement where the water main is shown
on the plat.
OWASSO PLANNING COMMISSION
July 11, 2005
Page No. 3
3. Applicant must coordinate fire hydrants.
4. Applicant must indicate a 40' radius at the south entrance on N. 149th E Ave.
Discussion was held regarding East 110" Street North which will run opposite of the
entrance into Ranch Acres Estates to the east. Commissioner Vanover had concerns with
the quantity of RS -3 lots and hopes these 364 lots satisfies the need for RS -3 lots. The
Commissioners also discussed the ditch that is shown on the eastside of the property.
Duane Coppick moved to approve the preliminary plat subject to the above TAC and staff
recommendations. Also subject to providing proper drainage if the ditch to the east falls
into the boundaries of the plat. Ray Haynes seconded the motion. A vote on the motion
was recorded as follows:
Ray Haynes - Yes
Kevin Vanover - Yes
Marilyn Hinkle — Yes
Duane Coppick — Yes
Dan Draper - Yes
The motion carried 5 -0.
7. Final Plat — Owasso Industrial Park— A request to review and approve a final plat
proposing 1 lot, on approximately 3.89 acres of property zoned IL (Light Industrial),
located on the south of E. 5 " Ave., approximately 1 /amile west of the Mingo Valley
Expressway.
The Chair introduced the case and Chip McCulley presented the item. The applicant is
requesting this review in order to facilitate 1 lot on 1 block on 3.89 acres. The Owasso
Technical Advisory Committee reviewed the final plat at the June 29, 2005 regular
meeting. The following TAC recommendations were addressed.
1. Applicant must locate adjacent property.
2. Applicant must indicate the building pad elevation of proposed building
3. Applicant must include detention in the deed of dedication.
Questions were asked regarding the floodplain. Brian Kellogg with Kellogg Engineering
stated that the northwest corner is the only part that will be built on at this time. The
procedures for an earth change permit were explained by Joe Nurre of Public Works
Department.
Duane Coppick moved to approve the final plat for Owasso Industrial Park subject to the
nhnve staff o,d TA./-+ «,.,.,..— W__e_.•- .> _.
the motion was recorded as
Ray Haynes - Yes
Kevin Vanover - Yes
l DEVELOPER
` • _
' Lake Valley Investment Group,. Inc., w��mw✓.. �
Koanls Properly Management, Inc. OPUD 0I -03 .... ,.•.,: _ ""' ^ " " "' ^"^'•'^'
Lake Valley IV
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(Block 3; Block 4, Lots 18 lhru 43; Black 6; Block 7; Block 8, Lois 2 fair 9;
ENGINEER / SURVEYOR and Block 9, Lois 1 Ihm 11), A subdivision in the City of Owasso, Location Map
• being a pad of the SW14 of Section 10, Township 21 North,
Tulsa Engineering 6 Planning Assodares.lrw. Range 14 East, Rogers Courtly, Slate of Oklahoma
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