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Home My WebLink About2004.08.09_Planning Commission AgendaOw #sso Planning Commission. August 9, 2004 7:00 PM C1j °F °wAS& (' 9 I J904 FND 'lRp��' OF THE August 9, 2004 7:00 PM PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION TYPE OF MEETING: DATE: TIME: PLACE: NOTICE FILED BY: TITLE: Regular August 9, 2004 7:00 PM Old Central 109 N. Birch Duane Cuthbertson City Planner Filed in the office of the Owasso City Clerk and posted at th orth entrance to City Hall at 12:00 PM on July 29, 2004. IDL--p ��- Duane Cuthbertson, City Planner OWASSO PLANNING COMMISSION Ivionday, August 9, 2004 at 7:00 PM Old Central 109 N. Birch AGENDA 1. Call to Order 2. Roll Call 3. Approval of Minutes from the July 12, 2004 Regular Meeting. . 4. OA 04 -06 — Request to approve annexation of 2.25 acres located immediately south of Remington Place Addition near N. 120' E. Ave. 5. OPUD 04 -03 — A request from YET & Associates for the review and approval of a Planned Unit Development (PUD) proposing the development of a Hospital, offices and assisted living residential on 66.42 acres located north of Owasso Market Addition and west of N. 129`s E. Ave. 6. OZ 04 -09 — Request to rezone 66.42 acres located north of Owasso Market Addition and west of N. 129'}' E. Ave. from RS -3, RS -2, & RE to OM. 7. OZ 04 -10 — Request to rezone approximately 7.34 acres located in the southeast corner of E. 96h St. N. and N. Garnett Rd from AG to CS. 8. Final Plat — A request from Hunt Properties for the review and approval of the Smith Farm Marketplace final plat located in the southeast corner of E. 96`x' St. N. and N. Garnett Rd. 9. Site Plan — A request from Hunt Properties for the review and approval of a site plan proposing commercial /retail development in the southeast comer of E. 96th St. N. and N. Garnett Rd. 10. Site Plan — A request from Sonic Restaurants, Inc. for the review and approval of a site plan proposing a Sonic Drive -In restaurant at 13314 E. 116°i St. N. 11. Report on Monthly Building Permit Activity. 12. Report on Planning Items Previously Forwarded to City Council. A. Rezoning — First Free Will Baptist Church (AG 4 OM & RM -2) B. Final Plat (2) — Preston Lakes III — Owasso Medical Park 13. Discussion of Development In and Near Owasso. 14. Adjournment. OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Monday, July 12, 2004 Owasso City Hall Annex 109 North Birch, Owasso, Oklahoma MEMBERS PRESENT Ray Haynes Dale Prevett Duane Coppick Kevin Vanover Marilyn Hinkle MEMBERS ABSENT STAFF PRESENT Duane Cuthbertson Marsha Hensley Dan Salts Eric Wiles The agenda for the regular meeting was posted at the north entrance to City Hall on July 1, 2004 at 12:00 PM. 1. CALL TO ORDER - Chairperson Ray Haynes called the meeting to order at 7:00 PM and declared a quorum present. 2. ROLL CALL 3. CONSIDER APPROVAL OF THE MINUTES OF JUNE 7, 2004 REGULAR MEETING - The Commission reviewed the minutes of June 7, 2004 Regular Meeting, Marilyn Hinkle moved, seconded by Ray Haynes to approve the minutes. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Dale Prevett — Yes Marilyn Hinkle — Yes Duane Coppick - Yes The motion carried 5 -0. 4. CONSIDER APPROVAL OF THE MINUTES OF JUNE 21, 2004 SPECIAL MEETING - The Commission reviewed the minutes of June 21, 2004 Special Meeting, Dale Prevett moved, seconded by Marilyn Hinkle to approve the minutes. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Dale Prevett — Yes Marilyn Hinkle — Yes Duane Coppick - Yes The motion carried 5 -0. 5. OA 04-05 — A request to approve annexation of 160 acres located in the southeast corner of N. Sheridan Rd. and E. 86 `h St N. OWASSO PLANNING COMMISSION July 12, 2004 Page No. 2 Chairperson Haynes stated that the applicant has requested this application be tabled. Ray Haynes moved to table the annexation request until the August 9, 2004 Planning Commission meeting, seconded by Dale Prevett. A vote on the motion was recorded as follows: Ray Haynes - Yes Dale Prevett - Yes Kevin V anover - Yes Marilyn Hinkle - Yes Duane Coppick -Yes The motion carried 5 -0. 6. OZ 04 -08 - A request to rezone 42 acres located in the northwest corner of E. 106`h St. N. and U. S. Highway 169 from AG to RM -2 and OM. The Chair introduced the item and Duane Cuthbertson gave staff report. Staff understands that the applicant is requesting this rezoning as part of a process that will result in additions to the existing church, school and day care and the development of senior housing and recreational fields. If approved, seven acres of property located in the southwest comer of the subject area will be designated as RM -2 (Residential Multi - Family) for the senior care multi- family facility, the remaining 35 acres will be rezoned to OM (Office Medium Intensity) to accommodate church and school expansion. Letters were mailed to surrounding property owners and legal advertisement was published in the Owasso Reporter. Staff recommends approval of OZ- 04 -08. The following are comments made by surrounding property owners: Mike Loffer -13109 E 106 St No - Owns adjoining property and did not receive rezoning notification. Rezoning sign was placed on the property too late. The existing lagoon system - - -is- not -- adequate - Objects - -to- the -- rezoning until -- sewer - is- established,, deceleration/acceleration lanes are required and water runoff problem is resolved. Wants the same consideration that the church is receiving, when he starts the platting process. Bill Jacobs - 11039 N 129 E Ave - Owns adjoining property. Water runs from the church property onto his property. Lagoon system does not work properly. Opposes rezoning until surface water problem is addressed and corrected. Larry Loffer - 13227 E 106 St No - Had questions regarding the existing construction of class rooms. Concerns regarding the drainage problem should be required to retain the water. Mr. Mike Culbreath with Freewill Baptist Church was present to answer questions. He stated that the church is looking into the drainage concerns. He also explained that they are proposing forty -five, one bedroom, one story units, with the required parking spaces. OWASSO PLANNING COMMISSION July 12, 2004 Page No. 3 Chairperson Haynes had questions regarding the existing lagoon system. Duane stated that they will have to convert to the city sewer system. Ray Haynes moved to approve to rezone 42 acres with the following conditions: 1. Analyze the drainage on the buildings that are under construction at this time. 2. During plat review assure that the design for water retention is for the entire site. 3. Notification of plat review to surrounding property owners. The motion was seconded by Kevin Vanover. A vote on the motion was recorded as follows: Ray Haynes - Yes Dale Prevett – Yes Kevin Vanover - Yes Marilyn Hinkle – Yes Duane Coppick - Yes The motion carried 5 -0. Final Plat – A.request from Owasso Land Trust for the review and approval of Preston Lakes III final plat consisting of 66 lots on 5 blocks contained in 19.97 acres located in the E/2 of Section 22, T -21 -N, R -14 -E and east - northeast of Preston Lakes II. The Chair introduced the case and Duane presented the item. This request was submitted to Staff in May however; due to delays related to flood plain permitting around the Eho Creek flood basin the plat was pulled. The current submittal proposes less than half of the original platting area so as to leave off the section of the originally platted area affected by the flood plain. Staff recommends approval subject to the below TAC comments. The Technical Advisory Committee reviewed the final plat at their May 26, 2004 meeting. The following - - -- comments -were- provided;— – --- - - - - -- ---- - - - - -- . - - -. ... 1. Provide a dedicated R -O -W for N. 153`' E. Ave. through the reserve area on the western edge of the plat. 2. Ensure that sidewalks are provided along all public roadways included in the plat. Sidewalks along the reserve areas should be constructed during the initial development phases. 3. Pay the Ehn Creek Sanitary Sewer fee of $1580.00 per acre. 4. Pay the Owasso Storm Siren fee of $16 per acre. 5. Identify the flood plain, to include the affected lots on the plat. 6. Provide livability square footage for Lots 1– 7 of Block 2. 7. Coordinate Fire Hydrant location(s) with the Owasso Fire Marshall. 8. Extend the utility easement on the west side of Lot l in Block 6 south through the reserve area to connect with Preston Lakes H. 9. Name streets and address lots per Community Development. Ray Haynes moved to approve the final plat subject to Staff and TAC comments being met. Dale Prevett seconded the motion. A vote on the motion was recorded as follows: OWASSO PLANNING COMMISSION July 12,2004 l Page No. 4 Ray Haynes - Yes Dale Prevett - Yes Kevin Vanover - Yes Duane Coppick - Yes Marilyn Hinkle - Yes The motion carried 5 -0. S. Final Plat - A request from RECO Enterprises for the review and approval of the Owasso Medical Park final plat consisting of 7 lots on 1 block contained in 5.00 acres located at 10020 N 129`h E Avenue. Duane presented the item and described the property location. The developers are proposing to plat the property in order to create and provide space for medical/dental office development. The applicant has chosen to provide access via a private street which allows the applicant to end the street in a cul -de -sac. The applicant will be responsible for all improvements and maintenance of this street. Staffrecommends approval contingent on the successful execution of the Technical Advisory Committee comments. The Technical Advisory Committee reviewed the Owasso Medical Park Final Plat at their June 30`h regular meeting. The following comments were provided: 1. Community Development: Provide details outlining the ownership and maintenance of the reserve area in the deeds of dedication. 2. Fire Marshall: Provide the name East 101st Place North for the private driveway. 3. Community Development: Address the lots according to the Owasso Community Development Department. 4. Fire Marshall: Coordinate Fire Hydrant location with the Owasso Fire Marshall. 5. ONG /AEP: Provide standard language in the Deeds of Dedication for Oklahoma National Gas and American Electric Power Company. ----------- -6: - -- Rural— Water - District - #3-,- Washington - County. - Establish -a -20' Utility - Easement along the west boundary line ofLot 3. 7. Rural Water District #3, Washington County: Make the MA/E also a U/e. S. Public Works /Community Development: Provide plans guaranteeing sewer service to the site. Discussion was held regarding the radius of the cul -de -sac. Mr. Dennis Blind with Reco Enterprises was present to address concerns. Marilyn Hinkle moved to approve the final plat subject to the above Staff and TAC recommendations. Also subject to East 1015` Place North be labeled as a "private street'. Ray Haynes seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Dale Prevett - Yes OWASSO PLANNING COMMISSION July 12, 2004 Page No. 5 Kevin Vanover - Yes Duane Coppick - Yes Marilyn Hinkle - Yes The motion carried 5 -0. 9. Site Plan- A request from RECO Enterprises for the review and approval of a site plan proposing the development of two offices within the Owasso Medial Park on 1.07 acres, more or less. The Chair introduced the case and Duane gave staff review. The developer is proposing to construct two office buildings, each approximately 3,800 sq.ft. in size on parcels containing approximately 0.53 acres each. The structures will front the private street off of N. 129`' E. Ave. and will not present direct access to the arterial although sidewalks will be required along N. 129th E. Avenue. The site consists of seven lots on one block with one private drive providing access. Staff recommends approval of the site plan contingent on the successful execution of the TAC conditions and acceptance of the Owasso Medical Park Final Plat. The Technical Advisory Committee reviewed the site plan at their June 30, 2004 regular meeting. The following comments were provided: 1. Public Works: Provide finished floor elevations on the Site Plan drawings. 2. Cox Communications: Provide a 2" conduit for service connection from the nearest utility pole. 3. Oklahoma Natural Gas: Coordinate establishment of gas services to proposed development and to future lots in the development. 4. Public Works: Provide plans guaranteeing sewer extension and service. Architectural guidelines for the development were discussed. Also discussed was stormwater drainage. Ray Haynes moved to approve the site plan subject to the Staff and TAC comments being -- - -- - met. -Also- contingent upon a -sanitary- - sewer - easement -be- granted-to - access - the - property. -- Kevin Vanover seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Dale Prevett - Yes Kevin Vanover - Yes Duane Coppick - Yes Marilyn Hinkle - Yes The motion carried 5 -0. 10. Election of Planning Commission officers. Chairman Vice - Chairperson Secretary The Chair opened the floor for nominations for Chairperson. Ray Haynes was nominated OWASSO PLANNING COMMISSION July 12, 2004 Page No. 6 by Dale Prevett, with the nomination being seconded by Marilyn Hinkle. The nominations were declared closed and Ray Haynes was elected Chairperson by acclamation. The Chair opened the floor for nominations for Vice Chairperson. Dale Prevett was nominated by Ray Haynes, with the nomination being seconded by Marilyn Hinkle. The nominations were declared closed and Dale Prevett was elected Vice Chairperson by acclamation. The Chair opened the floor for nominations for Secretary. Marilyn Hinkle was nominated by Ray Haynes, with the nomination being seconded by Dale Prevett. The nominations were declared closed and Marilyn Hinkle was elected Secretary by acclamation. 11. Report on Monthly Building Permit Activity. 12. Report on Planning Items Previously Forwarded to City Council. 13. Discussion of Development In and Near Owasso. 14. Adjournment- Ray Haynes moved, Dale Prevett seconded, to adjourn the meeting. A vote on the motion was recorded as follows: Ray Haynes - Yes Dale Prevett - Yes Kevin Vanover - Yes Duane Coppick - Yes Marilyn Hinkle - Yes The motion carried 5 -0 and the meeting was adjourned at 8:20 PM. - - -- -C-hairperson — -- - - -- — -- -- - - - - - Secretary Date CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT OA 04 -06 (Owasso Land Trust) STAFF REPORT BACKGROUND The City of Owasso has received a request from the Owasso Land Trust, applicant /owner, for the annexation of approximately 2.25 acres. During the review of the Preliminary Plat for Remington Place H it was discovered that the addition's proposed detention facility was off site and not within Owasso's municipal jurisdiction. It was determined that detention facilities serving development within the city limits should also be within the city limits so that the City would have jurisdiction over that facility. The applicant is requesting this annexation in order to bring Remington Place II addition's detention pond into the city limits. LOCATION The property is located adjacent to the attached for your review. EXISTING LAND USE Vacant Place H addition along the northeast SURROUNDING LAND USE North: Single - family homes South: mostly vacant with one large garage East: Rural/Low density residential West: Vacant property currently being planned for Single - family residential PRESENT ZONIN G AG (Agricultural District) — Tulsa County SURROUNDING ZONING North: RS -3 (Residential Single Family District) South: AG (Agricultural District) — Tulsa County East: AG (Agricultural District) — Tulsa County West: RS -3 (Residential Single- Family District) 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 foi 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. 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 a 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. 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 primary consideration is the property's compliance with the Owasso Annexation Policy. The policy establishes a set of guidelines that define which properties are considered for annexation. 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 Owassa City-Councilwilrmake- the -final- determination- to- annex-the- property- of-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 appropriate regional and national agencies for recording and altering maps. LEGAL CONSIDERATIONS OF AN ANNEXATION The following annexation policy for the City of Owasso is provided as a guideline and should not be constructed as inflexible requirements for annexation. 1. While there is no minimum tract size, properties of larger than 20 acres are preferable. 2. All properties should be contiguous to existing City Limits. 3. All properties should be annexed into the City limits as the lowest zoning classification, that is, Agricultural (AG). Landowners may then petition for rezoning if they desire further development of their property. All legal uses annexed into the City will be legal, but non - conforming, which means that they may continue but cannot be expanded without proper zoning. 4. All public infrastructures that do not meet City standards will not be improved by the City until brought to the City standard and accepted by the City Council. Such public facilities must be improved at owner's expense by the establishment of a special assessment district or some other financing method. 5. Where a City limit boundary ends at a dedicated street, the boundary will not include the street right -of -way. This policy will establish consistency and allow City employees and citizens to know where the City boundaries are. 6. Properties that are rejected for annexation should not be considered for annexation for a six month period after rejection by the City Council. ANALYSIS Staff received a petition from Owasso Land Trust, requesting the city to annex approximately 2.25 acres of property. As stated earlier the applicant is requesting this annexation petition in order to ensure that the detention pond proposed for the Remington Place II addition is inside the Owasso corporate limits. Although this property is smaller than the 20 acres minimum recommended in the Owasso Annexation Policy, it is for all intents and purposes a part of the Remington Place II addition which contains approximately 35.46 acres. As is normal procedure, if the property is annexed into the city the applicant will be required to follow normal development procedures which would include rezoning, preliminary and final plat review. If annexed, any development proposed for the property would be required to meet the Owasso Zoning Code and the Owasso Subdivision Regulations and any appropriate site engineering standards as proscribed by Public Works including but not limited to paved streets and sidewalks. The property would be served sewer by the City of Owasso and water by the Rural Water District #3 of Washington County. The Owasso 2010 Land Use Master Plan calls for residential development in that general area and it is intended that the subject property will be utilized as a detention pond in support of residential development. Staff published legal notice of the annexation petition in the Owasso Reporter and letters of notification were mailed to property owners within a 300' radius. To this date staff has received — no pp or—ne ca71s or conesporidence in opposition ofthe request. ANNEXATION COMMITTEE On July 28, 2004 the Owasso Annexation Committee voted unanimously to recommend approval of the request to annex 2.25 acres into the city. RECOMMENDATION Staff recommends approval of OA 04 -06. ATTACHMENTS: 1. Applicants Annexation Petition 2. General Area Map and site survey 3. Copy of the proposed Remington Place R plat BEFORE THE HONORABLE CITY COUNCIL OF THE CITY OF OWASSO, OK PETITION FOR ANNEXATION REVISED AS OF 07/16/04 The undersigned, constituting not less than three -fourth of the registered voters and owners of not less than three - fourths (in value) of the hereinafter described real estate situated in Tulsa County, Oklahoma, to wit: A TRACT OF LAND THAT IS PART OF THE NORTHEAST QUARTER (NE /4) OF THE SOUTHEAST QUARTER (SE /4) OF THE NORTHWEST QUARTER (NW /4) OF SECTION 8, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE I.B. &M., TULSA COUNTY, OKLAHOMA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING FROM THE SOUTHEAST CORNER OF SAID NE /4 OF SEA OF — __— _._--NW14;_ THENCE _S_88_45 - 2 W_ALON-GTHE_SOUTH TTHE QRSATT) NF./4.OESE /4 __ OF NW /4 A DISTANCE OF 487.85 FEET TO THE POINT OF BEGINNING, THENCE S 88 045'39" W ALONG SAID SOUTH LINE A DISTANCE OF 125.00 FEET; THENCE N 1 °19'22" W A DISTANCE OF 18.89 FEET; THENCE ALONG A CURVE TO THE RIGHT WITH A RADIUS 475.00 FEET A DISTANCE 149.71 FEET TO A POINT WITH A CHORD N 7 042'24" E A DISTANCE OF 149.09 FEET; THENCE N 16 044'09" E A DISTANCE OF 195.93 FEET; THENCE ALONG A CURVE TO THE LEFT WITH A RADIUS OF 525.00 FEET A DISTANCE OF 145.26 FEET TO A POINT WITH A CHORD N 8 048'35" E A DISTANCE OF 144.79 FEET; THENCE N 88 045'59" E A DISTANCE OF 80.00 FEET; THENCE S 1 °14'01" E A DISTANCE OF 80.00 FEET; THENCE N 88 °45'59" E A DISTANCE OF 285.00 FEET; THENCE S 1 014'01" E A DISTANCE OF 145.08 FEET; THENCE S 88 °45'59" W A DISTANCE OF 267.20 FEET; THENCE S 30 °24'59" W A DISTANCE OF 134.62 FEET; THENCE S 8'17'10" W A DISTANCE OF 6736 FEET; THENCE S 1 °19'22" E A DISTANCE OF 88.98 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS 2.25 ACRES MORE OR LESS. Being a territory adjacent and contiguous to the incorporated City of Owasso, Oklahoma, and not presently embraced within the Limits thereof, hereby petitions the City Council of the City of Owasso, Oklahoma, to annex the aforementioned real estate into the City Limits of said City. Dated the gth day of July, 2004 Mr. Rob Summers Agent of the Property Owner l Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www.cityofowasso.com my i Uj Place OA a4 -ao Owasso Land Trust S. of existing Remington Addition a My 12. 2W E m s FE I BLOCK 1 Il 2 I I � I I I I I � I I I I I I s I —I— j I , I e I I I I I I L E I I I I I I I a I / 12 2 BLOCK 3 t I I I I to II I I I all REMINGTON PLACE I � I I I I i I I I I I T I I I PROPOSED ANNEXATION REMINGTON PLACE II I I .F I i¢ I __ i tf-- t s I REVISED: 07116104 9 w� m E04 � ?Fitd �3y3 ' :993 b :p. YE R' i o gvn S;EA a _3 ? .? Cn c a h~i ti �y j`t Yn y4' y O�b 21 OWE y2yy Zas 8 ban 1J� '~ 4 Eyii° ids u y y�1 Q AIX xH �6kEE F,R4'Se � 5 y E04 � ?Fitd �3y3 ' :993 b YE R' i gvn S;EA a _3 ? .? a -s xiiSYd sxI �� Fg m m E Kog 4 Eyii° ids u y y�1 Q AIX xH �6kEE F,R4'Se � 5 ri Jr i / , 1 s r _ �6 •�� a a?mb Y- �k i�j ?` n J Z fie. � � ' �� C •'6°a� S � j S r r ANNEXATION POLICY The following annexation policy for the City of Owasso is provided as a guideline and should not be construed as inflexible requirements for annexation. 1. While there is no minimum tract size, properties of larger than 20 acres are preferable. 2. All properties should be contiguous to existing City limits. 3. All properties should be annexed into the City limits as the lowest zoning classification, that is, Agricultural (AG). Landowners may then petition for rezoning if they desire further development of their property. All legal uses annexed into the City will be legal, but non- conforming, which means that they may continue but cannot be expanded without proper 4. All public infrastructures that do not meet City standards will not be improved by the City until brought to the City standard and accepted by the City Council. Such public facilities must be improved at owners expense by the establishment of a special assessment district or some other financing method. 5. Where a City limit boundary ends at a dedicated street, the boundary will not include the street right -of -way. This policy will establish consistence and allow City employees and citizens to know where the City boundaries are. 6. Properties that are rejected for annexation should not be considered for annexation for a six month period after rejection by the City Council. Adopted by City Council on March 1, 1988. FROM �I :KELLOGG ENGINEERINI {G {yI INICC r r r il � R_ I A �I •� Cho U/ Ir a 1, FAX NO. :9182757171 Jul. 29 2004 08:10AM P2 lip 0 S�Z i FROM :KELLOGG ENGINEERING INC y IY6 9 FAX NO. :9182757171 9 =0Vd — — 69=13 OL 0'169 =Ob f S'L69 =i1 6 `969 04 "609 = S .n -Z 71 n•rsao = u �7 -7 » !' �C6\ q Og69 y3a a ZB'9 BS6't S69 IV9 OL£'1 669 80'1• C9Z'1 E69 4927 961'1 Z69 89'1 6111 169 09-0 CPO 1 069 00'0 196'0 699 W -JV) CJV) 0-1) 70A 'WWl1J V3NV A373 GNOd 03SOdOYd Jul. 29 2004 02:11AM P3 S S _ d 6'969 =0Vd 8'569 =0Vd 6'169 =33 C'969 =33 8 L I CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT OPUD 04 -03 (OWASSO MEDICAL CAMPUS) STAFF REPORT BACKGROUND The City of Owasso has received a request from the Longford Group, Inc., applicant/owner, for the review and approval of a Planned Unit Development. The PUD provides an outline for the development of approximately 66.42 acres of property. The property would be developed in accordance with an OM (Office Medium Intensity) underlying zoning designation. Uses proposed in the outline development plan associated with this PUD include a full service hospital, associative medical office space and assisted living residential attached housing. In conjunction with OPUD 04 -03 the applicant has submitted OZ 04 -09, a request to rezone the property to OM (Office Medium Intensity District), to be utilized as the underlying zoning designation. PRESENT ZONING: RS -3, RS -2 & RE REQUESTED ZONING: PUD/ OM HEARING DATE: Planning Commission, August 9, 2004 LOCATION The subject property is located 0.3 miles northwest of the intersection of E. 96'x' St. N. and N. 12S` E. Ave.; immediately north of the Owasso Market. EXISTING LAND USE Vacant SURROUNDING LAND USE North: Sherril Acres/ Large Lot residential South: Owasso Market shopping center East: currently vacant West: Bailey Ranch Estates/ Single Family residential PRESENT ZONING The subject property is currently zoned RS -3 (Single - Family Residential District). SURROUNDING ZONIN G North: RE (Residential Estates) — Tulsa County South: CS (Commercial Shopping) East: OL /CS (Office Light Intensity/ Commercial Shopping) West: OPUD 12 — RS -3 (Single - Family Residential) Annexation is is annexation. owners prop Owasso e of property in O art of the city. . order to IvT PROCESS of a piece P • into Owasso sewer. IE�LOp development limits i$ meaa Hexed and sanitary Che first step in the outside the ci e their prop the method land letca Ohop$e to have rotection, refuse collection whereby Police P When a property and land developers ices, such as P In order to mu�cipal services, property in Owasso is rezonm8• use. receive Owasso piece of ch as residential, development of a P Classsiffi1ed forkinds Agricultural uses, "yith the growl The second step in the b law it must come i for p made in accordan ce pwass , by must be zoned . annexed into decisions are the pTOperry, Rezoning ment, or PUp. develop ercial, or industrialM. asterplan• Unit Develop Bards office, cOmTii the Owasso Planned lations and stun displayed in choose to seek iswith specific regulations policy developer may ure of uses use control m that a exhibit a sift referred land One type of elopmen Proposes n UD is often the P Platting. A Preliminary Plat When a develop tract of land, a p ert9 in Owasso is Po or more lots. preliminary et unique t0 a particular of a piece of prop d into modified signiffca planning development uses to divide tan are often Owasso in the that prop erty and TACT and the wells, or The third step development cept for the p Committee utility lines, for any meat co existing be remedied prior to is required the develop ical Advisory such as the Techn sent issues d must plats illustrate rehminary Plat stage as b difficult develop being reviewe SometimeS, the p companies, Commission. ht to light at utility me eats ale bfoug the City and various fitted. These Plans easem b typically subm and erosion development. at has been reviewed lure are tyP ailing uired of infrasttu e, streets and oval is req reliminary t e develops fo sstormwater drainage, Often, app After the P fans for lines. astewater collection and the ction p drawings and wastewater atity for w coasts ecifications all water detention ental Qu include sp storm sent of Environs be development sensitive• the control, waterli such as the Defor erties that m Y that is acceptable u both encles, a other Army CO s °f Engineers for ATOP of lots A. final plat illustrates other 'Proposal shows a division itted. easem and widths, approval development PtOp Plat application is subm obtaining apP the property of Owasso, a final he final plat, rig the e City. After Ci Council. If Once City b the ty developer and the of lots included ° ovided for review by considered Y Querns all future d dimension must be P • the final plat is Clerk and g layout an Commission, office of the County physical characteristic and Plannais 'With the splits are from the TAC fat is fated lot split. Lot sp final P new public approved, the ro ertY. a cases is a for any a large on that p P and do not ProviWesheS to take development be considered in so erty division that hr or fewer tracts,and owner who of fop intooP for a Another form Of PTOP or three smaller tracts fans are Typically, this is an api? is the site plan. Site plans minor subdivisions P ertY ttate option setbacks, p streets. Typ alCels of land and divide it into arty . OS has building tw undeveloped P meat of a piece . prop Issues The fourth step in the develop planning Commission, reviewed by the lan. Once a site plan is footprint are presented in the site p tans and building. for a building permit and to submit construction p landscaping, electrical system, and liVP'C. access, Inent is clear to apply approvedIt e develop plumbing, for the building's foundation, °wrier submits an application for a on. T ��r pgOCESS fission. The PUD fee schedule. Such 0 review process is initiated when a Property Ce with the established licant . application for a PUD shall be filed with the Planning The PUD =Went. PP a fee in accordance b resolution Unit Development. by n costs which shall bCommission hmay Y lication. application shall be accompanied sign the .Planning of the app and content as - the filing fee shall not include n advertising i foim ,Went plan shall accompany ins with a application shall be out fi =ne develop rocss which ,anCe with the establish, provided that an Initiates the review rpro osals comp t of all appropriate I The prima consideration is the p P Upon receip sis of the prop °sal. Chapter 8. thorough analy S ecifically at which time utility Code, p p�dvisory Committee The Technical Owasso Zoning ut on the proposals details. planning resented to the Owasso d Technical ° e p endation to the Owasso The PUD is then p Staff make a recommend providers and staff are able twithic city along is Advisory 09a1 to determine if the Proposal. to the Owasso Cty Commission. endation with Commission reviews d f PLnwardsra recomm rove the Proposal The Owasso Planning Code an recommendation to approve t0 Council unless sing may make a lication is forwarded -t . compliant with the Owasso Zoning before the aPPe the final determination Council. The Planning Commission must be met iOp °S� is conditions. If SO' disputes a condition, then the council will make to whether the PUD P the applicant disp ment plans for the h City to Council will make a final cotns stentiwith develop the zoning Code and officially declaring The Owasso City Owasso Zoning a,i ordinance complaint with the roves the PUD If the Council approves City Colnicil. Owasso. d adopted by PUD is written an provide a creative alternative a detailed OF A PUD merit is top ership or Control and CONCEPT ro osed and submitted for The concep tract is under common °' ordinance in accordance t of a Planned Unit Development meat where a particular =Went of the tract as a unit ZOningp iecemeal develop outlining the develop ue is a way to amend a a=ces, rather than P must be development Plan, UD techniq =Went for a larger P district PUD public review. The use of a P Ian of develop lemental zoning complete- and coordinated p The Supp ment. with a comp the variance Process. individual changes using rerequ. ite to the Planned Unit eve lo approved by the City Council as a P YSIS the Planning Commission shall conduct a public hearing and shall ANALS CS identifies that The Zoning comprehensive Plan; ment of surrounding determine: and expected develop (I) Whether the PUD is consistent with the histing is in harmony With the site; (2) Whether the PUD ment possibilities of the project Ordinance: the areas; u ose and standards o ria a limitation on the Whether the PUD is a unified treatment the stated development !pop and proximate (3) is consistent with went while maintaining aph adjoining (4) WhetherthePUD develop �Qmpatibility a Permit innovative land of use assdring character and intensity h sical features of Properties; Within the development to best utilize the unique p Y b Permit flexibility en space; lent. the particular site; ful op C. Provide and preserve meaning d design within the develop n the of function an TO riately discussed during d Achieve a continuity hearing. During a public e streets, and utilities are aPP P (Plat and site plan) and not during a rezoning al question: does the requested Particular site details shay as aainag development review p changes must be based on one py review a decision ° use that aPPtOpriate for the subJect P WED BY CODE: zoning allow a land OF PI1T1S ALLO to include all uses TIONS lint is PLAN NG CONSIDERA Code would enable the n which at this p LEGAL The Owasso zoning right or special excep multi - USES PERMITTED zoning category= Y This includes offices and sThe applicant Office Medium Intensity District)• multi - family allowed in the underlying services and cultural and recreational�fsi facilities.. living iequested as OM ( unit} men — family dwellings, and comet zoning• requests thr ide all t which would fit under OM requests an OM Office ee uses to be included in the Planned Unit Develop o residential, offices and a hosj pE�NTS — As Stated earlier, the applicant req BULK AND AREA REQ Medium District designation for the property. residential units and according he o erty would be able to accommodate up to 454 dwelling The Owasso Zoning Code allocates 25.10 acres for multi - family the Zoning Code the property units, the applicants requesting 329 dwelling er lot and applicant is req of 50' of frontage P requires a minimum of than the requirement. The Owasso Zoning Code req ual to or greater districts. building height for OM hospital conceptual plan illustrates frontages eq YARDg —There is no set maximum 300' from the g� DING HEIGHT AND buildings with the central tower of the osp Prop osing mostly one or two story ital would be at least The applicant is p P section of the hosp The code requres a 4 stones. The four story Owasso Zoning Code. establishes a minimum front. yard The O uestng the same. at least a 50 reaching up to zoned property. , licant is req applicant is proposing nearest residentially ll all non - arterials and the applicant the setback of 25 abutting Residential districts residential uses. ,IO' setback from use and surrounding landscape buffer between the proposed LJIREMENTS — The Planning Commission shall and landscaping as are necessary to assure SCREENING AND LANDSCAPING REQ ' ro ernes. The applicant has established a 50 prescribe perimeter requirements for screening compatibility with adjoining and proximate p P residential uses and has asserted that a comp development and su throughout the development. landscape buffer between the develop coordinated landscaping effort will be made throng gEgENSIVE PLAN updated and will be COMP Process of being P Council CONSISTENCY Master Plan is currently in.. the P Commission and City The Owasso Land Useub he before the Owl planning presented for anotheraated version, as compiled by the Owasso Master Plan Steering next month. Trot erty as having a future utilization o t In Yrie this which would support identifies the p P designation as proposed development allowed by the OM zoning resents the middle of the land use The designation was conceived essentially to provide a transition between The transitional designation in the O �ommMaaleanPlan ndustrial and lower land use designations intensity spectrum. intense land use designations such such as residential. Property' The 2010 Land Use Master Plane affect today calls for residential toade for for ransitional uses however in the same document the Master Plan o as transitional buffer* to p er and lower land use classifications so as to create a transitional buffer between the between lug her represents the very ideal two. OPUD rove the overall quality of life for citizens would An additional goal of the Master Plan is to imp The hospital would outlines the development for a full service hospital- f Owasso and its immediate Owasso. The PUD critical community services such as emergency ling perspective, accessible and as close to the medical/health services to the rty provide much needed and desired hrc center of Owasso. surrounding area. From a P unity it serves. This site is in the geographic medical care would be most beneficial in a location easy y center of the comet As proposed the hospital could be easily accessed from all directions- geographical would be consistent with the It is staff's opinion that the PUD Proposed by the aPP Comprehensive Plan, G AND EXPECTED DEVELOPMENT important to note, however, HpgMONY W EXISTIN ro osed PUD is going to create changes within a community Any large development such as the on o r existing infrastructure• It l t mooccur regardless of this laced up owth would be likely quickly and new demands will be e Owasso, this gr that in a community simply has the potential to increase on demand for affods the Planning development. The PUD entire development, Council an opportumty to view an and therefore shortens the schedule for determining Commission and City piece-meal development. mentioned, rather than a p located in the rapidly developing 96n St. N. and U.S. Hwy for property erienced at this intersection was )per 04 -03 is proposed The explosion of growth recently exp 69 activity node. anticipated by few visionaries in this city. Even the 2010 Land Use Master Plan was unable to predict a demand for this much growth within the city limits. The proposed Medical Center development is complimentary to the growth experienced in the general vicinity as the moderately dense hospital development would act as a transitional buffer between high densities to the south and low densities to the north. The PUD proposes a campus style development that would provide ample green space throughout the development further easing the transition to the lower densities to the north and west. In addition to the allotment of green space within the PUD the applicant is proposing a 50' building and landscape buffer adjacent to all residential districts. Within the buffer the applicant has agreed to provide additional landscape screening in the form of a row of evergreen trees that would further screen the development from residential uses. The PUD also states that all exterior lighting will be directed away from residential districts. PLANNING AND SITE ENGINEERING While the applicants have provided for an onsite pond and ample green space to accommodate detention and drainage needs, staff would recommend the requirement of a detailed drainage report and certification of such document by an engineer at the time of platting. Internal street patterns appear to be of a logical and sensible pattern. Although there exists two fairly long straight streets that may encourage speeding if not checked. Staff would recommend that at the time of construction the developer be required to examine the need for traffic calming devices such as stop signs, speed humps, tree planting along the edges of the street and the like. The development does propose two tie -ins to Bailey Ranch Estates subdivision to the west. Both proposed streets are connecting to established street stubs in the residential subdivision. E. 100th St. N. in the northwest comer of the PUD is a neighborhood collector street in Bailey Ranch Estates designed to accommodate thrn traffic. It could be utilized as a direct route from points in northwestern Owasso to the Hospital development but staff does not believe that this route would be used for more than a direct connection to the hospital. It would not become a heavily used thru street for traffic traveling from west to east Owasso. Even with the minor connection to the Hospital development the city may want to consider additional traffic calming devices to further discourage thru traffic while not hindering emergency vehicles. Staff feels that this connection is vital for the community of Owasso. N. 118th E. Ave. in the western portion of the PUD is a local subdivision street through Bailey Ranch Estates. Staff views this connection as a local ingress /egress to the neighborhood. The street pattern within Bailey Ranch Estates would discourage additional thm traffic. The connection would allow local residents an additional option to accessing commercial development to the south. Pedestrian traffic is likely to be in demand between the PUD and surrounding uses and within the PUD. Sidewalks and crosswalks will be required along all public roadways developed as a part of this PUD. The lot layout that is proposed within the PUD conceptual development plan is solid and would appear to meet the requirements of the Owasso Subdivision Regulations. The requested development standards in the PUD are all within the requirements of the Owasso Zoning Code and allowable according to Chapter 8, Planned Unit Developments. It was discovered that name "Owasso Medical Center" has already been used in a recorded Final Plat with the City of Owasso. Therefore, the applicant will be required to rename the PUD and subsequent Plats so as to not be confused with any existing subdivisions of the City of Owasso. UNIFIED TREATMENT OF THE PUD SUBJECT AREA A review of the applicant's Conceptual Site Plan for the "Owasso Medical Center" finds an excellent utilization of the project site. As indicated within the applicant's submittal, drainage within the undeveloped project site is oriented toward two existing ponds, one on the western portion of the property and the other existing behind the Owasso Market southeast of the PUD. Again, the certified drainage report must conclude that both ponds will accommodate all necessary drainage and detention. As stated earlier, a 50' building and landscape buffer will be provided for along the entire length of the boundary abutting residential districts. Within that buffer the applicant has submitted to providing a continuous wall of evergreen trees to provide a visual buffer between the office development and residential development. The conceptual plan calls for landscaping and screening intended to achieve unity throughout the PUD as well as provide an attractive view of the project from surrounding streets and neighborhoods. According to the PUD's outline development plan sensitivity to the surrounding land uses is also of critical importance so as to provide a development that will help to maintain and/or increase property values for the area. With the medical campus theme, where open space is a very important factor in creating the type of environment that is required, the Owasso Medical Center is poised to create a beautiful and vital addition to the Owasso community. Staff would recommend that a detailed landscape plan be submitted with any site plan for development within the PUD. Said landscaping plans would then be reviewed by staff to ensure that compatible relationships between the differing surrounding uses are maintained. The Planning Commission would also be required to review and approve these plans at the time of site plan submittal. The PUD calls for the establishment of an Architectural Review Board to review and approve all site, landscape, drainage and architectural plans as well as approve all architectural building materials. The Board will be one of the major steps in assuring that the project is developed in a consistent and cohesive manner and in making sure all development follows the guidelines and objectives of the PUD. While PUD submittals are often times complex in nature and not easily understood, it is extremely beneficial in two significant manners. The first, is it allows for staff, Planning Commission, Council and most importantly — citizens — to see a complete picture of how an entire subject area will develop. This prevents a `piece - mealed' community and eliminates potential surprises. It assists in knowing the entire infrastructure needs of the addition and assists the city in planning and scheduling other improvements. The second is that it essentially allows for conditional zoning. While many of the requirements recommended by staff to be conditions of approval are currently contained within other development documents of the city, some are not. If this were a standard rezoning, not only would the flexibility of the applicant to shift densities and vary code requirements be restricted, but it would also result in limited ability for staff, the Planning Commission, and the City Council to address areas that are unique to the subject property but not found within the development documents. In short, providing a PUD is well- thought by the applicant and reviewed by the staff, Planning Commission and Council properly, it can be an asset to both the applicant and the community. Attached for you information and review is a copy of the application, general area map, as well as the legal notice sent to surrounding property owners and advertised in the Owasso Reporter. A copy of the Outline Development Plan for OPUD 04 -03 is also attached for your review. Staff has received numerous phone calls concerning the proposed development. Many of the contacts refer to the developments potential conflict with the existing residential subdivisions to the north and west. Some of the concerns deals with lighting pollution, noise, and additional traffic caused by the development. Staff has coordinated a neighborhood meeting between the applicant and the surrounding residents to try to address some of the issues of concern. That meeting will take place on Thursday, August 5, 2004. The results of that meeting will be available during the Planning Commission hearing. TECHNICAL ADVISORY COMMITTEE The Owasso Medical Center, OPUD 04 -03 was reviewed by the Owasso Technical Advisory Committee at their regular meeting on July 28, 2004. At that meeting, utility providers and city staff are afforded the opportunity to comment on the application and request any changes or modifications. The Technical Advisory Committee recommended approval with the following conditions: 1. Provide further definition for the landscape buffer between the development and the residentially zoned districts, staff recommends a continuous wall of evergreen trees in addition to the required screening fence; 2. Dedicate a minimum of 30' of the building setback and landscape buffer between the development and residential zones exclusively to green space; 3. Ensure that the Hospital HVAC and other exhaust equipment are screened from residential districts and that the associative noise from said equipment is mitigated; 4. Ensure that sidewalks are placed along all public roadways; 5. Ensure that a detailed drainage report is submitted coordinating drainage plans for the entire development area. RECOMMENDATIONS Given the above analysis, it is staff's opinion that OPUD 04 -03 is consistent with the Planned Unit Development portion of the Owasso Zoning Code. Staff recommends approval of OPUD 04 -03 subject to the following conditions: 1. That the applicant's Development Text and Conceptual Site 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, office building lots shall meet the requirements of a typical OM district.. 3. That unless specifically set out in the standards and conditions of this PUD, multi - family residential shall meet the requirements of a typical RM -2 district. 4. That all conditions imposed by the Owasso Technical Advisory Committee for subdivision plat approval be met as conditions of the PUD. 5. That no building permits be issued within any portion of the PUD until all criteria outlined within Chapter 8 of the Owasso Subdivision Regulations are met by the developer. 6. 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. 7. That a detailed drainage report be submitted at the time of platting. 8. Sidewalks will be required along all public roads within the PUD. 9. Detailed landscape plans (type, species, size, location, and irrigation) shall be required to be submitted with site plans of any commercial development. Said plans will be reviewed by staff and must be approved by the Planning Commission. 10. That all signs permitted within the PUD area comply with the Owasso Sign Code. 11. That all TAC conditions are met. ATTACHEMENTS 1. OPUD 04 -03 Application 2. General Area Map 3. OPUD 04 -03 Development Outline Plan 4, Legal Notice D oPUD- °` —3 CITY OF OWASSO 272 -4997 P.O. BOX 180 OW ASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) PLANNED GENERAL INF01tN1ATION: UNIT DApPLICAT ON GENERAL LU4-A. ■.,.. RE ••. �_ 66 42 PRESENT ZONING R S 3 R S 2 ACRES NO. OF UNITS N by metes and bounds, attach plat of survey) LEGAL DESCRIPTION OF LAND UNDER APPLICATION (If rnone 5300 _ N be of person to be billed for publicati Inc . 0 2 _ 4 5 4 - Lon ford Grou , Name and Address t Record n d m1 I Cr e e r, L C Address Lon of a t Mailing As applicant, what is your interest in this property? ❑present Owner JDAge t for Owner N V B9.120 - ❑ Las Vegas, DAUorney for owner `° 2004 ION 1 July, 7, SUBMITTED ISCOMPLETEATRUEANDACRATEIEREIN 'SIGNAT application fee along with a Ce ified 300' Radius iR�on� please submit the completed application form and app applicant and /or the applicant's (available from an Abstract Company) to the Owasso City Planner on or before the t and, planning of Owasso calendar- The app will be reviewed. Commission meetings at which the Rezoning consultant should attend the Planning City ' 1 Rcouircmcnts Fee S c_ he ule Submitt�— Topographic Map 0- 0.99 acres $75 Outline Development Plan 1- 4.99 acres 100 Outline Development Teat 5 -19.99 acres 150 300' Radius Report 20 + acres 200 TAC MEETIN c SUBMITTAL DATE FEE RECEIPT NUMBER OPC MEETING DATE ZONING DISTRICT DENIED APPROVED�— _ City of Owasso Department of Community Development 111 North Main PO Box 180 Owasso, OK 7405: NOTICE TO PROPERTY OWNER OPUD- 04 -03/ OZ 04 -09 (918) 376.1540 FAX (918) 376.1597 ;pections: 376.1542 I.cityofowasso.com Notice is hereby given that a public hearing will be held before the Owasso Planning Commission in the Old Central Building, 109 North Birch, Owasso, Oklahoma at 7.00 PM on the 9* day of August, 2004. At that time and place, the Owasso Planning Commission will consider a request from Longford Group, Inc., applicant, for a proposed change of the zoning classification from RS- 2/RS -3 (Residential Single - Family District) to OPUD 04 -03 /OM (Office Medium Intensity District) on property described as follows: A TRACT OF LAND LOCATED IN THE SW /4 AND THE SE /4 OF SECTION 17, T -21 -N, R -14 -E OF THE INDIAN MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA. BEGINNING AT THE NORTHWEST CORNER OF LOT 1, BLOCK 2 "OWASSO MARKET Ir', AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO. 5508; THENCE N 010 17'27" W A DISTANCE OF 272.82 FEET TO A POINT ON THE SOUTH LINE OF `BAILEY RANCH ESTATES ", AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO. 5035. THENCE N 880 44'06" E ALONG THE SOUTH LINE OF BAILEY RANCH ESTATES AND BAILEY RANCH ESTATES H A DISTANCE OF 1326.03 FEET TO THE SOUTHEAST CORNER OF LOT 12, BLOCK 9, BAILEY RANCH ESTATES II, AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO. 5360. THENCE N 010 15'46" W ALONG THE EAST LINE OF BAILEY RANCH ESTATES H A DISTANCE OF 1322.99 FEET TO THE NORTHEAST CORNER OF BAILEY RANCH ESTATES H, SAID POINT ALSO BEING THE CENTER OF SAID SECTION 17. THENCE N 880 43'407'E ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 17 A DISTANCE OF 1959.44 FEET; THENCE S 010 19'35" E A DISTANCE OF 938.15 FEET. THENCE S 88 040'25" W A DISTANCE OF 513.86 FEET; THENCE S 480 54'03" W A DISTANCE OF 1026.61 FEET TO THE NORTHERLY RIGHT -OF -WAY OF EAST 98TH STREET NORTH; THENCE S 880 44'33" W ALONG THE NORTHERLY RIGHT -OF -WAY OF EAST 98TH STREET NORTH AND ALONG THE NORTH LINE OF LOT 1, BLOCK 2 OF SAID OWASSO MARKET II A DISTANCE OF 1984.20 FEET TO THE "POINT OF BEGINNING'. SAID TRACT CONTAINS APPROXIMATELY 66.4231 ACRES, MORE OR LESS. The above described property is more or less generally located north of the Owasso Market shopping center; north of E. 96w St. N. and west of N. 129h E. Avenue. As an abutting or nearby property owner, you are being notified so that you may be able to express your views or concerns regarding this request. If you are unable to attend this meeting, please forward any comments you may have in writing to the Owasso Community Development Department, PO Box 180, Owasso, OK 74055. These comments will be presented to the Owasso Planning Commission at the scheduled public hearing by the Community Development Staff. Information and maps showing the property location may be inspected in the office of the City Planner, 111 North Main Street, Owasso, Oklahoma, 74055 or by calling 376 -1543. This is your only personal notification of this request. Dated at Owasso, Oklahoma, this 15th day of July, 2004. _ Sincerely, Duane Cuthbertson City Planner CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT OZ 04 -09 (LONGFORD GROUP) STAFF REPORT BACKGROUND The City of Owasso has received a request from the Longford Group, Inc., applicant/owner, for the review and approval of a Planned Unit Development rezoning approximately 66.42 acres of property for OM (Office Medium Intensity) uses to enable the development of a full service hospital, associative medical office space and assisted living residential. In conjunction with the PUD application the property owner has requested the city rezone the property to OM. PRESENT ZONING: RS -3, RS -2 & RE REQUESTED ZONING: OM HEARING DATE: Planning Commission, August 9, 2004 LOCATION The subject property is located 0.3 miles northwest of the intersection of E. 9e St. N. and N. 129h E. Ave.; immediately north of the Owasso Market. EXISTING LAND USE Vacant SURROUNDING LAND USE North: Sherril Acres/ Large Lot residential South: Owasso Market Shopping Center East: Vacant/ Currently planned for office use West: Bailey Ranch Estates residential subdivision PRESENT ZONING RS -3, RS -2 & RE (Residential Districts) SURROUNDING ZONING North: RE (Residential Estates District) South: CS (Commercial Shopping District) East: CS, OL (Commercial Shopping District and Office Light Intensity District) West: RS -3 (Residential Single Family District) ZONING HISTORY There are no recent plans associated with the subject property. At one time the property was being planned for single family residential however those plans were abandoned by the property's owner. As stated above, the property owner has submitted a Planned Unit Development application for review in conjunction with the rezoning request. The PUD outlines the development of the property in accordance with the zoning requirements of an OM (Office Medium Intensity District). 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 gmm4lipolicy_displayedin_the OwassQMastex -Mrr ___. 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. 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 a 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. REZONING REVIEW PROCESS The rezoning process is initiated when a property owner submits an application requesting a change in a property's zoning designation. The property owner must submit an application indicating the current zoning designation and defining the requested _ _ coning _designation-- Me_appacation should_be accom ap_nied by the zoning fee an accurate legal description and map showing the property as well as a certified 300' radius report. Upon receipt of a complete application the staff will begin the review process by providing legal notice through the placement of an advertisement of the application in the newspaper, sending notice letters to property owners within 300' of the subject property and posting a sign on the property at the point closest to a public road. As staff is soliciting citizen input from the notification the application will receive an internal review. The internal review consists of answering three primary questions: 1. Is the requested zoning designation consistent with the Owasso 2010 Land Use Comprehensive Plan? 2. Is the requested zoning designation the highest and best land use classification for the subject property? 3. Is the proposed zoning designation consistent with surrounding development? Based on that criteria staff will formulate a recommendation for the request to forward to the Owasso Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the requested zoning change is appropriate and make a recommendation to forward to the Owasso City Council. The Owasso City Council will make the final determination whether or not to rezone the subject property to the requested classification or a less intense classification. If the zoning designation is changed by the City Council an ordinance officially declaring the rezoning of the property is written and adopted by the City Council. LEGAL CONSIDERATIONS OF A REZONING REVIEW The decision to rezone a particular property in the City of Owasso should be based on three fundamental questions: 1. Is the requested zoning designation consistent with the Owasso 2010 Land Use Comprehensive Plan? 2. Is the requested zoning designation the highest and best land use classification for the subject property? 3. Is the proposed zoning designation consistent with surrounding development? It is important to note that particular site details such as drainage, streets, and utilities are appropriately discussed during the development review phases (plat and site plan) and not during a rezoning hearing. ZONING/DEVELOPMENT LIMITATIONS If the application is approved, the subject property would be zoned OM (Office Medium Intensity District). According to the City of Owasso Zoning Code uses including offices, studios, hospitals and schools would be allowed on the subject property by right. Uses Exception or as incorporated by a PUD. The intentions of the developer to construct a hospital, associative offices and assisted living residential units are consistent with the requested designation. The Owasso 2010 Land Use plan designates for the subject property for residential uses. The Master Plan draft that has been developed by the Master Plan update committee has the property planned for transitional land uses (offices and multi - family residential). It is anticipated that the Planning Commission and City Council will conduct a public hearing on the Master Plan draft in September. One of the stated goals of the Master Plan is to protect residential areas from commercial and industrial encroachment. Such encroachment is prevented by the development of transitional zones, ranging in type from duplex and multi - family to office districts. When the transitional zones are developed between commercial areas and single - family areas, conflicts are avoided between incompatible land uses. The property to the north and east of the subject site are established residential districts. The property to the south of the subject site is an intense commercial district. OM zoning for this property would provide a suitable transition between the commercial to the south and the residential to the north. Staff believes the request would be found consistent with the Owasso 2010 Land Use Master Plan. ANALYSIS Longford is requesting to rezone 66.42 acres of property to OM (Office Medium Intensity District) in order to develop a full service hospital complex. The proposal includes a hospital, associative medical support offices and a multi - family assisted living complex. As was stated above staff believes that this type of transitional zoning designation is appropriate between high and low intensity zoning districts. The office designation would provide a reasonable transition between the Owasso Market shopping center to the south and the residential subdivisions to the north. Staff believes that a transitional zoning designation such as office would prove more appropriate immediately behind the Owasso Market than the property's current designation of residential. The proposed use and requested designation of OM(Office Medium Intensity District) are compatible with the most recent development trends in the surrounding area. The subject property lies within the rapidly growing 96a' St. N. and U.S. Hwy 169 activity node. The node has blossomed into a densely developed commercial center. An office complex indirectly accessible from 96`' St. N. and directly accessible from N. 1291 E. Ave. behind the Owasso Market would be consistent that growth trend. The property seems ideal for a Hospital as it is in the geographic center of Owasso and highly accessible from all directions. The property is also highly visible from U.S. Hwy 169. Staff is aware that the proposed development would abut residential property however the zoning code does provide for protection in the form of screening requirements and light pollution protection. In addition, there exists a large berm between Bailey Ranch Estates and the subject property that would provide further insulation between the two uses. The property owner has, in conjunction with the requested zoning change, applied for a _ Planned_ Unit - e- velopment_(PUD)_designation -for the-subjeot-puoperty lfAhe_ zoning_ _.____ request is approved a PUD would allow the city to apply any measures it deems necessary to further ease the transition from the proposed zoning designation of OM to the residential land uses to the north. Letters were mailed to surrounding property owners and a legal advertisement was published in the Owasso Reporter. Staff has received several phone calls from the public in regards to the request. Most of the concerns expressed by adjacent property owners were related to the anticipated relationship or conflict between residential and office uses. Many residents expressed concerns with additional traffic, light and noise associated with the proposed development. Staff has set up a neighborhood meeting for August 5, 2004 with the developer and city staff so that surrounding property owners may have an opportunity to express their concerns with the proposed development and allow the applicant an opportunity to address those concerns. The outcome(s) from that meeting will be presented to the Planning Commission. Copies of both the letter to property owners and the legal advertisement are attached for your information and review. If the zoning request is approved, the land will still have to be platted in accordance with municipal regulations in order for development to occur. Significant development will be subject to a site plan review, at which time proposed and existing development will have to meet the City's requirements. Stormwater detention will be required as will adequate infrastructure including water and sewer and all other requirements such as sidewalks, appropriate access and appropriate signage. If the Commission approves this application it will then require City Council approval. RECOMMENDATION Staff recommends approval of OZ 04 -09 to change the zoning designation of the subject property to OM (Office Medium Intensity District). ATTACHMENTS 1. General Area Map 2, Rezoning Application 3. Legal Description and Exhibit 4, Legal Notice M. ® mom n I esseesME I Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www.cityofowasso.com Subject St. N. OZ 04- 09 /OPUD 04 -03 Owasso Medical Center E. Ave.North of E. 96th St. N. and West of N. 129th � I� oz� �D9 CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 REZONING APPLICATION GENERALLOCATION 100th Street North & 129th East Aven PRESENT ZONING R S 3, R S 2, & R E PRESENT USE V a PROPOSED ZONING OM & P U D PROPOSED USE H o s Uses LEGAL DESCRIPTION OF LAND UNDER APPLICATION (If by metes and bounds, attach plat of survey) SEE ATTACHED LEGAL ated Name and Address of Record Owner Address or General Location of Subject Property _ see 1 s t item Windmill Creek LC by: Lon ford Grou Inc. ove As app icant, what is your interest in this property? Name of erson to Ie billed for publication Phone ❑Present Owner OAgent for Owner 3077 . W a r m S rings Road _ d r ❑Purchaser ❑Other ling Address _ J' !) D [:]Attorney for Owner Na L s ll e g a s, NV 8 9.12 0 I DO HEREBY CERTIFY THAT THE INFORMATION HEREIN SICNATU E / q ' �E SUBMITTED IS COMPLETE, TRUE AND ACCURATE icy � ✓',� July 7 2004 —I o Please submit the completed application form and application fee along with a Certified 300' Radius Report (available from an Abstract Company) to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. The applicant and/or the applicant's consultant should attend the Planning Commission meetings at which the Supplemental Zoning will be reviewed. Fee Schedule 0- 0.99 acres $75 1- 4.99 acres 100 5 -19.99 acres 150 20 +acres 200 SUBMITTAL DATE I OPC MEETING DATE FEE RECEIPT NUMBER APPROVED DENIED Owasso Medical Center Legal Description A tract of land located in the SWA and the SEA of Section 17, T -21 -N, R -14 -E of the Indian Meridian, Tulsa County, State of Oklahoma Beginning at the northwest corner of Lot 1, Block 2 "Owasso Market II ", an addition to the City of Owasso, Tulsa County, state of Oklahoma according to the official recorded plat thereof, Plat No. 5508; Thence N 01 ° 17 "27' W a distance of 272.82 feet to a point on the south line of "Bailey Ranch Estates", an addition to the City of Owasso, Tulsa County, State of Oklahoma, according to the official recorded plat thereof, Plat No. 5035. Thence N 88 °44'06" E along the south line of Bailey Ranch Estates and Bailey Ranch Estates II a distance of 1326.03 feet to the southeast corner of Lot 12, Block 9, Bailey Ranch Estates 11, an addition to the City of Owasso, Tulsa County, State of Oklahoma according to the official recorded- pla"hereof, Plat -No -536 . Thence N 01'15'46" W along the east line of Bailey Ranch Estates II a distance of 1322.99 feet to the northeast corner of Bailey Ranch Estates IL said point also being the center of said section 17. Thence N 88 °43'40" E along the north line of the southeast quarter of said Section 17 a distance of 1959.44 feet; Thence S 01 °19'35" E a distance of 938.15 feet. Thence S 88 °40'25" W a distance of 513.86 feet; Thence S 48 °54'03" W a distance of 1026.61 feet to the northerly right -of -way of East 98'h Street North; Thence S 88 °44'33" W along the northerly right -of -way of East 98'h Street North and along the north line of Lot 1, Block 2 of said Owasso Market II a distance of 1984.20 feet to the "Point of Beginning ". Said tract contains 2,893,391 square feet or 66.4231 acres. F: Mata U.EGAl.\2000- 2003\OlO2OD.001 Owasso Med Cv.wpd !S (E--N OR T H- Ea alo c d a €8�a T rY^U a !S (E--N OR T H- O T rY^U VI O m o o m m m X 0 03 � J n c� CD !S (E--N OR T H- 2 = y m. m NORTH 129th EAST AVENUE e c --1 F i < T 2 = y m. m NORTH 129th EAST AVENUE e c --1 F i < City of Owasso Department of Community Development 111 North Main PO Box 180 Owasso, OK 74055 NOTICE TO PROPERTY OWNER OPUD- 04 -03/ OZ 04 -09 (918) 376.1540 FAX (918) 376.1597 Inspections: 376.1542 www.cityofowasso.com Notice is hereby given that a public hearing will be held before the Owasso Planning Commission in the Old Central Building, 109 North Birch, Owasso, Oklahoma at 7:00 PM on the 9s' day of August, 2004. At that time and place, the Owasso Planning Commission will consider a request from Longford Group, Inc.,applicant _f rya proposed change of the zonin cg lassification from RS- 2/RS -3 (Residential Single- Family District) to OPUD 04 -03 /OM (Office Medium Intensity District) on property follows: M A TRACT OF LAND LOCATED IN THE SW /4 AND THE SE /4 OF SECTION 17, T -21 -N, R -14 -E OF THE INDIAN MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA. BEGINNING AT THE NORTHWEST CORNER OF LOT 1, BLOCK 2 "OWASSO MARKET Ir', AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO. 5508; THENCE N 010 IT27" W A DISTANCE OF 272.82 FEET TO A POINT ON THE SOUTH LINE OF "BAILEY RANCH ESTATES ", AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO. 5035. THENCE N 88° 44' 06" E ALONG THE SOUTH LINE OF BAILEY RANCH ESTATES AND BAILEY RANCH ESTATES II A DISTANCE OF 1326.03 FEET TO THE SOUTHEAST CORNER OF LOT 12, BLOCK 9, BAILEY RANCH ESTATES II, AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO, 5360. THENCE N 010 15'46" W ALONG THE EAST LINE OF BAILEY RANCH ESTATES II A DISTANCE OF 1322.99 FEET TO THE NORTHEAST CORNER OF BAILEY RANCH ESTATES 11, SAID POINT ALSO BEING THE CENTER OF SAID SECTION 17. THENCE N 880 43' 40" E ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 17 A DISTANCE OF 1959.44 FEET; THENCE S 010 19'35" E A DISTANCE OF 938.15 FEET. THENCE S 88 040'25" W A DISTANCE OF 513.86 FEET; THENCE S 480 54'03" W A DISTANCE OF 1026.61 FEET TO THE NORTHERLY RIGHT -OF -WAY OF EAST 987H STREET NORTH; THENCE S 880 44'33" W ALONG THE NORTHERLY RIGHT -OF -WAY OF EAST 98TH STREET NORTH AND ALONG THE NORTH LINE OF LOT 1, BLOCK 2 OF SAID OWASSO MARKET II A DISTANCE OF 1984.20 FEET TO THE "POINT OF BEGINNING ". SAID TRACT CONTAINS APPROXIMATELY 66.4231 ACRES, MORE OR LESS. The above described property is more or less generally located north of the Owasso Market shopping center, north of E. 96" St. N. and west of N. 129'" E. Avenue. As an abutting or nearby property owner, you are being notified so that you may be able to express your views or concerns regarding this request. If you are unable to attend this meeting, please forward any comments you may have in writing to the Owasso Community Development Department, PO Box 180, Owasso, OK 74055. These comments will be presented to the Owasso Planning Commission at the scheduled public hearing by the Community Development Staff. Information and maps showing the property location may be inspected in the office of the City Planner, 111 North Main Street, Owasso, Oklahoma, 74055 or by calling 376 -1543. This is your only personal notification of this request. Dated at Owasso, Oklahoma, this 15th day of July, 2004 Sincerely, Duane Cuthbertson City Planner CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT OZ 04 -10 (SMITH FARM MARKETPLACE) STAFF REPORT BACKGROUND Smith Farm Marketplace is a significant retail shopping center proposed by Hunt Properties, Inc., applicant /owner, in the southeast corner of N. Garnett Rd. and E. 96`s St. N. adjacent to U.S. Hwy 169. During the development process, which to this date has included a rezoning of the property to CS (Commercial Shopping) and a preliminary plat review, the applicant discovered that an additional 7.34 acres would be needed to accommodate the planned development. The applicant is requesting the city rezone the additional 7.34 acres to CS (Commercial Shopping District) so that this additional property's zoning designation is consistent with the development plans and legally able to accommodate the intended development of a commercial shopping center. Current Zoning Designation: AG (Agricultural District) Proposed Zoning Designation: CS (Commercial Shopping District) HEARING DATE: Planning Commission, August 9, 2004 LOCATION The property is located south and east of the intersection of N. Garnett Rd. and E. 96" St. N. adjacent to U.S. Highway 169. A general area map has been attached for your review. EXISTING LAND USE Vacant SURROUNDING LAND USE North. Most of the northern boundary is bordered by rural property containing the Smith farm land although the northeastern boundary is adjacent to the Oklahoma Natural Gas office. South: Vacant but planned as the Smith Farm Marketplace shopping center East: Oklahoma Natural Gas offices West: Lutheran Church and commercial /office space PRESENT ZONING AG (Agricultural District) SURROUNDING ZONING North: AG (Agricultural District) South: CS (Commercial Shopping District) East: OM (Office Media Intensity) West: CG /AG (Commercial General/Office Light /Agricultural District) ZONING HISTORY May, 2004 — Associative property located immediately to the south was rezoned to CS (Commercial Shopping District). May, 2004 — Applicant received approval of a preliminary plat (15 lots in 2 blocks) for subject property. Present — The applicant also has a final plat and site plan for the subject property currently in the review process. 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. 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 a 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. REZONING REVIEW PROCESS The rezoning process is initiated when a property owner submits an application requesting a change in a property's zoning designation. The property owner must submit an application indicating the current zoning designation and defining the requested zoning designation. The application should be accompanied by the zoning fee, an accurate legal description and map showing the property as well as a certified 300' radius report. Upon receipt of a complete application the staff will begin the review process by providing legal notice through the placement of an advertisement of the application in the newspaper, sending notice letters to property owners within 300' of the subject property and posting a sign on the property at the point closest to a public road. As staff is soliciting citizen input from the notification the application will receive an internal review. The internal review consists of answering three primary questions: 1. Is the requested zoning designation consistent with the Owasso 2010 Land Use Comprehensive Plan? 2. Is the requested zoning designation the highest and best land use classification for the subject property? 3. Is the proposed zoning designation consistent with surrounding development? Based on that criteria staff will formulate a recommendation for the request to forward to the Owasso Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the requested zoning change is appropriate and make a recommendation to forward to the Owasso City Council. The Owasso City Council will make the final determination whether or not to rezone the subject property to the requested classification or a less intense classification. If the zoning designation is changed by the City Council an ordinance officially declaring the rezoning of the property is written and adopted by the City Council making the change law. LEGAL CONSIDERATIONS OF A REZONING REVIEW The decision to rezone a particular property in the City of Owasso should be based on three fundamental questions: 1. Is the requested zoning designation consistent with the Owasso 2010 Land Use Comprehensive Plan? 2. Is the requested zoning designation the highest and best land use classification for the subject property? 1 Is the proposed zoning designation consistent with surrounding development? It is important to note that particular site details such as drainage, streets, and utilities are appropriately discussed during the development review phases (plat and site plan) and not during a rezoning hearing. ZONING/DEVELOPMENT LIMITATIONS If the application is approved, the subject property would be zoned CS (Commercial Shopping District). According to the City of Owasso Zoning Code a multitude of uses would be allowed on the subject property including retail shopping, bakery, offices and salons. The developer's intentions to construct a shopping center facility are consistent with requested zoning designation. COMPREHENSIVE PLAN CONSISTENCY The requested zoning designation of CS (Commercial Shopping District) is compatible with the Owasso 2010 Land Use Master Plan and consistent with the development trends in the surrounding area. ANALYSIS Hunt Properties, Inc. is requesting to rezone 7.34 acres of additional property to incorporate into the Smith Farm Marketplace development. The additional property is located along the northern boundary of what has to date been reviewed as part of the Smith Farm Marketplace. During the development of this shopping center the developer has determined a need to expand the development north roughly 200' from the original boundary in order to accommodate all of the specific spacing requirements. The additional property has been acquired and was intended initially to be utilized for the rear service road and northern detention pond however it was discovered that a small portion of the main shopping center building will encroach upon the additional agriculturally zoned land. As such, the property will need to be rezoned so that the land will have the appropriate zoning to accommodate the building(s). Letters were mailed to surrounding property owners and the legal advertisement was published in the Owasso Reporter. Staff has received no phone calls or correspondence from the public in regards to the request. Copies of both the letter to property owners and the legal advertisement are attached for your information and review. If the zoning request is approved, the land will still have to be platted in accordance with municipal regulations in order for development to occur. Significant development will be `a subject to a site plan review, at which time proposed and existing development will have to meet the City's requirements. Stormwater detention will be required as will adequate infrastructure including water and sewer and all other requirements such as sidewalks, appropriate access and appropriate signage. If the Commission approves this application it will then require City Council approval. RECOMMENDATION Staff recommends approval of OZ 04 -10 to change the zoning designation of the subject property from AG (Agricultural District) to CS (Commercial Shopping District). ATTACHMENTS 1. General Area Map 2. Rezoning Application 3. Legal Description and Exhibit 4. Legal Notice J C Subject Prope Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www.cityofowasso.com '-sman i-arm Marketplace OZ 04-09 KI Hunt Properties W E S SE of E. 96th St. N. and N. 129th E. Ave. Wly ;S. 2� FROM :KHOURY ENGINEERING INC. FAX NO. :9167121069 Jul. 12 2004 06 :001311 P2 CITY OF OWASSO ' P.O. BOX 180 OWASSO.OKLAPIOMA 74055 (9i R) 272 -2251 FAX (91E) 2724997 l ii /3 REZONING APPLICATION GENERAL LOCATION Wi;c;4— Thet.. PRESENT ZONING. ...... PROPOSED ZONING -kt PROPOSED USE R-Q- 1>s+-Q LEGAL DESCRIPTION OF LAND UNDER APPLICATION (If by metes and bounds, attach plat of survey) Name and applicant, what iv your interest in this property? Present Owner Agent for Owner ?urchoscr Otber Address or General Location of Subject Property Name of permn to he billed for publication Phone Z'w s'L'v r t. __ 14 8'49.&!03 Mailing Address 26co Cook,, DaIIGS,TiL'15Zoi I DO IIEREBV CF:RTIFV THAT THE INFORMATION HF,RFC JI�I SI ATUR BATE Y^ SUUMITTED IS COMPLETR, TRUE AND ACCURATE t Please submit the completed application form and application fm along with a Certified 300' Radius Report (available from an Abstract Company) to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. The applicant and /or the applicant's consultant should attend the Planning Commission meetings at which the Supplemental Zoning will he reviewed. Fee Schedule 0- 0.99 acres $75 1- 4.99 acres 100 5.19.99 acres 150 20 + acres 200 FOR INTERNAL OFFICE USE SUDMIT'I'AL DATE_,-_, OPC MEETING DATE FFT, RECEIPT NUMBER APPROVED DENIED FROM :KHOURY ENGINEERING INC. FAX NO. :9187121069 Jul. 12 2004 06:00PM P3 LEGAL DESCRIPTION OF ADDITIONAL PROPERTY TO 13E REZONED: A TRACT OF LAND THAT IS PART OF THE WEST HALF (Wl2) OF SECTION TWENTY (20), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE UNITED STATES GOVERNMENT SURVEY THEREOF, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT A POINT THAT IS THE SOUTHWEST CORNER OF THE NW14 OF SAID SECTION 20; THENCE NORTH 00 °04'36" EAST ALONG THE WESTERLY LINE OF SAID SECTION 20 FOR 1017.00 FEET TO THE POINT OF BEGINNING; THENCE S 89 -55 -24 E, A DISTANCE OF 375.00 THENCE ALONG A CURVE TO THE LEFT, A DISTANCE OF 310.23', A RADIUS OF 395.001 , DELTA ANGLE OF 45- 00 -00, TANGENT 163.61', CHORD 302.32' AND N 67 -34-36 E THENCE N 45 -04 -36 E A DISTANCE OF 919.89' THENCE ALONG A CURVE TO THE RIGHT, A DISTANCE OF 172.84', A RADIUS OF 250.00' DELTA ANGLE OF 39- 36-41, TANGENT 90.03, CHORD 169.42' AND N 64 -52 -57 E THENCE ALONG A CURVE TO THE LEFT. A DISTANCE OF 172.84, A RADIUS OF 250.00' DELTA ANGLE OF 39- 36-40, TANGENT 90.03, CHORD 169.42', AND N 64 -52 -57 E, THENCE N 45 -04-37 E, A DISTANCE OF 69.89' THENCE N 59 -48 -47 W. A DISTANCE OF 1.48' THENCE N 44 -55 -24 W, A DISTANCE OF 112.69' THENCE S 60 -26-25 W, A DISTANCE OF 515.21' THENCE S 71 -14 -20 W, A DISTANCE OF 172.32' THENCE S 45 -04-36 W, A DISTANCE OF 485.74' THENCE S 36 -41 -36 W, A DISTANCE OF 30.15' THENCE N 45 -04 -48 W, A DISTANCE OF 92.28' THENCE S 45 -04 -36 W, A DISTANCE OF 386.63' THENCE S 00 -04 -36 W. A DISTANCE OF 143.84' THENCE N 89 -55 -24 W, A DISTANCE OF 268.66' THENCE S 00 -04 -36 W, A DISTANCE OF 10.00', TO THE POINT OF BEGINNING. PERIMETER: 4239.66 AREAS: 319,560 SO. FT. 7.34 ACRES .� �; .N 9£.b0.005 City of Owasso Department of Community Development 111 North Main � _ -`° (918) 376.1540 PO Box 180 % ^r FAX (918) 376.1597 Owasso, OK 74055 kk"k'r T *j Inspections: 376.1542 ' www.cityofowasso.com NOTICE TO PROPERTY OWNER OZ -04 -10 Notice is hereby given that a public hearing will be held before the Owasso Planning Commission in the Old Central Bldg., 109 North Birch, Owasso, Oklahoma at 7:00 PM on the 9a` day of August, 2004. At that time and place, the Owasso Planning Commission will consider a request from Hunt Properties, Inc., applicant, for a proposed change of the zoning classification from AG (Agricultural District) to CS ( Commercial - Shopping District). The subject property is located approximately 0.3 miles south east of the intersection of E. 96a' St. N. and N. Garnett Road, adjacent to U.S. Highway 169. The property is described as: A TRACT OF LAND THAT IS PART OF THE WEST HALF (W /2) OF SECTION TWENTY (20), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE UNITED STATES GOVERNMENT SURVEY THEREOF, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT A POINT THAT IS THE SOUTHWEST CORNER OF THE NWA OF SAID SECTION 20; THENCE NORTH 00 °04'36" EAST ALONG THE WESTERLY LINE OF SAID SECTION 20 FOR 1017.00 FEET TO THE POINT OF BEGINNING; THENCE S 89 -55 -24 E, A DISTANCE OF 375.00 THENCE ALONG A CURVE TO THE LEFT, A DISTANCE OF 310.23', A RADIUS OF 395.00', DELTA ANGLE OF 45- 00 -00, TANGENT 163.61', CHORD 302.32' AND N 67 -34 -36 E THENCE N 45 -04 -36 E A DISTANCE OF 919.89' THENCE ALONG A CURVE TO THE RIGHT, A DISTANCE OF 172.84', A RADIUS OF 250.00' DELTA ANGLE OF 39- 36-41, TANGENT 90.03, CHORD 169.42' AND N 64 -52 -57 E THENCE ALONG A CURVE TO THE LEFT, A DISTANCE OF 172.84, A RADIUS OF 250.00' DELTA ANGLE OF 39- 36-40, TANGENT 90.03, CHORD 169.42', AND N 64 -52 -57 E, THENCE N 45 -04 -37 E, A DISTANCE OF 69.89', THENCE N 59 -48-47 W, A DISTANCE OF 1.48', THENCE N 44 -55 -24 W, A DISTANCE OF 112.69', THENCE S 60 -26 -25 W, A DISTANCE OF 515.21', THENCE S 71 -14 -20 W, A DISTANCE OF 172.32', THENCE S 45 -04 -36 W, A DISTANCE OF 485.74', THENCE S 36 -41 -36 W, A DISTANCE OF 30.15', THENCE N 45 -04 -48 W, A DISTANCE OF 92.28', THENCE S 45 -04 -36 W, A DISTANCE OF 386.63', THENCE S 00 -04 -36 W, A DISTANCE OF 143.84', THENCE N 89 -55 -24 W, A DISTANCE OF 268.66', THENCE S 00 -04 -36 W, A DISTANCE OF 10.00', TO THE POINT OF BEGINNING. PERIMETER: 4239.66 AREAS: 319,560 SQ. FT. 7.34 ACRES As an abutting or nearby property owner, you are being notified so that you may be able to express your views or concerns regarding this request. If you are unable to attend this meeting, please forward any comments you may have in writing to the Owasso Community Development Department, PO Box 180, Owasso, OK 74055. These comments will be presented to the Owasso Planning Commission at the scheduled public hearing by the Community Development Staff. Information and maps showing the property location may be inspected in the office of the City Planner, 111 North Main Street, Owasso, Oklahoma, 74055 or by calling 376 -1543. This is your only personal notification of this request. Dated at Owasso, Oklahoma, this 15th day of July, 2004. --Sincerely, wane Cuthbertson - -- City Planner -- -- - - - - - - -- — - - CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT FINAL PLAT (SMITH FARM MARKETPLACE) STAFF REPORT BACKGROUND The City of Owasso has received a request from Hunt Properties, Inc., applicant/owner, for the review and approval of a final plat for Smith Farm Marketplace consisting of 15 lots and three (3) reserve areas, in two (2) blocks on 6623 acres, more or less. It is the intention of the property owner to subdivide and develop the property in a commercial manner. HEARING DATE: Planning Commission, August 9, 2004 LOCATION The - property _islocated_southand_east_oLthe interwction of N. Garnett Rd. and E. 9e St. N. adjacent to U.S. Highway 169. A general area map has been attached for your review. EXISTING LAND USE Vacant SURROUNDING LAND USE North: Most of the northern parameter is bordered by rural property containing the Smith farm land although the northeastern boundary is bordered by the Oklahoma National Gas office. South: U.S. Highway 169 East: U.S. Highway 169, although the City of Owasso water tower in located in the northeast corner. West: Lutheran Church and commercial /office space PRESENT ZONING AG (Agricultural District) — Tulsa County SURROUNDING ZONING North: AG (Agricultural District) South: U.S. Highway 169 East: U.S. Highway 169 West: CG /OL /AG (Commercial General /Office Light /Agricultural District) ZONING HISTORY May, 2004 — Subject property rezoned to CS (Commercial Shopping District) May, 2004 — Applicant received approval of a preliminary plat (15 lots in 2 blocks) for subject property. Present — Smith Farm Marketplace site plan currently in the review process. 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. 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 a 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 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 A Final Plat is the final map or record of a subdivision and any accompanying material, as described in the Subdivision Regulations, base on a Preliminary Plat with revisions, if any, to be submitted to the Planning Commission and City Council for approval, denial, or approval with conditions. Hunt Properties, Inc. is requesting the review and approval of the Smith Farm Marketplace final plat so that they may eventually develop the property as a regional commercial center. The applicant recently had the property rezoned to CS (Commercial Shopping) thereby making the proposed use legal according to the Owasso Zoning Code. Property located in a rapidly plat on The applicant is Proposing this multipletheointersection of U.S. Highway 169 and East p g developing commercial node surrounding ext ition within that node as it N. a unique pos 96a` Street North. The commercial activity y extends from N. Garnett Rd. in the west o 129' E. Ave. in the east. This Property possesses hl visible from U.S. Hwy 169 and will be directly accessible from both N. Game is highly Rd. and E. 96's St. N. As this growth preliminary stages of being widened to owth has occurred the city has been required to maintain or develop adequate infrastructure. As such, d Garnett Rd. is in the plat has dedicated 60' of Right - lat, a collector street, N. five lanes. To accommodate the road imp provide direct access to of -Way. Only one additional public street h proposed in the p 121"` E. Ave., will Provide local access to the development and p arterials situated to the west and north. blocks on 66.23 acres, more or less. o oon The applicant is proposing 15 lots in two (2) 3 larger lots on the pine which applicant would likee two crol mm aLe-L marts -�l-ht Aevel_(o _ — specifically the app and Belk among others. The of he property- to- C01 Hobby Lobby this time include Target (planned for lot' ro osed as pad sites for remaining 12 lots are located south of N. 121 E. Ave. and are p p as detention facilities to serve the future development to include banks and restaurants. Included in the final plat are three (3) reserve areas, all of which are proposed development- . site detention is planned to be contained in the 3 reserve areas As previously building permit may scattered throughout the site, however before any roved by the Owasso Public drainage and detention details must be reviewed and app Works department. Portion of the proposed plat does not abut provided to guarantee Lot 3 in Block 2 as displayed in the al access P required along the northern a public street however a 24' mutual access easement has been a guaranteed to the large direct access the 2B1 mutual access censures that easement will rear access eis gu also boundary k proposed on those lots. developments that are p P Any development that occurs on the property will be subject e a site plan review and must adhere to all subdivision, zoning and engineering requirements including but not paved streets and sidewalks. The proposed development will require no limited top provided with sewer significant expansion of utilities or infrastructure. The site will be City of O and water service by the Owasso. the Technical Advisory A preliminary p I for Smith Farm Marketplace was . May, b� 04. The proposed plat viewed Commission and the Owasso. planning codions: was approved with the followng 1. Community Development - Provide an access guarantee to Lots 3 and 11 in existing lots 8 -12 in Block 2. ment - Establish a third block for 2. Community Develop Block 2 or connect the block. 3. Community Development — Provide an addition 13' of Right -of -Way width to the proposed thru street for 100' from the intersection with N. Garnett Road. 4. Community Development — Strike the statement allowing Pylon/Monument signs to be placed in Utility Easements from the Deed of Dedication, Section LA 5. Community Development — Provide topographical lines to the platted area. 6. Community Development — Pay the Owasso Storm Siren Fee of $16 per acre. 7. Community Development — Ensure that sidewalks are constructed along all public right -of -ways. 8. Community Development — Provide adjacent property details on the plat drawing. 9. Community Development — Rename the public street as directed by Community Development. TECHNICAL ADVISORY COMMITTEE The Final Plat was reviewed at the regularly scheduled Owasso Technical Advisory Committee on July 28, 2004. At that meeting utility providers and city staff are afforded the opportunity to comment on the technical aspects of the development proposal. The following- comments-w-ere_provided: 1. Community Development — Correct typos in the covenants; change the `City of Broken Arrow' to read `City of Owasso'; 2, Community Development — Provide proper addressing for the lots; 3. Community Development — Illustrate a 24' Mutual Access Easement along the entire length of the northern portion of Lots 1 -3 connecting N. Garnett Rd. to N. 121` E. Ave. along the back of the proposed development; 4. Community Development — Show a 25' Building Setback Line along either side of N. 121 st E. Ave. RECOMMENDATION Staff recommends approval of the Smith successful execution of the TAC comments. ATTACHMENTS 1. General Area Map 2. Final Plat Application 3. Smith Farm Marketplace Final Plat Farm Marketplace Final Plat subject to the • -7 U U11-0 U-1 14 Owasso Community N Development Department Final Plat 111 N. Main St Smith Farm Marketplace W E Owasso, OK 74055 -.!! 918.376.1500 918.376.1597 www.cityofowasso.com S SE of E. 96th St. N. and N. 129th E. Ave. Wry is. CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272-2251 FAX (91 R) 272-4997 FINAL PLAT APPLICATION PROPOSEDSUBDIVISIONNAME l GENERAL LEGAL DESCRIPTION OF TRACT ------- �LOJYtI �' � '� srri rL9— lltt.. ENCINEERIARCHITECT ADDRESS It' ��R PHONE PresentPresent L Pro G Ig proposed Use _� -- PresznL 7,uning 15 1 NOIt M ATIUN A--4 \JC.GP`%- t: 1al SSize p�i✓ Avem9 TotalAcrzs Number of Lot s �aMQS � �� 1 PLAT �t 15 + 3 rGSG S INVORN1 'rION �OK• $$ Washin +ton Co. RWD3 ❑ Other —_ wATlclt SUPPLY XCity Main ❑ Rogc[s Co. RWD3 ❑ 6 Disposal Plant SANIT'nRY it: wER 9C;ily Sewer C] Septic L] P cr �As P haldc Concrcu: ❑ '1'raffie -bound surface Course rse STREET SURFACING ❑ Portland Cement COnete Please submit the completed application form and app hL atioo fee (5100 plus $.50 per lot over 100 lots), along with the completed Final Plat Checklist and all requirements thereof, to the Owasso City Planner in l before the the Teclnical Advisory Committee l3 days prior to the Planning CoLttn]ission meeting at Planning Commission submittal deadline as shown on the official City of Owasso calendar. Al] Final Plats are scheduled for review by IIcant and/or the applicant's consultant should attend both the which the Final Plat will be reviewed. The app Technical Adviso Committee and Planning Commission meetings at which the Final Plat will e ry reviewed. I (W e), the undersigned developer, do submit El a been Lnetdor 1 stcd below laszconditions protested. al and that al conditions of said prelimi7ar P DATE DEVELOPERSIGNAT Conditions TAC MEETING DATL SUBMITTAL DATE FEE RECEIPT NUMBER OPC MEETING DATE----' ZONING DISTRICT APPROVEll DENIED_� 690SZS2_ST6: ON XUA 'ONI sNIN33NION3 h800H*'1: 4002 bI -Inc NORTHGARNG "ITAVEN E ttn� * � e —m t �: a lye °gt$ � _ 9 on — -x M �_ —___ MI . S� aE.fNI i $e °W 1 �i'v/2 N�'i N04 ]e "e x €a 3 t3 3 v 193.0 3 p q "dins 'ml^ �, urc it ir6 � S n.�Q •S�.,E'9J Ja.f �x ui9`x\x t <4 ..n..x a9 oe a 'F =twy ✓`` :�Pi :``'� s# at is'�K 2111 2 9 mD Pob % _ _ a °'ice m�• O � Ism 'S '`�h`bt ; \�\ y 5 gUK- po Vim; =' ie,u Gin, w W a N _ 9e u"oV . Aw me � O. o � 3 Z DC j o i =21 -x cx 3vo k_��pm I' � Ly Ix o_ a° 3 n mn toil Bogs <_ v'kyy 'i �tcur nrcnv2 0 o Q� {txn'i9 ,s,aeie 2-1 f! 1 sits. is it 12 -is ,I 8$j ljj ye See iP xi ,is J2 Fe it if f91 is 1 91 is 1N a , - ; Is - , g a6 Ea f I lit A i It - sh gi% z I s A I s Us ;q5 W i -�N s!x 13 s if ss 'is a, §03 41 is , jj gFaS e4 lt P HAN NX s" - -3 a IR -P, -W All 1 1 1 9 T! 1 : 2 E MA 42 i-q A � '-d 0. CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT SITE PLAN (SMITH FARM MARKETPLACE) STAFF REPORT The City of Owasso has received a request from Hunt Properties, Inc., applicant/owner, for the review and approval of a site plan for Smith I Farm Marketplace proposing 503,654 ft2 of commercial space on 66.23 acres of property, more or less. HEARING DATE: Planning Commission, August 9, 2004 LOCATION The property is located south and east of the intersection of N. Garnett Rd and E. 961' St. N. adjacent to U.S. Highway 169. A general area map has been attached for your review. EXISTING LAND USE Vacant SURROUNDING LAND USE North: Most of the northern parameter is bordered by rural property containing the Smith farm land although the northeastern boundary is bordered by the Oklahoma National Gas office. South: U.S. Highway 169 East: U.S. Highway 169, although the City of Owasso water tower in located in the northeast comer. West: Lutheran Church and commercial/office space PRESENT ZONING AG (Agricultural District) — Tulsa County North: AG (Agricultural District) South: U.S. Highway 169 East: U.S. Highway 169 West: CG /OL /AG (Commercial General /Office Light/Agricultural District) May, 2004 - Rezoned to CS (Commercial Shopping District) May, 2004 — Received approval of a preliminary plat (15 lots in 2 blocks) Present — A final plat is being concurrently reviewed by the Owasso Planning Commission and City Council. This proposed site plan will be subject to Council acceptance of the final plat and any conditions thereof. 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 he 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. 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 a 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, and building footprint are presented in the site plan. Once a site 1 for a building permit and to submit eking, access, landscaping and electrical system andHVAC. plan is approved, the development is clear to apply bing, construction plans for the building's foundation, pl ro ect 7EEMREVIEW PROCESS lrcarion shall be review process is initiated when a developer or builder of a pazticu az p J application for a site plan review to the City of Owasso - The app d by a fee and a fall set of the reuttul'ed lay, and la d �� npcluazdre a site plan, drarnage plan erosion control plan tY P analysis by the City Planner and City Code, Subdivision Regulations, and of the site plan begins with a tlrorou Engineer or compliance with the Owasso Zoning engineering standards. resented to the Owasso Technical Advisory Committee (TAC) for rothe comments on the technical aspects of the plan and The Site Plan is then .presented Commission. review. The TAC review board p staff to the Owasso Planning presents a recommendation along with the City to determine if the site plan is The Owasso Planning Commission holds a public hearing ant approval of the plan as standards. The Planning Commission mays approval the applicant shall compliant with city Commission grants es and submit a final copy to the City Planner. Once the presented or with condirions. h the s Planning d u royal the make any and all prescribed Chang with the conditions of app final site plan is o eed with the developmf ent Process' applicant may p LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW a details. During the review of a site plan element a consideration Cement sidewalks and drtainage d such lots, building ecifications as street details, parking Regulations, and Owasso Engineering cp staff, the The Owasso Zoning Code, Subdivision provide appropriate guidelines for the review of all site plans conducted by t5 Technical Advisory Committee and the Planning Commission. �e� requested site plan review from Hunt Properties is in anticipation of the development of 169. This property . currently zoned CS — Commercial a regional commercial center . the southeast comer of N. Garnett Road and E. 96 St. N. with strong visibility from U.S. Hwy Code retail shopping, restaurants and banks (all Shopping- According to the Owasso Zoning through #14 and are Proposed uses within The proposed development is consistent with the this center) are categorized under Use Units # 11 all allowed by right in a CS district. Owasso 2010 Land Use Master Plan as it calls for moderately intense commercial activity in the area. coil developments for the purposes of By reason of potential adverse effects on public mmerc aservices or to neighboring land uses, site Plan review and approval is required for any assuring proper pen-nit shall be issued nor use ro er accessibility, circulation, functional relationships of uses, and compatibility with adjoining and nearby development. No building P roved site plan. commenced within this development except in accordance with an app As previously stated the proposed site plan is situated in the rapidly developing commercial node surrounding the intersection of U.S. Highway 169 and E. 96'` St. N., extending from N. Garnett Rd. in the west to N. 129'' E. Ave. in the east. The proposed development consists of (5) independent structures within the Smith Farm Marketplace. The largest of said structures will contain 453,174ft2 and house the primary retailers anchored by a Super Target. The other four commercial structures planned in this site plan will be located among the twelve pads sites along the southern side of N. 121' E. Ave. The remainder of the pad sites will be reviewed for site compatibility as they are developed. All structures are proposed to -front N. -121" E. Ave. Primary access to each commercial space will be derived from said street as well. N. 121" St. N. is proposed as the spine of this development providing direct access from E. 96'' St. N. to N. Garnett Road. Smith Farm Marketplace will also be provided with several secondary direct access points to N. Garnett Rd. North Garnett Road is currently in the process of being widened. The widening will result in a five lane roadway with flanking sidewalks to serve the proposed development in Smith Farm Marketplace. The proposed site development is part of a larger commercial shopping complex envisioned by the developers. Concurrent with this proposed site plan review the applicant has also submitted for review a final plat within which this property resides. It consists of fifteen lots on two (2) blocks. The site plan review is subject to the review and approval of the final plat. Drainage details are being reviewed for the overall development of Smith Farm Marketplace. The plan is to provide detention in multiple locations throughout the development. The reserve areas shown on the site plan are designated for detention. The site will be served sewer and water by the City of Owasso TECHNICAL ADVISORY COMMITTEE The Technical Advisory Committee reviewed the Smith Farm Marketplace Site Plan at the July 28, 2004 regular meeting. 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: 1. Community Development — Reduce the entrance lane count on N. 121' E. Ave. from two to one, essentially eliminate the stripe. 2. Community Development — Provide an even distribution of Handicap parking stalls throughout the northern development parking lot. 3. Community Develompent — Phase out the middle turn lane as N. 121' E. Ave. transitions to the existing roadway north of the subject property. 4. Community Development — Provide access details to the parking stalls along the eastern side of the proposed development on Lot 8 of Block 2. 5. Public Works — Provide an as -built survey of detention ponds to ensure the ponds capacity corresponds to original design capacity. RECOMMENDATION Staff recommends approval of the Smith Farm Marketplace site plan subject to the successful execution of the TAC comments. ATTACHMENTS 1. General Area Map 2. Smith Farm Marketplace Site Plan application 3. Smith Farm Marketplace Site Plan CITY OF OWASSO P.O. BOX 180 0 WASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272.4997 SITE PLAN APPLICATION TYPE OF DEVELOPMENT Frontage ® Retail/Commercial ❑ ❑ Office ❑ ❑ Industrial ❑ Multi- Family Residential Planned Unit Development Other NAME OF DEVELOPMENT Smith Farm Marketplace LEGAL DESCRIPTION AND ADDRESS OF SITE Please see attached DEVELOPER Hunt Properties Inc. ENGINEER/ARCHITECT Khoury Engineedng ADDRESS 8235 Douglas Ave Dallas TX 75225 D ADDRESS 1435 E. 41st St. Tulsa. OK 74105 PHONE (214) 360.9600 FAX 214-706 -3251 PHONE 918.712.8768 FAX 918.712.1069 LOT Frontage Average Depth Lot Area Is this lot irregular or a INFORMATION Varies feet Varies feet Varies sq.fr. flag lot? ID Yes ❑ No BUILDING Front Rear Sides (if comer lot, from center of street) SETBACK (from center of street) 110 feet feet feet feet SITE Total Floor Area I Total Standar Handicap Access. Loading Berths No. of Signs Total Sign INFORMATION (non - residential) Parking I Parking I Area See anaehad sq.ft. See attached I See attached sq.ft. RESIDENTIAL No. of Single - Family No. of Duplex Dwellings I Multi-Famil Dwellin s To 1 Livability INFORMATION Dwellings Space IBRMUnils 2 +BRMUnits sq.ft Please submit the completed application form and $25 application fee, along with the completed Site Plan 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 Site Plans are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Site Plan will be reviewed. The applicant and /or the applicant's consultant should attend both the Technical Advisory Committee and Planning Comn;issign mee*Wrat Which the Site Plan will be reviewed. APPLICANT SIGNA DATE TAC MEETING DATE OPC MEETING DATE SUBMITTAL DATE ZONING DISTRICT FEE RECEIPT NUMBER APPROVED DENIED Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 ww.cityofowasso.com Eo V Site Plan Smith Farm Marketplace SE of E. 96th St. N. and N. 129th E. Ave. N W-� E S MY 14 2O ... — ._ ..... i �� ✓ IL jl - - - -- T•" - -- -- ------- - -- - - -_- -- 6 1 y \ �m tIl 11 i.l \ r y \ 16'0 i 4� R f� gI;g co list" aaeee s= Rij, g 11,01 a °� �a�° i�`• V@ d 6� � i ► N x N., O � r Eg§ E"§f s° s I g 6 +1 94 •=- ARM MARKETPLACE p,,�,p°�pp,pl i HUNT PROPERTIES, INC. °•^" '° OVERALL SITE PLAN , «•�.•.• ,..e.'°'. „.. i� tfs rja L Eg§ _e IIfiII�CII��I��ll� I�I�I��1p[p� IW�IIIII�II�I��Ij 1pel1peLLl1pe�1p� 'I'jIIIIIp��III�II�IW�I��1��. �IIIIIIIIIIOIIIIIIIIII�OI�IEIIOIWIIOOW IIIIIIIIIIIIWIIIIIIIGIIIIIII�IW011111� N x N., O � r Eg§ E"§f s° s I g 6 +1 94 •=- ARM MARKETPLACE p,,�,p°�pp,pl i HUNT PROPERTIES, INC. °•^" '° OVERALL SITE PLAN , «•�.•.• ,..e.'°'. „.. i� tfs rja L Eg§ _e BUIDLING BLDG. AREA S.F. LAND AREA SF LAND AREA ACRES PRK. REQ'D PRK PROV: HOBBY LOBBY 65,000 716,442 16.45 325 PETSMART 19,107 9fi RETAIL 16,890 133 BELK 73,777 369 RESERVE B 46,833 1.08 TOTAL 174,774 763,275 17.52 922 968 TARGET 174,500 537,822 12.35 873 968 TOTAL 174,500 537,822 12.35 873 968 LINENS -N -THING 28,000 454,072 10.42 140 OLD NAVY 14,800 74 TJMAXX 32,000 160 PIER 1 10,800 54 WORLD MARKET 18,300 92 TOTAL 103,900 454,072 10.42 520 584 PAD 1 59,363 1.36 RESERVE C 56,469 1.30 PAD 3 60,539 1.39 PAD 4 69,375 1.59 PAD 5 89,500 2.05 PAD 6 57,351 1.32 PAD 7 9,600 68,655 1.58 48 108 PAD 8 6,300 35,347 0.81 32 50 RESERVE A 49,117 1.13 PAD 10 6,000 35,691 0.82 30 59 PAD 11 49,800 1.14 PAD 12 42,222 0.97 PAD 13 28,580 152,687 3.51 143 205 PAD 14 50,967 1.17 S. GARNETT RD. 61,613 1.41 BETTY SMITH 132,439 3.04 TOTAL 50,480 1,071,135 25 253 422 TOTAL 503,654 2,826,304 64.88 2,567 2,942 CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT SONIC DRIVE -IN SITE PLAN STAFF REPORT The City of Owasso has received a request from Sonic Restaurant, Inc., applicant/owner, for the review and approval of a site plan. The applicant is proposing the development of a 1,526 ft2 Sonic Drive -In restaurant with 29 park and order spaces on 1.05 acres of property located in the developing Garrett Creek Commercial center. HEARING DATE: Planning Commission, August 9, 2004 LOCATION The subject property is located at 13314 E. 116'h St. N. A map is attached for your review. EXISTING LAND USE Vacant SURROUNDING LAND USE North: Vacant South: Vacant East: Vacant West: Vacant PRESENT ZONING OPUD 02 -02 Garrett Creek - CS (Commercial Shopping District) The site is situated within the Garrett Creek Planned Unit Development OPUD 02 -02 and surrounded by property outlined by said PUD as CS (Commercial Shopping District) to the -" south, east an west.- The property-to- a north-is zone AG - (Agricultural District) in Tulsa--- - County. ZONING HISTORY Pebruary, 2004 - Garrett Creek Center addition was accepted by the Owasso City Council. Said addition established the subject lot. Present - The Owasso Board of Adjustment the subject property owner a Special Exception to allow a Drive -In restaurant on property zoned CS (Commercial Shopping District). The review of this site plan is subject to the Board of Adjustment approval and any conditions of the approval. DEVELOPMENT PROCESS: 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 shall be accompanied by a fee and a full set of the required drawings which include 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 standards. 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 shall make any and all prescribed changes and submit 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. 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 Sonic Restaurants, Inc. is in anticipation of the development of a prototypical_ Sonic._ drive-in restaurant._ The property is currently zoned CS as outlined by the Garrett Creek PUD. The PUD does not specifically address uses allowed within its zoning districts. As such, determinations of appropriate use of the land fall back on the zoning code. The Owasso Zoning Code allows Use Unit #18 Drive -In restaurants on property zoned CS by Special Exception as granted by the Board of Adjustment. Board of Adjustment approval has been granted. By reason of potential adverse effects on public services or to neighboring land uses, site plan review and approval is required for any commercial developments for the purposes of assuring proper accessibility, circulation, functional relationships of uses, and compatibility with adjoining and nearby development. No building permit shall be issued nor use commenced within this development except in accordance with an approved site plan. The applicant is proposing to construct one (1) 1,526 ft= building to serve 29 park and order spaces and a wrap around drive through lane. The site plan is contained within 1.05 acres of property. The site will be accessible from the arterial to the north, E. 116 s St. N. by only one entryway. This entry way is situated inside a 30' Mutual Access Easement that was establish during the Garrett Creek Center platting process as a means to manage traffic conflict on the arterial. The property is also proposing to be accessible from the south to future development that is currently planned for a commercial shopping center. The Garrett Creek development has established a local detention and drainage plan that incorporates the subject property however before any building permit may be issued those plans must be reviewed for site compatibility and approved by the Public Works department. The subject property proposes a sidewalk along the arterial and a pole sign, both of which are located within the utility easement. The property will be served sewer by the City of Owasso and water by Washington County Rural Water District #3. TECHNICAL ADVISORY COMMITTEE The Technical Advisory Committee reviewed the Sonic Site Plan at the July 28, 2004 regular meeting. 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: 1. Community Development —Place the sidewalk along E. 116th St. N. one foot inside the R -O -W. 2. Community Development— Eliminate the existing unused drive directed at the property from the arterial. 3. Public Works — Ensure that the drainage plans for the Sonic Site are consistent with the overall drainage plan for the Garrett Creek development. 4. Oklahoma Natural Gas — Move the gas meter to the front of the building. RECOMMENDATION Staff recommends approval of the Sonic Drive -In site plan subject to the successful execution of the TAC comments. ATTACHMENTS _1_ . General Area Maw 2. Sonic Site Plan Application 3. Sonic Site Plan. 1 ,- Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www. cityofowasso. com Subject Property Site Plan Sonic Drive -In 13314 E. 116th St. N. J 1'ts. soda 4 4 N CITY OF OWASSO �mam� P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 TYPE OF DEVELOPMEN ® Retail /Commercial F-11 Office ❑ Industrial NAME OP LEGAL DI OF SITE PLAN APPLICATION ❑ Multi- Family Residential ❑ Planned Unit Development ❑ Other INFORMATION r,,, i,o� Area is this of trregtt ar or a feet % A / 7) flag lot? BUILDING feet 7624 9.fl. , yes ❑ No Front en't, e�hy 1;, Rear Sides If corner lot, from center of street SETBACK (from eentef- e€.st�,t) ( ,l ) O feet d feet V feet SITE Total Floor Area Total Standard Handicap ccess. Loading Berths No, of Si feet INFORMATION (non- residential) Parking Parking g ins Total Si n �S9 L so. ft. 3S g I-mc:n Area V0f /3- (- v: %�j 10 X sq.ft RESIDENTIAL No. of Single- Family No. of Duplex Dwellings L Multi -Fa mil Dwellin s Tot I Livability INFORm1ATION Dwellings III &VI Units ? +gam Units Space sq.ft. Please submit the completed application forin and S25 application fee, along with the completed Site Plan Checklist and all requirements thereof, to the Owasso City Planner on or before the Plarming Commission submittal deadline as shown on the official City of Owasso calendar. All Site Plans are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Site Plan 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 Site Plan will be reviewed. •••a• >d rwa KV1.43118 . w �sr �ww� wvw.w „ev r NI S3IVISOSSV ��B 1O'O��w 9NIM33NIJN3 p kR ifpsi y W E�!! 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I% I i i Q I iB €€p Cq �I�� PIN @y t jjf II � i �mal �a RESIDENTIAL BUILDING PERMITS (NEW CONSTRUCTION COUNTS) ^^nnth 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 uary 7 6 6 6 9 12 16 45 29 21 20 23 64 54 30 retrua�y 4 x 10 . II 71 i0 9:. : t6 35, 33'1 26; 44 March 14 5 12 12 15 28 30 34 34 51 24 48 51 38 75 AprY 9 .. 3. 12 :,i 17 78;; :18 ._.. 39 -' 26 ii 4fl :.,- .36 X63 ..... May 9 10 9 8 13 8 24 27 26 39 42 -26 38 29 31 July 4 9 10 10 13 13 28 28 29 27 33 37 44 32 34 30.:i . $2 33 38 37 33 . September 10 14 - 14 12 12 20 21 24 31 29 29 29 30 52 , November 1 8 19 13 15 20 13 14= -26 14:::. 18 24 26 35 Totals 90 99 142 133 162 208 293 333 401 362 377 406 524 Year to Date 52 52 72 82 101 102 192 220 244 237 236 262 369 262 320 X80 July Year to Date Count X85.......................... ............. .................. E x190.. .. .-._--- .. .... ....... .... .. .. ...... ... . ...... . ... ...... m c95 ............ .... .. ..... ... .. ...... ..._...-..__.. ..........._......._....._...,. ........ m 9 0 1990 1992 1994 1996 1998 2000 2002 2004 July Year to Date Dollars .5 $37,000,000 c $27,750,000------------------------------------------- --------------------------------------------------- . p r we $18,500,000 --------------------------- --------------------- --- --- ---- --'-- ---- ----- --- -----' c°v ° $9,250,000 -- --- ...----------- - - - - -- - - - -- --- ---- --- --------------------- ----.- -- -...._ 3 z" $0 1990 1992 1994 1996 1998 2000 2002 2004 New Construction Dollars Totals for Each Year E $52,500,000 c a $39,375,000 $26,250,000 ---••--------------------------- 0 ° $13,125,000 ----- - - - - -- .................................. ............................... $0 1990 1992 1994 1996 1998 2000 2002 2004 a TOTALS 13 483 J 12 13 20 : 2 6 66 26 52 27 23 12 16 Year to Date 7 4 5 7 8 13 11 10 5-7-1-4-26 17 10 6 16 Includes Churches, Schools, and Government Facilities o 60 U 42 Lo 45 COMMERCIAL Building Permits (New Construction Counts) 130 E ' E I .,)nth 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 „dnuary 2 2 0 0 1 1 0 0 5 2 3 0 0 0 rpar y . . it ::: .: " - .:.::: T;: March 0, 0 2 1 o 0 5 2' 0*::::*:;; tot it :4.;: ... . 1 it. to May 1 1 2 2 3* 0 4 . . . 0 2 4 1 1 dune 2 D .:t:i:i i7 2 .. ...... .. ..... July 1 0 1 0 0 5 1 1 1 2 -7o::::l*::�:.;:O::t 0 m*: zj' September 1 0 1 1 0 0 2 -2 2 0 2 2' '2' 2; November 2 0 0 0 5 6 5 TOTALS 13 483 J 12 13 20 : 2 6 66 26 52 27 23 12 16 Year to Date 7 4 5 7 8 13 11 10 5-7-1-4-26 17 10 6 16 Includes Churches, Schools, and Government Facilities o 60 U 42 Lo 45 E 130 E ' E I 0 " a) CL 0 OVALIJ r- C 2 $20,0001 000 . $15,000,000 U) A $10,000,000 r- 0 U 0 0 $5,000,000 $0 CD z 1990 -0 ca$28,500000 $19,000:000 $9,500,000 $0 Year July to:Da:te:Co7unjt � ------------------ --- --------- -- 1992 1994 1996 1998 2000 2002 2004 July Year to Date Dollars -- - - ---- -- 1991 1994 1996 1998 2000 2002 2004 New Construction Dollars Totals for Each Year I ....... ........... z 1990 1992 1994 1996 1998 2000 2002 2004 PERMITS APPLIED FOR IN JULY 2004 ADDRESS BUILDER ADD /ZONE VALUE A.S.F. PERMIT # DATE 9803 E 90 Ct No American Heartland FW/RS -3 89,6281 2134 04- 0701 -X 7/1/2004 12008 E 114 PI No Chumley & Associates RP/RS -3 77,826 1853 04- 0702 -X 7/1/2004 9800 E 97 PI No Strategic Builders HC /RS -3 82,530 1965 04- 0703 -X 7/1/2004 8703 Owasso Exp #P Buck Construction WalMart/CS 10,000 1620 04- 0704 -C 7/2/2004 10315 N 139 E Ave Capital Homes WC /RS -3 75,600 - 1800 04- 0705 -X 7/6/2004 10319 N 139 E Ave Capital Homes WC/RS -3 : 75,600 1800 04- 0706 -X 7/6/2004 10323 N 139 E Ave Capital Homes WC/RS -3 75,600 1800 04- 0707 -X 7/6/2004 10327 N 139 E Ave Capital Homes WC/RS -3 75,600 1800 04- 0708 -X 7/6/2004 9403 N 105 E Ave Simmons Homes FW/RS -3 160,230 3815 04- 0709 -X 7/6/2004 15406 E 90 St No Simmons Homes PL/RS -3 115,500 2750 04- 0710 -X 7/6/2004 103 E 2nd Ave CNF Signs OT.CS 5,000 38 04- 0711 -S 7/8/2004 11712 N 117 E Ave Jamco Builders BFC/RS -3 82,278 1959 04- 0712 -X 7/12/2004 111 W 10 St No Jon Sinex SE/RS -3 14,000 399 04- 0713 -X 7/12/2004 12005 E 115 PI No Chumley & Associates RP/RS -3 77,364 1842 04- 0714 -X 7/12/2004 10201 N 114 E Ave PMC Homes SGP/RS -3 106,260 2530 04- 0715 -X 7/12/2004 11296 N 120 E Ave Chumley & Associates RP/RS -3 75,558 1799 04- 0716 -X 7/15/2004 11402 N 120 E Ave Chumley & Associates RP/RS -3 75,558 7859 04- 0717 -X 7/15/2004 12003 E 114 PI No Chumley & Associates RP/RS -3 79,506 1893 04- 0718 -X 7/15/2004 12013 E 115 PI No Chumley & Associates RP/RS -3 75,306 1793 04- 0719 -X 7/15/2004 8928 N 115 E Ave Simmons Homes PL/RS -3 95,508 2274 04- 0720 -X 7/15/2004 9308 N 101 E Ave Green Homes FW/RS -3 2,500 140 .04- 0721 -X 7/15/2004 11610 E 100 St No Landmark Homes BRE/RS -3 129,948 3094 04- 0722 -X 7/19/2004 9911 N 118 E Ave Landmark Homes BRE/RS -3 96,936 2308 04- 0723 -X 7/19/2004 9817 E 92 PI No Dorsey, Inc FW/RS -3 124,404 2962 04- 0724 -X 7/20/2004 304 -D E. 5th Ave Kurtis Properties OIP /IL 30,000 6250 04- 0725 -C 7/21/2004 12023 E 85 PI No Fiesta Pools TL /RS -3 5,000 25 04- 0726 -P 7/21/2004 11511 N 132 E Ave Robert's Homes GC/RS -3 99,330 2365 04- 0727 -X 7/21/2004 11406 N 131 E Ave Robert's Homes GC/RS -3 92,400 2200 04- 0728 -X 7/21/2004 13802 E 91 St No Robert's Homes NE/RS -3 178,500 4250 04- 0729 -X 7/21/2004 12014 E 114 St No Chumley & Associates RP/RS -3 75,306 1793 04- 0730 -X 7/23/2004 8703 Owasso Exp #O Buck Construction WalMt/CS 8,500 1620 04- 0731 -C 7/23/2004 8920 N 155 E Ave Simmons Homes PL/RS -3 82,026 1953 04- 0732 -X 7/23/2004 8923 N 154 E Ave Simmons Homes PL/RS -3 94,000 2750 04- 0733 -X 7/23/2004 9407 N 105 E Ave Simmons Homes FW/RS -3 143,850 3425 04- 0734 -X 7/23/2004 9300 N 98 E Ct Simmons Homes FW /RS -3 146,664 3492 04- 0735 -X 7/23/2004 10309 N 144 E Ave Simmons Homes CC/RS -3 146,664 3492 04- 0736 -X 7,123/2004 11514 E 102 St No Simmons Homes SGP /RS -3 115,500 2750 04- 0737 -X 7/23/2004 9200 N 130 E Ct Wilson (homeowner) CP/RS -3 3,000 303 04- 0738 -X 7/28/2004 12801 -03 E Azalea Baptist Retirement BapRetCtr 218,400 3360 04- 0739 -X 7/28/2004 12011 E 115 St No Chumley & Associates RP/RS -3 77,280 1840 04- 0740 -X 7/28/2004 11404 N 120 E Ave Chumley & Associates RP/RS -3 77,826 1853 04- 0741 -X 7/30/2004 11419 N 132 E Ave IDouble B Homes GC/RS -3 87,150 2075 1 04- 0742 -X 7/30/2004 34 Single Family 3,481,636.00 81628 Sq Ft 2 Residential- Additions 16,500.00 539 Sq Ft 1 Residential - Remodel 3,000.00 303 Sq Ft 3 Commercial- Remodel 48,500.00 9,490 Sq Ft 1 Pools 5,000.00 25 Sq Ft 1 Sign 5,000.00 38 Sq Ft 42 Building Permits 3,559,636.00 92,023 Sq Ft BUILDING INSPECTIONS DEPARTMENT REPORT FOR JULY 2004 181 Mechanical Total Fees Building Permits Issued 56 10,018.60 Economic Development 49 6,933.00 Mechanical Permits Issued 57 4,130.00 Electrical Permits Issued 59 - .- 4,225.00 Plumbing Permits Issued 64 4,290.00 Recreation Development 43 6,450.00 Sign Permits Issued 1 20.00 Reinspection Fees 0 0.00 Sewer Taps 49 20,800.00 Water Taps 20 10,000.00 Water Meter Deposits 20 1.000.00 TOTAL PERMITS 418 $67,866.60 NUMBER OF INSPECTIONS FOR THE MONTH Building 181 Mechanical 106 Electrical 175 Plumbing 232 Reinspection 60 Other 0 TOTAL INSPECTIONS 754 CITY OF OWASSO RESIDENTIAL LOT INVENTORY STATUS July 31, 2004 SUBDIVISION # OF LOTS Bailey Ranch Est (2/95) 118 Bailey Ranch Est II (6/99) 133 Barrington Point 111 (8/96) 32 Bradfords at Silver Creek (2/98) 83 Brentwood Village (6/99) 64 Broadmore Heights (10/92) 32 Brookfield Crossing (11/02) 134 Camden Park II (11/00) 42- Central Park 11 (7/97) 96 Coffee Creek (04101) 101 Country Estates II (6/97) 193 Country Estates III (3/99) 61 Country Estates IV (4100) 158 Country Estates V (01102) 187 Country Estates VI (11/03) 37 Double Oaks II (8/92) 22 Double Oaks III (8/93) 63 Fairways at Bailey Ranch (8/95) 80 Fairways II (1/97) 84 Fairways III Extended (6199) 104 1 Fairways IV (5/98) 69 Fairways IV Extended (6/99) 22 Fairways V (8199) 71 Fairways VI (12/00) 42 Garrett Creek (9/2003) 84 Honey Creek (4/02) 202 Metro Heights (11/01) 52 Metro Heights II (6/02) 42 New Brunswick (07/03) 42 Nottingham Estates II (3/97) 15 Nottingham Estates III (9/99) 23 Nottingham Estates IV (8/01) 20 Nottingham Estates V (3/01) 44 Preston Lakes (12/00) 272 Preston Lakes II (12/01) 120 Preston Lakes Amended (12/01) 30 Remington Park (12/03) 57 Sawgrass Park (01102) 178 The Summit at Southern Links (6/97) 31 The Village at Silver Creek (09/02) 62 Watercolors (12/02) 40 The Willows at Silver Creek (1/00) 84 TOTALS 3426 # DEVELOPED 117 133 30 69 60 28" 118 41 92 61 191 58 158 170 12 21 62 79 81 34 69 21 29 27 45 182 44 25 42 12 15 7 28 234 105 30 40 139 26 13 15 84 2847 # AVAILABLE 1 0 2 14 4 4 16 1 4 40 2 3 0 17 25 1 1 1 3 70 0 1 42 15 39 20 8 17 0 3 8 13 16 38 15 0 17 39 5 49 25 0 579 The Willows at Silver Creek (1/(x Watercolors (12/0: The Village at Silver Creek (09/0: The Summit at Southern Links (6/91 Sawgrass Park (01/0: Remington Park (1210. Preston Lakes Amended (12101 Preston Lakes II (12/01 Preston Lakes (1210( Nottingham Estates V (3101 Nottingham Estates IV (B /o1 Nottingham Estates III (9199 Nottingham Estates II (3/97 New Brunswick (07/03 Metm Heights II (5102 Metro Heights (11101 Honey Creek (4/02 Garrett Creek (9/2003 Fairways VI (12/00, Fairways V (8/99', Fairways IV Extended (6199; Fairways IV (5198; Fairways III Extended (6199; Fairways II (1/97, Fairways at Bailey Ranch (8195) Double Oaks III (8193) Double Oaks II (8192) Country Estates VI (11103) Country Estates V (01/02) Country Estates IV (4100) Country Estates III (3199) Country Estates II (6/97) Coffee Creek (04/01) Central Park II (7/97) Camden Park II (11100) Brookfield Crossing (11/02) Broadmore Heights (10192) Brentwood Village (6/99) Bradtords at Silver Creek (2198) Barrington Point III (856) Bailey Ranch Est II (659) Bailey Ranch Est (2/95) J CITY OF OWASSO 0 50 100 150 200 250 300 ❑Total Lots ■Lots Developed OCCUPANCY PERMITS ' "kME ADDRESS STATUS APPLICATION OPENING COMPLETE DATE DATE JANUARY 2004 Eggbert's Restaurant 14002 E 116 St No New 1/5/2004 1/18/2004 Yes Seams Good, Inc. 9100 N Garnett Rd, Suite G New 1/5/2004 1/24/2004 Yes Koo1 Rides Customs 110 South Main New 1/15/2004 2/2/2004 Yes The Home Depot 9450 No 129 Eave - New - 1/6/2004 1/7/2004 Yes Pharmacy Providers, Inc 104 E 2nd Ave, Suite B New 1/23/2004 2/1/2004 Yes Wild Hairs Smoke Lodge 300 West 2nd Ave New 2/2/2004 3/1/2004 No Kwik Nick's Store 9600 No Garnett New Owner 1/26/2004 1/26/2004 Yes FEBRUARY Paradise Video 11215 No Garnett Rd, #A New 2/6/2004 2/8/2004 No Beacon Title Co 12811 E 86 PI No, #103 New 2/10/2004 2/16/2004 Yes Oklahoma National Bank 12502 E 96 St No New 2/11/2004 2/17/2004 Yes Greg Alderson Automotive 308 E 5th Ave, #E New 2/13/2004 2/27/2004 No Commercial Power 208 E 5th, Suite I New 2/24/2004 3/1/2004 Yes Countrywide Home Loans 12811 E 86 PI No, #101 New 2/25/2004 3/22/2004 Yes 1RCH Help U Auctions 7720 Owasso Exp, #102 New 3/1/2004 3/6/2004 Yes Hospice of Owasso 8502 -B No 128 E Ave New 3/9/2004 3/25/2004 Yes Fitness 24 -7 Owasso 8243 Owasso Exp New 3/15/2004 4/20/2004 Yes George Blair Used Car Lot 7901 Owasso Exp New 3/22/2004 4/1/2004 Yes Bickel Appraisal Co 202 So Cedar, Suite B New 3/31/2004 4/1/2004 Yes APRIL McGraw Davisson Stewart 12315 E 86 St No New 4/6/2004 3/5/2004 Yes IGH Properties 8805 N 145 E Ave, #105 New 4/13/2004 4/13/2004 Yes Poolscapes, Inc 11330 No Garnett, #C /D New 4/19/2004 4/23/2004 Yes A -N -Z Signs 11302 E 116 St No Relocate 4/19/2004 4/26/2004 Yes Merritt's Bakery 12400 E 86 St No New 4/28/2004 4/28/2004 Yes Hidden Treasures 11501 N Garnett Rd New 4/29/2004 5/10/2004 No MAY Metro Tulsa Foot & Ankle, LLC 10229 E 96 St No New 5/21/2004 5/28/2004 Yes J H Racing The Rhythm Section 11220 E 112 St No 11215 N Garnett Rd, #D New 5/28/2004 5/28/2004 Yes Catfish Country 11604 E 76 St No New New 5/28/2004 6/1/2004 No 5/28/2004 7/1/2004 Yes "INE Grotto 11531 N Garnett Rd New 6/7/2004 6/14/2004 Yes Dragonflies & Ladybugs 12811 E 86 PI No New 6/9/2004 7/1/2004 No Suburban Office 11634 E 86 St No Owner Chg 6/25/2004 6/25/2004 Yes Poole Engineering & Acoustics 12806 E 86 PI No, #B New 6/23/2004 7/4/2004 No The Scrap Book Store 8751 N 117 E Ave, #1 New 6/29/2004 7/14/2004 Yes JULY Walgreens Drug Store 12802 E 96 St No Rent Readys Furniture World 209 E 2nd St, #4 ect Vision Customs 306 E 5th Ave Owasso Growth Management 10314 N 138 E Ave, #104 The Owasho Carwash 8905 N 145 E Ave Local Hospice, Inc 8426 -A No 123 E Ave CMC Chassis 410 E 2nd St Classic Cigars 8703 Owasso Exp, "O" Candy Bouquet 8703 Owasso Exp, "0" New 7/1512004 7/15/2004 Yes New 7/14/2004 7/14/2004 No New 7/15/2004 8/1/2004 No New 7/20/2004 7/26/2004 No New 7/22/2004 7/22/2004 No New 7/21/2004 7/19/2004 No New 7/27/2004 7/27/2004 No New 7130/2004 9/1/2004 No New 7/30/2004 8/27/2004 No