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HomeMy WebLinkAbout2004.10.11_Planning Commission AgendaOwasso Planning Commission rnC,-"%e OF r� Q O,R TV� 7 �, - G Sa ,'r \O OF THE SPP`i October 11, 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 October 11, 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 the north entrance to City Hall at 12:00 PM on October 5, 2004. Duane Cuthbertson, City Planner OWASSO PLANNING COMMISSION Monday, October 11, 2004 at 7:00 PM Old Central 109 N. Birch AGENDA Call to Order 2. Roll Call Approval of Minutes from the September 13, 2004 Regular Meeting. 4. OA 04 -07 — A request to annex approximately 9.274 acres of property located at the SE corner of E. 76"' St. N. and N. 129" E. Ave. OA 04 -08 — A request to annex approximately 30 acres of property located on the east side of the 11000 block of N. Garnett Rd; % mile south of E. 116th St. N.. 6. Preliminary Plat: The Reserve on Elm Creek — A request to review and approve a Preliminary Plat proposing 74 lots on two (2) blocks on approximately 20.00 acres located at the NW corner of E. 66`h St. N. and N. 129" E. Ave. 7. Preliminary Plat: Belmont Place — A request to review and approve preliminary plat proposing 93 lots on two (2) blocks on approximately 20.263 acres of property located at the intersection of E. 12 1St St. N. and N. 97`" E. Ave. 8. Final Plat: Owasso Medical Campus — A request to review and approve a final plat proposing 9 lots on six (6) blocks on approximately 66.4231 acres of property located 03 miles NW of the intersection of E. 96`h St. N. and N. 1291h E. Ave. 9. Final Plat: Renaissance Center — A request to review and approve a final plat proposing one (1) lot on one (1) block on approximately 3.264 acres of property located at the SE c. of E. 86"' St. N. and N. 137"' E. Ave. 10. Site Plan: Owasso Medical Campus — A request to review and approve a site plan proposing a 110,00oft2 hospital facility on 12.4249 acres of property located 0.3 miles NW of the intersection of E. 96'h St. N. and N. 1291h E. Ave. 11. Site Plan: Bailey Medical Center — A request to review and approve a site plan proposing a 75,141W hospital and an 18,213ft2 medical office building on 26.32 acres of property located at and south of 11010 E. 106t' St. N. 12. Report on Monthly Building Permit Activity. 13. Report on Planning Items Previously Forwarded to City Council. A. Rezoning — Remington Pond (2.25 acres) B. Final Plat (3) — Bailey Medical Center (1 lot. 1 block) — Remington Place II (84 lots, 5 blocks) —Honey Creek II (119 lots, 5 blocks) 14. Discussion of Development In and Near Owasso. 15. Adjournment. OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Monday, September 13, 2004 Owasso Old Central 109 North Birch, Owasso, Oklahoma MEMBERS PRESENT Ray Haynes Marilyn Hinkle Duane Coppick Kevin Vanover Dale Prevett MEMBERS ABSENT STAFF PRESENT Duane Cuthbertson Marsha Hensley Dan Salts Eric Wiles Rickey Hayes The agenda for the regular meeting was posted at the north entrance to City Hall on September 7, 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 AUGUST 9, 2004 REGULAR MEETING - The Commission reviewed the minutes of August 9, 2004 Regular Meeting, Marilyn Hinkle moved, seconded by Duane Coppick to approve the minutes. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Marilyn Hinkle — Yes Duane Coppick — Yes Dale Prevett - Recuse The motion carried 4 -0. 4. OZ 04 -11 — Request to rezone 2.25 acres of property located immediately south of Remington Place Addition near N. 1201h E. Ave. from AG to RS -3. Duane presented the request and described the property location. The request is part of a larger development being proposed for the area. Duane explained the development and rezoning process. During the development review process for the Remington Place 11 subdivision the subject property was identified as a detention pond and determined to be located outside the corporate limits. The developer has had the proposed detention pond area annexed. Staff published legal notice in the Owasso Reporter and letters of notification were mailed to property owners within a 300' radius. Staff has received no calls and recommends approval. If the zoning request is approved the land will be required to be included in a plat. Staff recommends approval to change the zoning designation from AG to RS -3. Ray Haynes moved to approve OZ 04 -11, seconded by Duane Coppick. A vote on the motion was recorded as follows: OWASSO PLANNING COMMISSION September 13, 2004 Page No. 2 Ray Haynes - Yes Kevin Vanover - Yes Marilyn Hinkle - Yes Duane Coppick —Yes Dale Prevett - Yes The motion carried 5 -0. 5. Preliminary Plat — A request for the review of the Owasso Medical Campus Preliminary Plat, 8 lots, 1 block, 66.42 acres located NW of E. 96th St. N. and N. 129'h E. Ave., N. of Owasso Market 11. Duane presented the item and described the property location. The property is zoned OPUD -04 -03 with an underlying zoning designation of OM (Office Medium District). The developer would like to divide the property into eight (8) lots on one (1) block. Lot five (5) consists of 16.16 acres and is proposed as the site for the hospital. Lot two (2) consists of 25.07 and is proposed as the site for the assisted living residential units. The remainder of the lots will be developed with associative medical offices. The main access into the Medical Campus will be from N. 129t" E. Ave. There will be three other points of ingress and egress provided; two (2) from the existing stub streets in Bailey Ranch Estates II and one (1) from the existing street in the Owasso Market II subdivision. The property will be subject to all payback fees including Storm Siren fees of $16.00 per acre. The PUD required that a 50' building line /landscape buffer be established adjacent to all residential district. Legal notice was sent to surrounding property owners and advertised in the Owasso Reporter. The Technical Advisory Committee reviewed the plat at their September 1, 2004 meeting. The following comments were provided: 1. Community Development — The following proposed private roads as established with mutual access easements should be converted into public right of way with widths consistent to the existing public roads with which they will connect: • The north/south segment in the extreme western portion of the property extending through Lot 1 that provides a connection between Owasso Market and N. 117th E. Ave. in Bailey Ranch Estates; • The north/south segment of roadway located near the center of the property dissecting Lot 2 and Lots 3 -5; • The entire segment of roadway starting in the eastern portion of the property between Lot 5 and Lot 7 extending north and turning due west and running along the northern side of Lots 2, 5, and 6 eventually connecting in the west to E. 100th St. N. in Bailey Ranch Estates. • The segment of roadway boated -- -the- southeast- seetlon- e€tke-property-betweerr Lot 3 and Lots 4 and 5; 2. Community Development — Establish appropriate utility easements along all public right of ways; 3. Community Development — Provide names for the streets as directed by the City Planner; OWASSO PLANNING COMMISSION September 13, 2004 Page No. 3 4. Community Development — Re- designate the lots and blocks in accordance with the new right of way lines; 5. Community Development — Create a `Reserve Area' around the existing pond in Lot 2; 6. Community Development — Provide details in the covenants outlining the ownership and maintenance of all detention and reserve areas and mutual access easements shown on the plat; 7. Community Development — Pay the Storm Siren fee of $16 per acre for the platted area; 8. ONG /AEP — Provide standard language in the covenants per ONG and AEP. Staff recommends approval of the Preliminary Plat subject to the execution of the Technical Advisory Committee conditions. The following are comments made by nearby property owners: James Prock — 11802 E 99 St No — Would like to see North 117 "' East Avenue remain a stubbed street. Concerns regarding the proposed barrier between his home and subject property. Mary Huff — 10109 N 124 E Ave — The wall surrounding the cooling tower needs to be taller than 20'. Would like to see a type of pine tree, rather than a Bradford Pear, to be used as a landscape buffer. Sara Price — 9925 N 120 E Ave — Has concerns regarding North 117th East Avenue being opened. A brief discussion was held regarding the connection between Owasso Market and N. 117" E. Ave in Bailey Ranch Estates. Ray Haynes moved to approve the Owasso Medical Campus Preliminary Plat subject to the execution of the Technical Advisory Committee and Staff conditions. The motion was seconded by Dale Prevett. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Marilyn Hinkle - Yes Duane Coppick — Yes Dale Prevett - Yes The motion carried 5 -0. 6. Final Plat — A request for the review of the Bailey Medical Center Final Plat proposing 1 lot in 1 block on 26.32 acres located south of the 11010 block of E. 106`' St. N. The Chair introduced the item and Duane Cuthbertson gave staff report. The property lies within an area planned by OPUD 01 -02, The Lakes at Bailey Ranch. The development process was explained. The Larkin Bailey Foundation is requesting the review and approval of the Bailey Medical Center final plat so they may eventually develop a hospital or medical center on the property. The plat shows a drainage easement to the north of the OWASSO PLANNING COMMISSION September 13, 2004 Page No. 4 site which will be filed separately and maintained by the Larkin Bailey Foundation. Letters were mailed to surrounding property owners and a legal advertisement was published in the Owasso Reporter. The Technical Advisory Committee reviewed the final plat at their September 1, 2004 and had the following comments: 1. Community Development — Change the Mutual Access Easement proposed for a private road on the eastern side of the property to a public road by establishing a 50' Right of Way in its place. The Right of Way width should expand by 13' within 100' of the intersection of East 106`i' Street North to accommodate an additional turn lane; 2. Community Development — Establish a 17.5' utility easement along the western side of the newly created public right of way, 1 Community Development — Name the proposed roadway on the eastern side of the plat North 110th East Avenue; 4. Community Development — Show book and page numbers with all easements or R/W established by separate instrument shown outside the proposed platted area; 5. Community Development — Pay the Storm Siren fee of $16 per acre before final plat is released from the City; 6. Community Development — Pay Washington County Rural Water District #3 $50 per water tap established in the development. There was discussion regarding utility easements and collector roads. Mr. Justin Cook with Cook & Associates stated that this project will be done in phases. In regards to the utility easements running through the site, they have experimented with building placement and there will be no problems. Also, Mr. Cook assured the Commissioners that the proposed private road will be a public roadway with a 50' right -of -way width so that the City is able to maintain. Ray Haynes moved to approve the Final Plat subject to the above Staff and TAC comments. The motion was seconded by Marilyn Hinkle. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Marilyn Hinkle — Yes Duane Coppick — Yes Dale Prevett - Yes The motion carried 5 -0. 7. Final Plat — A request for the review of the Remington Place II Final Plat proposing 84 lots and 1 reserve area in 5 blocks on 20.98 acres located south of Remington Place on N. 120" E. Ave. The Chair introduced the case and Duane presented the item. Kellogg Engineering is requesting a review and approval of the Remington Place II final plat consisting of 84 lots and one (1) reserve area, in five (5) blocks on 20.98 acres. The property is zoned RS -3 OWASSO PLANNING COMMISSION September 13, 2004 Page No. 5 (Residential Single Family). The plat shows access coming from the north through existing Remington Place and from the east through Fox Meadows on E. 111`x' St, N. The improvement to E. 111`h St. N. will coincide with road construction in Remington 11. The County will be inserting a traffic circle to provide traffic calming measures on E. 111`h St. N. at the intersection with N. 125`h E. Ave. Letters were mailed to surrounding property owners and legal advertisement was published. Staff recommends approval. The Final Plat was reviewed at the regularly scheduled Owasso Technical Advisory Committee on September 1, 2004. The following comments were provided: 1. Fire Marshall — Ensure that temporary emergency vehicle turn- arounds are inserted at the southern terminuses E. 118`h, 119`h, and 120`h E. Avenues; 2. Community Development — Establish 10' Utility Easement by separate instrument on the southern side of Remington Place II to create a total of 17.5 U/E along the southern boundary. 3. Community Development — Provide details in the covenants addressing the ownership and maintenance of all detention and reserve areas within the plat; 4. Community Development — Study and consider the application of traffic calming devices on E. 111`h St. N. at the connection with the Fox Meadows addition and insert if deemed necessary; 5. Community Development — Pay the Storm Siren Fee, $16 per acre; 6. Community Development — Show individual lot addresses on the plat as provided by the City Planner; 7. Washington County Water #3 — Provide standard language in the covenants; 8. Cox/AEP — Provide additional easements as directed. Ms. Karen Rose, a nearby property owner, stated that she was grateful that the number of homes has been cut down. She also discussed the need for a speed bump or some type of traffic canning device on East 111 th Street North. Joe Nurre with Public Works Department explained the process of requesting speed bumps and stated that Public Works will give the developer guidance in this process. Ray Haynes moved to approve the Remington Place H Final Plat subject to the above Staff and TAC comments. Also subject to the following change in Item #4: 4. Establish a speed bump design and install, within the city limits of Owasso, on E. 111`h St. N. unless a better traffic calming device is agreed upon, in order to reduce speeding in the area. Kevin Hanover seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Duane Coppick —Yes Marilyn Hinkle —Yes Dale Prevett - Yes The motion carried 5 -0. OWASSO PLANNING COMMISSION September 13, 2004 Page No. 6 8. Final Plat — A request for the review of the Honey Creek If at Bailey Ranch Final Plat proposing 119 lots in 5 blocks on 37.02 acres located NE of E. 96`h St. N. and N. Mingo Rd. Duane presented the item and described the property location. The Chair introduced the case and Duane presented the item. He described the surrounding land use and zoning. Battle Creek Land Development is requesting the review and approval of Honey Creek lI Final Plat so they may develop the property as a residential subdivision. The property is zoned RS- 3 /OPUD 01 -02 for residential development. The Technical Advisory Committee reviewed the final plat at their September 1, 2004 meeting. The following comments were provided: 1. Community Development — Show the book and page members in which the 11' utility easement located on the northern side of the north boundary of the plat were recorded; 2. Community Development — Provide a standard signature block on the final plat for the City of Owasso to provide verification; 3. Community Development — Change the rear setback requirement stated in section 2.3.C. of the covenants to 25' as required by OPUD 01 -02; 4. Community Development — Provide a 5' landscaped easement/buffer on the southern boundary of Lot 4 -11 in Block 1 to provide screening between Honey Creek If and Kelly Ann addition to the south; 5. Community Development — Establish a provision in the covenants outlining the maintenance of the 5' landscape easement in Lots 4 -11 in Block 1 by the owner of said lot(s) and clarify that the developer will be responsible for establishing the initial landscaping in the easement to provide a screening between Honey Creek 11 and Kelly Ann addition to the south; 6. Community Development — Pay Storm Siren fee of $16 /acre for Honey Creek H before filing the Final Plat with the county; 7. Community Development — Pay Washington County Rural Water District #3 $50.00 per water tap in Honey Creek U; 8. Community Development — Establish lot addresses on the plat as directed by the City Planner; 9. Fire Marshal — Ensure that Fire Hydrant locations are coordinated with the Fire Marshal; 10. Public Works — Establish a 15' drainage easement along the entire eastern boundary of Honey Creek 11; 11. Cox/AEP — Establish addition utility easements as instructed by the utility companies. Staff recommends approval of Honey Creek 11 final plat subject to the above recommendations. Discussion was held regarding a 5' landscaped easement/buffer on the southern boundary of Lots 4 -11 in Block 1. After brief discussion, Commission Vanover suggested the possibility of a fence being placed on this southern boundary in lieu of a 5' landscaped buffer which would require regular maintaining. Ray Haynes moved to approve the final plat subject to the above Staff and TAC recommendations. Also subject to Items #4 and #5 being stricken and replaced with the OWASSO PLANNING COMMISSION September 13, 2004 Page No. 7 following language: • Erect an 8' privacy fence on the southern boundary of Lots 4 -11 in Block 1 to provide screening between Honey Creek H and Kelly Ann addition. Marilyn Hinkle seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Duane Coppick — Yes Marilyn Hinkle — Yes Dale Prevett - Yes The motion carried 5 -0. 9. OUSP 04 -01— A request for the review of a Unified Sign Plan proposed for the Smith Farm Marketplace shopping center located SE of N. Garnett Rd and E. 96" St. N. adjacent to U.S. Hwy 169. The Chair introduced the case and Duane gave staff review. Surrounding land use and zoning was described. The Unified Sign Plan proposes a total of 16 signs situated throughout the shopping center. The signs include the following: Three (3) double faced monument signs 35' in height and 11' wide with 385 sq ft of display area. The signs are proposed to provide the prominent tenant display along the major abutting traffic ways of E. 96th St. N., N. Garnett Rd., and U.S. Hwy 169. The signs will be constructed with steel columns, a concrete base and stone veneer matching the architectural character of the primary structures in the site. Five (5) double faced monument signs —10' in height and 15' wide with 150 sq ft of display area. The signs will be placed along N. 12151 E. Ave. at points directly correlated with the five proposed multi- tenant retail buildings within the site. The architectural quality of the sign will match that of the proposed buildings. Eight (8) double faced monument signs — 5' in height and 10' wide with 50 sq ft of display area. The signs will be placed along N. 121" E. Ave. at points correlated with restaurant and bank pad sites within the development. Again, the architectural quality of the proposed signs will match that of the theme proposed throughout the Smith Farm Marketplace. The total square footage of signage requested in the unified sign permit is 2,086 sq ft. The Smith Farm Marketplace possesses more than 3,500 ft of frontage with N. Garnett Rd and N. 121St E. Ave. The applicant is requesting three (3) of the signs proposed to be 35' in height. The remaining 13 signs proposed in the plan are double faced monument signs with five (5) being 10 ft. in height and eight (8) being five (5) ft. in height. This sign plan addresses stand alone signs for the entire development no tenant or lot owner will be permitted for additional signs other than banners and wall signs. The Technical Advisory OWASSO PLANNING COMMISSION September 13, 2004 Page No. 8 Committee reviewed the plan at their September 1, 2004 meeting and had no comments. Staff recommends approval of the Smith Farm Marketplace Unified Sign Plan with the following conditions: 1. That the applicant provide the Community Development department with proof of attachment for the property on which the sign along E. 96`h St. N. will reside before construction of said sign; 2. That the unified sign plan represent all stand alone signs allowed within the Smith Farm Marketplace development and no additional stand alone sign be permitted; 3. That all tenants and/or lot owners acquire sign permits for any banner or wall sign proposed in the development; 4. That before each sign is constructed the owner obtains approval from the building inspector for the electrical components of the sign. Discussion was held regarding Owasso Sign Code regulations and the possibility, if this request is approved; surrounding businesses will come forward with the same request. Commissioner Haynes explained that Staff worked with Hunt Properties developing a Sign Plan that not only worked for them but also for City Staff. Ray Haynes moved to approve the Unified Sign Plan subject to the above Staff recommendations, Duane Coppick seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Duane Coppick — Yes Marilyn Hinkle — Yes Dale Prevett - No The motion carried 4 -1. 10. Site Plan — A request for the review of the Armstrong Center site plan located in the 8901 block of N. Owasso Expressway. Chairperson Haynes presented the item and Duane described the property location. John K. Davis is requesting a review of a site plan for an office development on 1.29 acres, more or less. The site plan was table at the June 7, 2004 Planning Commission meeting to allow Mr. Davis time to address the Technical Advisory Committee comments. The site plan did not provide enough detail to grading and drainage. Utilities were not specifically identified nor were curb and gutter, edge of pavement or parking stops. Parking space dimensions were not sized and required modification. The applicant resubmitted the site plan for review. Duane explained the development process. The subject property is zoned CG (Commercial General) with a thin buffer strip zoned OM (Office Medium). Staff recommends approval of the site plan. The Technical Advisory Committee reviewed the Armstrong Center site plan at their September 1, 2004 regular meeting and had the following comments: OWASSO PLANNING COMMISSION September 13, 2004 Page No. 9 1. Fire Marshal — Coordinate fire hydrant location and reach with the Fire Marshal before building permit is issued; 2. Community Development — Shield exterior lighting from adjacent residential districts; 3. Community Development — Ensure that two of the HC spots are van accessible, one per building; 4. Community Development — Move all HC spots adjacent to the buildings or provide striped HC accessible walkways between the HC spots located in the interior packing lot and adjacent build walkways; 5. Community Development — Delineate between curb and gutter, edge of pavement and parking stops along the eastern and western boundary lines. Mr. Gene Satterwhite, a nearby property owner, stated that he is not against the development but has concerns with traffic on the service road. He explained that it is difficult getting on the service road now and he feels that it will continue getting worse. He also suggested stop signs on the service road. Mr. Eric Wiles agreed to meet with Mr. Satterwhite and discuss the possible options. Screening requirements along the east side of the development were discussed. Ray Haynes moved to approve the site plan subject to Staff and TAC recommendations. Kevin Vanover requested the following addition to the motion: • Subject to the illustration of curb and gutter along the eastern and western boundary lines on the final copy of the site plan. Commissioner Vanover also requested clarification regarding the northern driveway to be shifted to the north, to break the straight -away access to the residential development at the back of the lot. Dale Prevett seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes Duane Coppick — Yes Marilyn Hinkle — Yes Dale Prevett - Yes The motion carried 5 -0. 11. Consideration and appropriate action related to approval of the Owasso Master Plan update. Eric Wiles reviewed the process of updating the master plan. Ray Haynes moved to approve the Owasso Master Plan update. Dale Prevett seconded the motion. A vote on the motion was recorded as follows: Ray Haynes - Yes Kevin Vanover - Yes OWASSO PLANNING COMMISSION September 13, 2004 Page No. 10 Duane Coppick — Yes Marilyn Hinkle — Yes Dale Prevett - Yes The motion carried 5 -0. 12. Report on Monthly Building Permit Activity. 13. Report on Planning Items Previously Forwarded to City Council. 14. Discussion of Development In and Near Owasso. 15. Adjournment— Marilyn Hinkle 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 10:15 PM. Chairperson Secretary Date CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT OA 04 -07 (Henry Penix) STAFF REPORT BACKGROUND The City of Owasso has received a request from Henry Penix for the annexation of approximately 9.274 acres of property. At this time it is the City's understanding that the applicant is requesting this annexation petition in order to begin a process that will result in the commercial development of the property. LOCATION The property is located at the southeast corner of N. 129`' E. Ave. and E. 76t` St. N. A general area map has been attached for your review. EXISTING LAND USE A Koala Care child care center and a single family house are located on the subject. SURROUNDING LAND USE North: Large -lot residential South: Large -lot residential East: Baptist Retirement Center West: Rural residential _PRESENT ZONING________ AG (Agricultural District) — Tulsa County SURROUNDING ZONING North: RE (Residential Estates District) — Tulsa County South: RE (Residential Estates District) — Tulsa County East: AG (Agricultural District) — Tulsa County West: AG (Agricultural District)/RS -1 (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 and fire 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 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 Owasso City Council will make 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 has received a petition from Henry Penix, requesting the city to annex approximately 9.274 acres of property located at the southeast comer of E. 76h St. N. and N. 129th E. Ave. At this time it is our understanding the applicant is requesting this annexation petition in order to begin a process that will result in the commercial development of the property. The property is located at the southeast corner of a significant intersection in the City. A Koala Care child care center and single family house currently exist on the property. As a matter of City policy the property would be annexed in at the lowest zoning classification of AG (Agricultural District). Therefore the Koala Care child care center would become a legal non- conforming use until the property was rezoned to appropriate zoning district. A legal non- conforming use is a designation given to an existing use on property at the time of a zoning change. The designation allows the existing use to continue operating in its current status under its current ownership. If the annexation is approved the applicant intends to request a rezoning to CS (Commercial Shopping) in the next month. The current site conditions are mostly favorable. All parking and driving surfaces are paved. The Koala Care site is developed in accordance with City site development standards except for the lack of sidewalk and a borrow ditch along the roadways. Again, the applicant has stated his intention to develop the property in a commercial manner and he has stated that he will address all site deficiencies discovered on the properties during the site development. 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. Again, 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 water and sewer by the City of Owasso. The property being requested for annexation is currently two separate tracts, however, they will be combined into one plat that will address the developability of the property. The Owasso 2010 Land Use Master Plan calls for commercial development on the subject property. When examining the Owasso Annexation Policy, one finds that the subject site is not larger than the recommended size of 20 acres. However, the site does represent a potentially significant commercial comer in the overall land use plan of the City of Owasso. The property is contiguous to existing City limits. If annexed, the subject property will acquire an AG (Agricultural District) zoning designation. 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 phone calls or correspondence in opposition of the request. OWASSO ANNEXATION COMMITTEE At their September 29, 2004 meeting the Owasso Annexation Committee unanimously recommended approval of OA 04 -07. Minutes from that meeting are attached for your review. Staff recommends approval of OA 04 -07. ATTACHMENTS: 1. General Area Maps 2. Applicants Annexation Petition 3. City of Owasso Annexation Policy. 4. Legal Notice 5. 9/27/04 Owasso Annexation Committee meeting minutes E 76 C;R iN G�10 w� INNS 0 C ubi ect 0 Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www.cityofowasso.com OA 04 -07 Penix SE c. of E. 76th St. N. and N. 129th E. Ave. N W E S Spt.ba 13, 20" Flenry A.Fenix P.G. Box 8010 Tulsa- OK 74 1 01 -80 10 L:izy C i--was-co Am C)v j Mn Cut-r'b--is-=, 2 W N IX INIV L Iq 01 6w "_ E222-0 Sj50 W 45 12, 2 3 5 %k"" n-al S='on Coracr of Sc-Cfi a! T \Lforlh, Rang-- i4 cA urlie. Iftw,'i- Ba-se --nd Men Tu se 4( rn 4y- tfie dhie F�st ainr�-' vn� 'mm fs 576- secon—s Wt5l a G'6'Z8.7l Test; dhence- " 'A- 40 seconds West a distance of 440.00 feet; thence North 00 degrees 10 minutes 56 seconds East a distance of 658.80 feet to the POINT-OF-BEGINNING, containing 6.634 acres; LESS AND EXCEPT the NORTH 50 feet dedicated herein for a road Tight-of-way of E_ 76"' Street north, containing 0.506 acres. After our conversation and a conversation held with Rickey Hayes, my plan will be to annex both properties, plat them together as one and rezone the property commercial_ Please inform me of anything else you may need to complete the above mentioned request Thank you for your help. Sincerely, /-t7 A 0 y Henry A. Penix Cc: File y 1 s $ x DAM yms < oe� p y m� o -o= N�m Ohm N rND y Wag g0� K G >K pm [qFp m� F a9 En o� asmca pC� 9 1v o_ >i �m >g ap vp Om TpT S m _ Y g neo 4 vmm t iGoV> Wm o ^ mn �o m N� p 4y �o Qm g� m ^� gnu om O z 9T NORTH 76TH STREET NORTH m N 00'20'15' E 2634.95' N 00'20'15' E 350.00' N s `a 5 00720'W w 606.74 jp- S °gm n aa m Sim° zz; t�z ^oC rpa. pp mm N � 3 m •IyQ ��� au4iCVQmm v-'ns a mbm o"ola yrml� >o�D �J �µpOSmy G UOmm�O�Q= N g -�$m li p!`11 �1y m O osv�mgQi��g' m �ini vy�> I .rah CGi +�+� NIyCDo �3MY'g4Cm'ri ,� zr> z y y 9^ SmZQ gy mm'S V,VmI F{ zv . � m >o oP y� mp yya A >ZZ z q .0,20 w D�~1 ° W. �fi € Qa� �vm a �N9 �m y i^ m m g . m M m a M o y � � Ua _ 9m N10I ti F m s U S' q 1 o x s � `-1 z L A O C rn :. 2MW t4 cwlmuv. a 6svr. .z� 2 2MW t4 cwlmuv. a 6svr. .z� $ I _ _ F7r IN _ _ _ — 60081 _ — <77 r ITT �w z $, Z/ --f gl A n c O p "D r { r r 4 -1' n 4� S 4 <� ZOO 2 2MW t4 cwlmuv. a 6svr. a $ I _ _ F7r IN _ _ _ — 60081 _ — <77 r ITT �w z $, Z/ --f c O p "D r { r r 4 qLl 2 2MW t4 cwlmuv. a 6svr. n f I4 TFO ww f - Gmw $ I _ _ F7r IN _ _ _ — 60081 _ — ITT �w z $, Z/ --f c O p "D r { r r z n 4� S ZOO ar £ x FTI. ?� Z o z 2� O n m3 X02 L] Z !m• 9xln < m +� :o O _a 0 - e1�rJ � Ra o i m- c•.a 9J.7•ll�l -6a >•c � - .__— _____... dca.ern a.n .� gnu $ D ITT �w D FO Z/ --f c O "D m z n 4� S ZOO ar £ x FTI. ?� Z o z 2� O n m3 X02 L] Z !m• 9xln < m +� :o O _a 0 D z. = Z - e1�rJ � Ra o i m- c•.a 9J.7•ll�l -6a >•c � - .__— _____... dca.ern a.n .� gnu $ D v �w D gi Z/ --f c O "D ZOO Z FTI. ?� Z o z O = ? D D z. = Z �. L40 U.D -a N z - e1�rJ � Ra o i m- c•.a 9J.7•ll�l -6a >•c � - .__— _____... dca.ern a.n .� gnu 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 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 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. NOTICE OF HEARING BEFORE THE OWASSO PLANNING COMMISSION CITY OF OWASSO, OKLAHOMA PETITION FOR ANNEXATION The undersigned, constituting not less than three - fourths of the registered voters and being 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 MORE PARTICULARLY DESCRIBED AS FOLLOW: THE WEST 220 FEET OF THE NW /4 NW /4 NW /4 LESS BEGINNING AT THE NORTHWEST CORNER OF THE NW /4; THENCE EAST 220 FEET SOUTH 50 FEET WEST 145 FEET WOUTHWESTERLY APPROXIMATELY 35.36 FEET SOUTH 350 FEET WEST 33.5 FEET SOUTH APPROXIMATELY 235 FEET WEST 16.5 FEET NORTH TO THE POINT OF BEGINNING, SECTION 33, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY; AND A TRACT OF LAND MORE PARTICULARLY DESCRIBED AS FOLLOW: COMMENCING AT THE NORTHWEST SECTION CORNER OF SECTION 33, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, THENCE DUE EAST ALONG THE NORTH SECTION LINE OF SECTION 33 A DISTANCE OF 220.34 FEET TO THE POINT OF BEGINNING; THENCE DUE EAST ALONG THE NORTH SECTION LINE OF SECTION 33 A DISTANCE OF 440.00 FEET; THENCE SOUTH 00 DEGREES 10 MINUTES 56 SECONDS WEST A DISTANCE OF 658.71 FEET; THENCE SOUTH 89 DEGREES 59 MINUTES 20 SECONDS WEST A DISTANCE OF 440.00 FEET; THENCE NORTH 00 DEGREES 10 MINUTES 56 SECONDS EAST A DISTANCE OF 658.80 FEET TO THE POINT OF BEGINNING. SAID PROPERTY CONTAINS 9.274 ACRES MORE OR LESS. Being 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. NOTICE TO THE PUBLIC OA 04 -07 You are hereby advised that the above petition for annexation was filed with the Community Development - Department of-the City of Owasso on- the -1 � -' day -of- September; 2004 and that said petition will be presented to the City of Owasso Planning Commission at Old Central, 109 North Birch, Owasso, Oklahoma at TOOPM on the Ila' day of October, 2004. All persons interested in this matter may be present at the hearing and give their objections to or arguments for the proposal. The Planning Commission will submit its recommendation to the City Council of the City of Owasso for its consideration and action, as provided by law. See the attached map for property location. For more information on the proposed annexation contact the Community Development Department, City Hall, 111 N. Main, Owasso, Oklahoma, 74055 or by phone (918) 376- 1543. Dated at Owasso, Oklahoma, this 14`h day of September, 2004. Duane Cuthbertson City Planner NOTICE TO THE PUBLIC OF A HEARING ON A PROPOSED ANNEXATION TO THE CITY OF OWASSO, OKLAHOMA OA: 04 -07 Notice is hereby given that a public hearing will be held before the Owasso Planning Commission, in the Old Central Building, 109 N. Birch, Owasso, Oklahoma, at 7:00 P.M. on the I 1 ° day of October, 2004. At that time and place, consideration will be given to the petitioned annexation of the following described property: A TRACT OF LAND MORE PARTICULARLY DESCRIBED AS FOLLOW: THE WEST 220 FEET OF THE NW /4 NW /4 NW /4 LESS BEGINNING AT THE NORTHWEST CORNER OF THE NW /4; THENCE EAST 220 FEET SOUTH 50 FEET WEST 145 FEET SOUTHWESTERLY APPROXIMATELY 35.36 FEET SOUTH 350 FEET WEST 33.5 FEET SOUTH APPROXIMATELY 235 FEET WEST 16.5 FEET NORTH TO THE POINT OF BEGINNING, SECTION 33, TOWNSHIP 21 NORTH, RANGE 13 EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY; AND A TRACT OF LAND MORE PARTICULARLY DESCRIBED AS FOLLOW: COMMENCING AT THE NORTHWEST SECTION CORNER OF SECTION 33, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, THENCE DUE EAST ALONG THE NORTH SECTION LINE OF SECTION 33 A DISTANCE OF 220.34 FEET TO THE POINT OF BEGINNING; THENCE DUE EAST ALONG THE NORTH SECTION LINE OF SECTION 33 A DISTANCE OF 440.00 FEET; THENCE SOUTH 00 DEGREES 10 MINUTES 56 SECONDS WEST A DISTANCE OF 658.71 FEET; THENCE SOUTH 89 DEGREES 59 MINUTES 20 SECONDS WEST A DISTANCE OF 440.00 FEET; THENCE NORTH 00 DEGREES 10 MINUTES 56 SECONDS EAST A DISTANCE OF 658.80 FEET TO THE POINT OF BEGINNING. SAID PROPERTY CONTAINS 9.274 ACRES OF PROPERTY. To be considered is an annexation of property located at the southeast comer of E. 76" St. N. and N. 129h E. Ave. All persons interested in this matter may be present at the hearing and present their objections to or arguments for any or all of the above matters. For more information on the proposed annexation contact the Owasso Community Development Department, City Hall, 111 N. Main Street, Owasso, Oklahoma 74055, or phone (918) 376 -1500. Dated at Owasso, Oklahoma, this 13°' day of September, 2004. City of Owasso Community Development Department OWASSO ANNEXATION COMMITTEE MINUTES OF SPECIAL MEETING Wednesday, September 29, 2004 5:00 pm Owasso City Hall Main Conference Room 111 N. Main Street, Owasso, Oklahoma MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT Steve Cataudella Brent Colgan Duane Cuthbertson Dan Salts Dale Prevett Dan Yancey Duane Coppick Eric Wiles Ron Cates Joe Nurre Ken Fisher Tim Rooney Rickey Hayes Bill Roach T'h-�-m-eetimg agenda was posted -in- Owasso- City - Hall,— YY)- N.- Nfain -St: at -12:0 pin September 20, 2004. 1. CALL TO ORDER- Duane Cuthbertson called the meeting to order at 5:03 pm. 2. APPROVAL OF MINUTES FROM THE July 28, 2004 MEETING - Steve Cataudella moved, seconded by Tim Rooney, to accept the minutes as presented. The motion carried 7 - 0. ANNEXATION REVIEW 3. ANNEXATION REQUEST OA 04 -07 - A request for the review and approval of an annexation of approximately 9.274 acres located at the southeast corner of N. 129`t' E. Ave. and E. 76`x' St. N. Duane Cuthbertson presented the annexation request and solicited discussion from the committee. It was presented that the existing structures on the property include a single family house at the corner and a Koala Care daycare facility along E. 76`" St. N. The applicant has stated that he intends to develop the property in a commercial manner, most likely as a commercial shopping center. And at the time of construction the single family house would be demolished and the daycare may or may not be incorporated into the commercial development plans, although all development, existing and new, will be developed to City standards. It was discussed that this intersection has the potential to shape up to be a significant commercial corner for the City of Owasso. The committee concluded that although the property was less than the desired 20 acre minimum according to the Owasso Annexation policy its strategic commercial location and contiguity made the property desirable as a candidate for annexation. Eric Wiles made a motion to recommend approval of OA 04 -07, Rickey Hayes seconded the motion. The motion was unanimously carried 7 - 0. 4. ANNEXATION REQUEST OA 04 -08 - A request for the review and approval of an annexation of approximately 30 acres located on the east side of the 11000 block of N. Garnett Rd. Mr. Cuthbertson presented the item as a continuation of the Remington Place development currently occurring northeast of the subject property. The applicant intends to continue the residential development of Remington Place all the way to Garnett Rd. Mr. Cuthbertson stated that the request is compliant with the Owasso Annexation policy. Chief IIan— Yancey- made -a- motion -to - recommend - approval- af-0A- 0408.Mr Cataudella seconded the motion. The motion was unanimously carried 7 - 0. 5. ADJOURNMENT - Mr. Hayes moved, seconded by Joe Nurre for adjournment. The motioned" carried 7 - 0. The meeting adjourned at 5:17 pm. CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT OA 04 -08 (Owasso Land Trust) STAFF REPORT The City of Owasso has received a request from the Owasso Land Trust for the annexation of approximately 30.00 acres. At this time it is our understanding the applicant is requesting this annexation petition in order to begin a process that will result in the development of a single - family subdivision. LOCATION The property is located south and west of the developing Remington Place H addition. More specifically the property is located at or near the east side of the 11000 Block of N. Garnett Rd. A general area map has been attached for your review. EXISTING LAND USE Undeveloped SURROUNDING LAND USE North: Undeveloped South: Rural residential East: Undeveloped, this property is planned as Remington Place H addition West: Large -lot residential, Meadowcrest addition 12 I'M MWRIN) QrV AG (Agricultural District) — Tulsa County North: AG (Agricultural District) — Tulsa County South: AG (Agricultural District) — Tulsa County East: RS -3 (Residential District) West: AG (Agricultural District) — Tulsa County/RE (Residential Estates 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 and fire 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 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 Owasso City Council will make 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. I. 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 30.00 acres of property. At this time it is our understanding the applicant is requesting this annexation petition in order to begin a process that will result in the development of a single - family subdivision. The property is connected to the developing Remington Place lI addition and could conceivably serve as an extension of the development and serve as the western terminus, or outlet onto N. Garnett Rd. 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 water and sewer by the City of Owasso. The Owasso 2010 Land Use Master Plan calls for residential development in that general area. In regards to the Owasso Annexation Policy the request is larger than 20 acres and contiguous to existing City limits. No public infrastructure or development currently exists on the property; all public improvements will be made by the developer. If annexed, the subject property will acquire an AG (Agricultural District) zoning designation. 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 phone calls or correspondence in opposition of the request. OWASSO ANNEXATION COMMITTEE At their September 29, 2004 meeting the Owasso Annexation Committee unanimously recommended approval of OA 04 -08. Staff recommends approval of OA 04 -08. ATTACHMENTS: 1. General Area Maps 2. Applicants Annexation Petition 3. City of Owasso Annexation Policy. 4. Legal Notice 5. 9/29/04 Owasso Annexation Committee minutes I 13th ST N 112th FL N ce Subject Property i-901 I Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 OA 04-08 Owasso Land Trust W-le E 918.376.1500 918.376.1597 www.cityofowasso.com 11001 Block of N. Garnett Rd. S't.m.. to BEFORE THE HONORABLE CITY COUNCIL OF THE CITY OF OWASSO, OKLAHOMA PETITION FOR ANNEXATION The undersigned, constituting not less than three - fourths of the registered voters and being the owner of not less than three - fourths (in value) of the hereinafter described real estate situated in Tulsa County, Oklahoma, to wit: Northwest Quarter of the Northwest Quarter of the Southwest Quarter (NW /4 NW /4 SW /4) of Section 8, Township 21 North, Range 14 East of the I.BExM., Tulsa County, State of Oklahoma, according to the U.S. Government Survey thereof; and East Half of the Northwest Quarter of the Southwest Quarter (E /2 NW /4 SW /4) of Section 8, Township 21 North, Range 14 East of the 1.B.&M., Tulsa County, State of Oklahoma, according to the U.S. Government Survey thereof; being 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 this I day of September, 2004. /� G (Q�7 V STATE OF OKLAHOMA ) ) ss COUNTY OF ROGERS ) ATTORNEY FOR PURCHASERS: OWASSO LAND TRUST, L.L.C. CHARNEY Et BUSS, P.C. This instrument was acknowledged before me on the _L day of September, 2004, by David E. Charney, as attorney for Owasso Land Trust, L.L.C., an Oklahoma limited liability company. NOTARY PUBLIC OKLAHOMA OFFICIAL SEAL SALLY S. MOSEBY I I ROGERS COUNTY 03000673 Notary Pub'c Qi 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 deshe 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 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. NOTICE OF HEARING BEFORE THE OWASSO PLANNING COMM[SSYON CITY OF OWASSO, OKLAHOMA PETITION FOR ANNEXATION The undersigned, constituting not less than three- fourths of the registered voters and being owners of not less than three - fourths (in value) of the hereinafter described real estate situated in Tulsa County, Oklahoma, to-wit: NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER (NW14 NW /4 SWA) OF SECTION 8, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF; AND EAST HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER 01!2 NW /4 SW 14) OF SECTION 8, TOWNSHIP 21 NORTH, RANGE 14 EAST FO THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF. SAID PROPERTY CONTAINS 30 ACRES OF PROPERTY, MORE OR LESS. Being 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. NOTICE TO THE PUBLIC OA 04-08 You are hereby advised that the above petition for annexation was filed with the Community Development Department of the City of Owasso on the 1" day of September, 2004 and that said petition will be presented to the City of Owasso Planning Commission at Old Central, 109 North Birch, Owasso, Oklahoma at 7:OOPM on the 1 P° day of October, 2004. All persons interested in this matter may be present at the hearing and give their objections to or arguments for the proposal. The Planning Commission will submit its recommendation to the City Council of the City of Owasso for its consideration and action, as provided by law. See the attached map for property location. For more information on the proposed annexation contact the Community Development Department, City Hall, 111 N. Main, Owasso, Oklahoma, 74055 or by phone (918) 376- 1543. Dated at Owasso, Oklahoma, this 10 day of September, 2004. Duane Cuthbertson City Planner NOTICE TO THE PUBLIC OF A HEARING ON A PROPOSED ANNEXATION TO THE CITY OF OWASSO, OKLAHOMA OA: 04 -08 Notice is hereby given that a public hearing will be held before the Owasso Planning Commission, in the Old Central Building, 109 N. Birch, Owasso, Oklahoma, at 7:00 P.M. on the I Is' day of October, 2004. At that time and place, consideration will be given to the petitioned annexation of the following described property: NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER (NW 14 NW /4 SWA) OF SECTION 8, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF; AND EAST HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER (E/2 NW /4 SW /4) OF SECTION 8, TOWNSHIP 21 NORTH, RANGE 14 EAST FO THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF. SAID PROPERTY CONTAINS 30 ACRES OF PROPERTY, MORE OR LESS. To be considered is an annexation of property located at the 11001 Block of N. Garnett Rd. All persons interested in this matter may be present at the hearing and present their objections to or arguments for any or all of the above matters. For more information on the proposed annexation contact the Owasso Community Development Department, City Hall, 111 N. Main Street, Owasso, Oklahoma 74055, or phone (918) 376 -1500. Dated at Owasso, Oklahoma, this 136' day of September, 2004. City of Owasso Community Development Department OWASSO ANNEXATION COMMITTEE MINUTES OF SPECIAL MEETING Wednesday, September 29, 2004 5:00 pm Owasso City Hall Main Conference Room 111 N. Main Street, Owasso, Oklahoma MEMBERS PRESENT MEMRFRS ABSENT STAFF PRESENT Steve Cataudella Brent Colgan Duane Cuthbertson Dan Salts Dale Prevett Dan Yancey Duane Coppick Eric Wiles Ron Cates Joe Nurre Ken Fisher Tim Rooney Rickey Hayes Bill Roach The meeting agenda was posted in Owasso City Hall, 111 N. Main St. at 12 :00 pm on September 20, 2004. 1. CALL TO ORDER — Duane Cuthbertson called the meeting to order at 5:03 pm. 2. APPROVAL OF MINUTES FROM THE July 28, 2004 MEETING — Steve Cataudella moved, seconded by Tim Rooney, to accept the minutes as presented. The motion carried 7 — 0. ANNEXATION REVIEW 3. ANNEXATION REQUEST OA 04 -07 — A request for the review and approval of an annexation of approximately 9.274 acres located at the southeast comer of N. 129h E. Ave. and E. 76h St. N. Duane Cuthbertson presented the annexation request and solicited discussion from the committee. It was presented that the existing structures on the property include a single family house at the comer and a Koala Care daycare facility along E. 76°i St. N. The applicant has stated that he intends to develop the property in a commercial manner, most likely as a commercial shopping center. And at the time of construction the single family house would be demolished and the daycare may or may not be incorporated into the commercial development plans, although all development, existing and new, will be developed to City standards. It was discussed that this intersection has the potential to shape up to be a significant commercial comer for the City of Owasso. The committee concluded that although the property was less than the desired 20 acre minimum according to the Owasso Annexation policy its strategic commercial location and contiguity made the property desirable as a candidate for annexation. Eric Wiles made a motion to recommend approval of OA 04 -07, Rickey Hayes seconded the motion. The motion was unanimously carried 7 — 0. 4. ANNEXATION REQUEST OA 04 -08 — A request for the review and approval of an annexation of approximately 30 acres located on the east side of the 11000 block of N. Garnett Rd. Mr. Cuthbertson presented the item as a continuation of the Remington Place development currently occurring northeast of the subject property. The applicant intends to continue the residential development of Remington Place all the way to Garnett Rd. Mr. Cuthbertson stated that the request is compliant with the Owasso Annexation policy. Chief Dan Yancey made a motion to recommend approval of OA 04 -08, Mr. Cataudella seconded the motion. The motion was unanimously carried 7 — 0. ADJOURNMENT — Mr. Hayes moved, seconded by Joe Nurre for adjournment. The motioned carried 7 — 0. The meeting adjourned at 5:17 pm. CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT PRELIMINARY PLAT (THE RESERVE ON ELM CREEK) STAFF REPORT BACKGROUND The City of Owasso has received a request from the Dominion Corporation for the review and approval of The Reserve on Elm Creek Preliminary Plat. The Preliminary Plat proposes 74 lots (47 single family home lots and 27 duplex lots) in two blocks on 20 acres of property. The applicant wishes to plat the property so that they may eventually develop a residential subdivision comprised of single family homes and duplexes. HEARING DATE: Planning Commission, October 11, 2004 LOCATION The subject property is located at the northwest comer of E. 66h St. N. and N. 129' E. Ave. EXISTING LAND USE Undeveloped SURROUNDING LAND USE The properties to the north, east, and west are utilized in a rural residential manner. A church surrounded by large lot residential is located to the south of the subject property. PRESENT ZONING RS -3 (Residential Single Family District) and RD (Residential Duplex District) under the provisions of OPUD 04 -01. SURROUNDING ZONING Properties to the north, east, and west are zoned AG (Agricultural District) in Tulsa County. The property to the south is zoned AG -R (Agricultural- Residential District) in Tulsa County. ZONING HISTORY In May, 2004 the property was rezoned to OPUD 04 -01. The Planned Unit Development calls for residential development in the form of single family homes and duplex homes. A copy of the approved Planned Unit Development is attached for your review. 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 JAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are 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 large undeveloped parcels of land and divide it into two or three smaller tracts. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning Commission. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. PRELIMINARY PLAT REVIEW PROCESS Upon receipt of all appropriate materials, the staff initiates the review process that begins with a thorough analysis of the proposal. The primary consideration is the proposed plat's compliance with the Owasso Zoning Code and Owasso Subdivision Regulations. The Preliminary Plat is then presented to the Owasso Technical Advisory Committee, at which time utility providers and staff are able to review and provide input on the proposals details. The Technical Advisory Committee along with city staff make a recommendation to the Owasso Planning Commission. The Planning Commission, at a public hearing, shall approve, approve with modifications, continue to a date certain or disapprove the preliminary plat. The applicant is requesting the review and approval of The Reserve on Elm Creek preliminary - plat - -- - - -- - -- so that they may plat and eventually develop the property with single family houses and duplexes. The property is zoned OPUD 04 -01 with an underlying zoning designation of RS -3 (Residential Single Family District) and RD (Residential Duplex District). The PUD designation outlines the development standards for the property in a residential manner consistent with the layout of the preliminary plat, unless specifically addressed in the Technical Advisory Committee comments. Again, the approved text of the PUD providing supplemental development standards for this proposed development is included in the packet. According to the preliminary plat, the developer proposes to divide the property into 74 lots on two (2) blocks. All of block 1 and lots 1 — 17 in block 2 are designated as single family home lots while lots 18 — 44 are designated for duplex development. According to OPUD 04 -01, the maximum number of dwelling units allowed on the subject property is 140 while the preliminary plat proposes 74 lots, 47 single family lots and 27 duplex lots; a potential for a maximum of 101 dwelling units. The approved PUD text allows for a minimum lot width of 50' and a minimum lot depth of 100'. The minimum allowable lot size according to the PUD text is 5000ft2. Access into the development will be gained from N. 129`h E. Ave and E. 66`h St. N. Proposed right -of -way's (R- O -W's) within the development are 50' wide as are the provisions for R -O -W's of adjacent arterials. Two streets within the proposed development will terminate at the property's edge in the form of a cul -de -sac and will not connect to the adjacent arterials. The applicant is also proposing 20' alley easements at the rear of the duplex lots. Any roadway within the alley easements will be private and therefore maintained by the developer or subsequent homeowner's association. All public roadways proposed within the development must be constructed by the developer to City standards including sidewalks. To address utility concerns, the proposed plat illustrates utility easements along the perimeter of the entire development site and throughout. Preliminary detention plans are to detain additional run -off in the `Detention Area' as shown in the northwest section of the plat. Plans for the drainage and detention of the water from the site must be submitted and approved by the City of Owasso before a building permit may be issued. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved streets and sidewalks. Residential water and sewer service will be provided by the City of Owasso. The property will be subject to all payback fees including Storm Siren fees of $16 per acre and the Elm Creek Sanitary Sewer Payback fee of $1580.00 per acre. The fees should be payable before the plat is filed. TECHNICAL ADVISORY COMMITTEE The Reserve on Elm Creek Preliminary Plat was reviewed by the Owasso Technical Advisory Committee at their regular meeting on September 29, 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 following comments were provided: 1. Community Development — Identify all existing surrounding subdivisions and property owners on the location map; 2. Community Development — Provide a reference to OPUD 04 -01 underneath the title on the plat drawing; 3. Community Development - Provide a date of publication on the plat documents; 4. Community Development - Convert shown Block 2 into 3 separate consecutively numbered blocks (as separated by the R- O -W's) with appropriate consecutive lot numberings; 5. Community Development - Label addresses on the lots as provided by the City Planner; 6. Community Development - Pay the Storm Siren fee of $16 per acre upon approval of the Final Plat; 7. Community Development - Pay the Elm Creek Sanitary Sewer fee of $1580 per acre upon approval of the Final Plat; 8. Community Development - Ensure that sidewalks are established along all public roadways within and along the perimeter of the development; 9. Community Development - Change the 20' front yard building line on the duplex lots (as shown Block 2, Lots 18 — 44) to 25' or apply to amend the PUD or request a variance to enable the desired standard; 10. Fire Marshal - Coordinate Fire Hydrant locations with the Fire Marshal; 11. AEP /Cox - Insert additional utility easements as requested by the utility companies; 12. Public Works - Provide a 17.5' utility easement along the southern boundary of the Detention area shown in the northwest corner of the development; 13. Public Works - Show adjacent property lines on the plat drawing; 14. Tulsa County — Show a Limit of No Access along the entire perimeter of the subdivision except at the points where the current subdivision streets intersect with the arterial; 15. Tulsa County — Label the Grand River Dam Authority (GRDA) easement as such and provide a book and page reference. RECOMMENDATION Staff is recommending approval of The Reserve on Elm Creek Preliminary Plat contingent upon the successful execution of the Technical Advisory Committee conditions. ATTACHEMENTS 1. General Area Map 2. Preliminary Plat Application 3. The Reserve on Elm Creek Preliminary Plat 4. The Reserve on Elm Creek Deed of Dedication 5. OPUD 04 -01 text C P Residential ) Duplex) = -- Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www.ciryofowasso.com C] LIV E. 6 Preliminary Plat The Reserve on Elm Creek NW corner of E. 66th St. N. and N. 129th E. Ave. St S*tt 21, zoos CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 PRELIMINARY PLAT APPLICATION PROPOSED SUBDIVISION NAME _ XZ_ ,�:toC c, €cNi C se (This certifies that the indicated name is the name which is intended to be used for filing of the Final Plat.) GENERAL LEGAL DESCRIPTION OF TRACT a' rr G112 uv s-,z /y - GF S12_ oP sY: /y aF 2G' /y �F IF^ y tr -r -,Z % 1z /p /,/F DEVELOPER ENGINEER /ARCHITECT Xc cG,&c u2 ADDRESS Po Ro G—A -sse ADDRESS ✓ 7-3 1 F C/,'�y' -a, Ci< 9yo /e. PHONE «'%a FAX ;t, >7- 'iyy PHONE Tai- 5-c3v FAX /. TRACT INFORMATION Present Zoning 25.316Pu,J L' /L/ Present Use C /FC�L,L( j:07G t' Proposed Zoning NJ f!`4.//G4c Proposed Use v-. PLAT INFORMATION Total Acres Number of Lots Average Lot Size WATER SUPPLY P?lCity Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other SANITARY SEWER F=I -City Sewer ❑ Septic ❑ Disposal Plant STREET SURFACING I ❑ Portland Cement Concrete $Asphaltic Concrete ❑ Traffic -bound Surface Course Please submit the completed application form and application fee ($50 plus $.50 per lot over 100 lots), along with the completed Preliminary Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Preliminary _ Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Preliminary Plat will be reviewed. The applicant and /or the applicant's consultant should attend both the Technical Advisory Committee and Planning Commission meetings at which the Preliminary Plat will be reviewed. A A DEVELOPER SIGNATURE I jlmI , DATE 1.1 -1 TAC MEETING DATE OPC MEETING DATE SUBMITTAL DATE ZONING DISTRICT FEE RECEIPT NUMBER APPROVED DENIED PRELIMINARY PLAT FOR THE RESERVE ON ELM CREEK EAST 88th STREET NORTH R 14 R z t I LOCATION W TOTAL LOTS n 74 TOTAL ,,4f= 20 LEGAL DESCRIPTION m �vw A aubdivi9[on Containing a pert of the East Half of the Southeast Quarter of Section 32, Township 21 North, Range 14 Bast of the f.H. &IL Tulsa Conntq, State of Oklahoma. OW142ER, DOMNION CORPOILMON P.O. Box fiat OAA9SO, OKLAHOMA 74OSS TEL: 9I3 -279 -0270 ENGINEER ROGERS ENGINEERING & CONSTRUCTION TIM RT 3 BOX 190 CHELSEA, OR 74015 TEL• 913- 799 -6039 411.tI_01T14 TDIONM L. KING, EMS 36926 S. CASE ROAD INOLA, OKLANOHA 74036 TEL 918- 543 -1899 Iaa�y ffT..•1�QT�CLiRY ��� =�eca:amoa THE RESERVE ON ELM CREEK STATE OF OKLAHOMA ) ) ss. COUNTY OF TULSA ) DEED OF DEDICATION Dominion Corporation, an Oklahoma corporation (the " Developer "), being the sole owner ofthe following described real estate situated in the City of Owasso, Oklahoma: A tract of land located in the E/2 ofthe SEA of Section 32, T -21 -N, R- 14-E ofthe Indian Meridian, Tulsa County, State of Oklahoma, according to the Official U.S. Government Survey thereof, being more particularly described as follows: The E/2 ofthe SE /4 of the SEA AND the S/2 ofthe SE/4 of the NE /4 of the SE /4 of Section 32; LESS AND EXCEPT Beginning at the Northeast comer ofthe S/2 ofthe SE /4 ofthe NE /4 of the SE /4 of Section 32; Thence S00 °10'35 "W along the Easterly line of the SEA of Section 32 a distance of 318.67 feet; Thence 87 °45'31" W a distance of 566.88 feet; Thence N 00'10'35" E and parallel with the east line of the S/2 of the SE /4 of the NEA of the SEA of Section 32 a distance of 296.46 feet to the Northerly line of the S/2 ofthe SEA of the NE /4 of the SEA of Section 32; Thence N 89 °59'49" E along the Northerly line ofthe S/2 ofthe SE /4 ofthe NE /4 ofthe SEA ofSection 32 a distance of 566.52 feet to the `Point of Beginning "; ALSO LESS AND EXCEPT Commencing at the Southeast comer of Section 32:Thence N 00 °10'35" E along the east line of the SEA of Section 32 a distance of 827.00 feet to the "Point ofBegmning' ; ThenceN 89 °49'25" W and perpendicular to the east line of said SEA a distance of 326.40 feet; Thence N 00'10'35" E and parallel with the east line of said SE /4 a distance of 165.40 feet; Thence S 89 °49'25" E and perpendicular to the east line of said SE /4 a distance of326.40 feet to the east line of said SE /4; Thence S 00 °10'35" W along the east line of said SE /4 a distance of 165.40 feet to the "Point of Beginning ". has caused the same to be engineered, surveyed, staked and platted into lots, blocks, streets and reserve areas in conformity to the accompanying plat and survey thereof, which plat is made a part hereof (the "Plat "), and has caused the same to be named The Reserve on Elm Creek, an Addition to the City of Owasso, Tulsa County, State of Oklahoma (the "Addition "). Public Streets and Utility Easement s. The Developer dedicates to the public, for public use forever, the easements and rights -of -way as shown on the Plat for the several purposes ofconstructing, maintaining, operating, repairing and replacing any and all streets and public utilities including storm and sanitary sewer, communication lines, electric power lines, transformers, pedestals, gas and water lines, together with all fittings and equipment for each such facility and anyother appurtenances thereto, with the right of ingress and egress to and upon said easements and rights -of -way for the uses and purposes thereof. 2. Underground and Electric and Communication Service. In connection with the installation of underground electric, telephone and cable television services, all lots are subject to the following: A. Unless expresslypermitted bytheDeveloper, no overheadpole lines for the supply of electric service, telephone and cable television service shall be located in the Addition. Street light poles or standards may be served by underground cable, and elsewhere throughout the Addition, all supply lines shall be located underground in the easement ways reserved for general utilities and streets shown on the plat. Service pedestals and transformers as sources of supply at secondary voltages, maybe also located in such easement ways. B. Underground service cables maybe mn from the nearest service pedestal or transformer to the point ofusage determined by the location and construction of such house; provided that upon the installation of such a service cable to a particular house, the supplier of electric service, telephone or cable television service shall thereafterbe deemed to have a definitive, permanent, effective and exclusive right -of -way easement on each lot covering a five foot strip extending 2.5 feet on each side of such service cable extending from the service pedestal or transformer to the service entrance on said house. C. The supplier ofelectric, telephone, and cable television service, through its proper agents and employees shall at all times have the right ofaccess to all such easement ways shown on the plat orprovided for in this dedication for the purposes of installing, maintaining, removing, or replacing any portion of said underground electric, telephone, or cable television so installed by it. D. The owner of each lot shall be responsible for the protection of the underground electric, telephone, and cable television facilities located on his property and shall prevent the alteration of grade or any construction activitywhich may interfere with said electric, telephone or cable television facilities. The Company will be responsible for ordinary maintenance ofunderground electric, telephone, orcable television facilities, but the owner will pay for the damage or relocation ofsuchfacilities caused or necessitated by acts ofthe owner, its agents or contractors. E. The foregoing covenants concerning underground electric, telephone, and cable television facilities shall be enforceable by the supplier of electric, telephone or cable television service, and the owner of each lot agrees to be bound thereby. 3. Underground Gas Service. Underground service lines to all homes maybe run from the nearest service connection to the point of usage determined by the location and construction of the home; provided that upon the installation of such a service line to a home, the supplier of gas service shall thereafterbe deemedto have adefinifive, permanent, effective and exclusive right -of -way easement on said Lot, covering a five foot (S) strip extending 2.5 feet on each side of such service line, extending from the service connection to the service entrance on the home. All gas meters shall be physically located at or near the service entrance to the home. The supplier of gas service, through its proper agents and employees, shall at all times have right of access to all such easementways shown on the Plat, orprovided for in this Declaration for the purpose ofinstalling, maintaining, removing orreplacing anyportion of said underground gas facilities so installed by it. The Owner of each Lot shall be responsible for the protection ofthe underground gas facilities located on its Lot and shall prevent the alteration ofgrade or any construction activity which may interfere with said gas facilities. The supplier of gas services will be responsible for ordinary maintenance of undergroundgas facilities, but Declarantwill pay for damage orrelocation of such facilities causedbyacts of Declarant or its agents or contractors. The foregoing covenants concerning underground gas facilities shallbe enforceable by the supplier of gas service, and the Owner of each Lot agrees to be bound hereby. 4. Water, Sanitary and Storm Sew Owners shall be responsible for the protection of the public water mains and sanitary sewer facilities located on their lots and shall prevent the alteration ofgrade in excess of three feet from the original contours or any construction activitywhichmay interfere with said facilities. Said alteration of grade restrictions shall be limited to easement areas. The City shall be responsible for ordinarymaintenance ofpublic water mains and public sanitary sewer facilities, but the owner will pay for damage orrelocation ofsuch facilities caused ornecessitated by acts of the owner or his agents or contractors. The City shall have the right ofaccess with its equipment to all easement ways shown on the Plat for installing, maintaining, removing or replacing anyportionofthe underground water and sewer facilities. The foregoing covenants concerning water and sewer facilities shall be enforceable by the City, and the owner of the lot agrees to be bound hereby. 5. Sanitary Disposal. No outside toilets or septic tank systems shall be allowed in the Addition and all sanitary arrangements must comply with local and state health requirements. 6. Landscape and Paving Re epair. The Owner of each lot shall be responsible for the repair and replacement of any landscaping and paving located within the utility easements in the event it is necessary to repair anyunderground water, sanitary sewer mains, storm sewers, electric, natural gas, telephone, or cable television service. No lot owner shall plant anytrees or shrubbery in dedicated utility easements ofright- of- waywhichwouldpotentially endanger, threaten, orhann any utilities located within said easements or rights -of -way. If it is determined that any trees or shrubbery located within said easements or rights -of -way are damaging or endangering utilities in said easements or rights -of -way, the city shall have the right to remove said trees or shrubbery upon five (5) days notice thereof at the lot owner's expense, or within such time the lot owner may remove same. 7. Homeowners' Association. Ahomeowners' association, known as "The Reserve on Elm Creek Association," an Oklahoma corporation, has been or shall be established pursuant to 60 O.S.1991, § 851, et sue., to maintain the entryway and the reserve areas in the Addition and for such other purposes as shall be deemed advisable. All lawful acts, if any, of the Association, made under and pursuant to its Certificate ofincorporation and By -Laws shall be binding upon the lots contained in the Addition and the owners thereof. Membership in the Association shall consist of all owners oflots in the Addition and of such additional property designated by the Developer. Annual assessments shall be made on aper lot basis as provided in the Conditions, Covenants and Restrictions for the Addition promulgated by the Developer. Such assessments shall be a lien upon the lot assessed. Any such lien maybe foreclosed by the Association and the lot owner shall be responsible for all costs and attorneys fees incurred bythe Association in connection with such suit. No lot shall be entitled to more than one (1) vote, regardless of the number of owners. A. RiehttoPurchaselasurance. The Association may purchase, carry and maintain in force various insurance coverages that the Board, in its discretion, determines to be necessary, reasonable and prudent to protect the Association and its Board, agents, employees, Members and Owners against claims brought against the Association as a result of the performance or nonperformance of its duties under this Declaration. The coverages provided by the Association shall be in such amounts and with such deductibles, endorsements and coverages as shall be considered by the Board, in its discretion, to be good, responsible insurance practice forproperties similar in construction, location and use to the Property. B. Adequacy ofInsurance, It shall be the responsibility of the individual Owner to satisfy himself as to the adequacy of the insurance limits and coverage obtained by the Association. The Association accepts no liability of any kind for the adequacy of the coverage with respect to meeting the individual Owner's needs. It shall be the duty ofeach Owner to request to review the coverages provided by the Association and determine whether or not he needs additional coverage to satisfy his individual needs or responsibilities. C. Insurance Proceeds. The Association shall use the net proceeds of anyproperty insurance to repair and replace any damage or destruction of property covered by the insurance, either to its original design and condition or, in the reasonable discretion of the Board, to a different design, condition or state. Net proceeds shall include, but are not limited to, proceeds attributable to insurance carried bythe Association for the benefit of other third parties. Any balance from the proceeds of such insurance paid to the Association, as required in this article, remaining after satisfactory completion ofrepair and replacement shall be retained by the Association as part of the general reserve fund for repair and replacement of the Common Areas. If the proceeds of insurance carried by the Association are insufficient to repair orreplace anyloss or damage covered or intended to be covered by that insurance (including any deductible), the Board may either levy a Special Assessment to cover the deficiency or otherwise provide funds to cover the deficiency in such manner as the Board shall determine. 8. Reserve Areas. The area(s) designated on the Plat as Reserve Area(s) are herebyretained by the Developer for possible later conveyance. 9. Set -back Lines. No buildings, outbuildings, structures, orparts thereofshall be constructed or maintained on lots nearer to the property lines than the set -back lines provided herein or shown on the accompanyingplat. Unless other-wise provided by easement or set-back lines shown on the accompanying plat, the minimum building set -back lines for dwellings or other outbuilding structures shall be: Front yard: 20 feet Side yard: 515 feet or 10/0 feet Back yard: 15 feet On all lots where there is both a twenty-five foot set -back line and a fifteen foot set -back line adjacent to apublic street, the portion ofthe lot containing the twenty-five foot set -back shall be considered the front yard and the dwelling shall face this portion of the lot. 10. Fence Easements. Areas designated on the Plat as Fence Easements are hereby designated by the Developer as perpetual easements for the benefit ofthe Association for the purpose of providing proper visual screening of the Addition from surrounding areas, and for the construction and maintenance of any fence or wall and for other purposes deemed to be in the common good by the Association. 11. Compliance with Code. All lots are subject to the uses, restrictions and requirements of the Code of the City of Owasso. IN WITNESS WHEREOF, Dominion Corporation, hereby approves and executes the foregoing Deed of Dedication this _ day of April, 1995. ATTEST: STATE OF OKLAHOMA ) ) ss. COUNTY OF TULSA ) Dominion Corporation, an Oklahoma corporation By Noble Sokolosky, President Before me, the undersigned, allotaryPublic in and for said County and State, on this lsrdayof September, 2004, personally appeared Noble Sokolosky, to me known to be the identical person who subscribed the name ofthe maker thereofto the foregoing instrument as its President and acknowledged to me that he executed the same as his free and voluntary act and deed and as the free and voluntary act and deed of such corporation, for the uses and purposes therein set forth. Given under my hand and seal of office the day and year last above written. My Commission Expires: Notary Public 58088 \The Reserve on Elm Creek Submission for: PLANNED UNIT DEVELOPMENT Q Jp- U 1`7 014-401 PROJECT TWO a proposed Addition to the City of Owasso, Tulsa County State of Oklahoma Section Thirty -Two (32), Township Twenty -One (21) North, Range Fourteen (14) East Submitted to: CITY OF OWASSO, OKLAHOMA Prepared by: Noble Sokolosky Sokolosky Law Firm P. O. Box 1013 Owasso, Oklahoma 74055 272 -0270 (fax) 272 -0199 March 31, 2004 TABLE OF CONTENTS Development Concept .............. ............................... 3 Statistical Summary ................ ............................... 4 Development Standards ............ ............................... 5 Homeowners' Association ........... ............................... 6 Platting Requirements .............. ............................... 7 Site Plan Review ................... ............................... 7 Expected Schedule of Development ... ............................... 7 Maps: Site Analysis Underlying Zoning 2 DEVELOPMENT CONCEPT Project Two is a proposed planned unit development (PUD) comprised of approximately Twenty (20) acres in Southeast Owasso, Oklahoma. The property is located at 6600 North 1291h East Avenue. The site is characterized by flat and gently rolling terrain. The existing soils on the site create no unusual development problems that are not commonly encountered in most other area developments. Overall, this site has excellent development possibilities. The development is a single family and duplex mixed -use residential development that will feature a small, secure neighborhood feeling bordered by a large undeveloped tract. Many prospective residents in today's marketplace desire smaller, well- maintained yards along with nice homes on smaller lots. This development concept will allow that type of home to be developed in a manner that is consistent and well- designed. STATISTICAL SUMMARY Project Area + 19.75 gross acres ➢ Residential + 19.75 gross acres Maximum Dwelling Units Requested: 140 DU's DEVELOPMENT AREAS RESIDENTIAL: Single - Family Detached ➢ Total Area: + 12 gross acres ➢ Requested Number of Dwelling Units: 60 Duplex Family ➢ Total Area: + 7.75 gross acres ➢ Requested Number of Dwelling Units: 80 2 DEVELOPMENT STANDARDS Single - Family Detached Homesites: Single- family detached structures intended for individual lot ownership. ➢ Permitted Uses ➢ Minimum Lot Size ➢ Maximum Building Height ➢ Minimum Front Yard if Abutting Public Street ➢ Corner Lot Minimum Side Yard Abutting Public /Private Street ➢ Minimum Lot Frontage* ➢ Minimum Lot Depth ➢ Minimum Rear Yard ➢ Minimum Side Yard As permitted within RS -3 District, By right or special exception 5,000 sq. ft. 2 stories 20 ft. 15 ft. 50 ft. 100 ft. 15 ft. 5 /5 ft. or0 /10 ft. * Cul -de -sac and pie shaped lots may have less than minimum frontage measured at building lines. Duplex Family Homesites: Minimum development standards as provided for in the Owasso Zoning Code. Other Requirements: It is intended that a preliminary and final plat will be submitted for the residential development areas that are consistent with the concepts and development standards set forth above. Additional requirements or modifications may be established by the city of Owasso Planning Commission and the Owasso City Council pursuant to their review. 5 HOMEOWNERS' ASSOCIATION The Homeowners' Association to be established will be responsible for the maintenance of the detention area, landscaped entrances, and all other landscaped buffers and islands, if any. These areas are to be created by the developer and turned over to the Association for maintenance. In the event the Association fails to maintain these areas in a proper and safe manner, the City of Owasso will have the right to maintain these areas and assess each lot. Should payment by any member not occur, the City of Owasso and the Association will have the right to lien the delinquent member's real property within the platted area. Final documents on the Association will be filed in the future which will address rights and requirements for association members. PLATTING REQUIREMENT No building permit shall be issued until the property has been included within a subdivision plat submitted to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record, provided, however, that development areas may be platted separately. Restrictive covenants shall be established which are not consistent with the terms hereof and where appropriate, the City of Owasso shall be made a beneficiary thereof. SITE PLAN REVIEW No building permit shall be issued for the construction of buildings within a development area until a site plan of the development area has been submitted to and approved by the city of Owasso Planning Commission as being in compliance with the PUD Development Concept and the Development Standards. Separate building plans may be submitted for individual home construction afterthe subdivision has been given final approval bythe City of Owasso. EXPECTED SCHEDULE OF DEVELOPMENT Development of the Addition is anticipated to commence upon approval and of zoning and platting. 7 z F R 14 E LOCATION MAP Conceptual Development Plan 1: Pmwntly /.nn vl AG LEGAL DESCR_I_PTION_ A tract of land located in the East Half of the Southeast Quarter of Section 32, Township 21 North, Range 14 East of the Indian Base and Meridian, Tulsa County, State of Oklahoma, according to the U. S. Government Survey thereof, being more particularly described as follows: The East Half of the Southeast' Quarter of the Southeast Quarter, AND the South Half of the Southeast Quarter of the Northeast Quarter of the Southeast Quarter of Section 32, LESS AND EXCEPT Beginning at the Northeast Corner of the S/2 SE /4 NE /4 SE /4 of Section 32; thence S00 °10'35 "W along the Easter line of the SE /4 of Section 32 a distance of 318.67 feet; thence N87 °45'31 "iV a distance of 566.88 feet; thence N00 °10'35 "E and parallel with the East line of the S/2 SE /4 NE /4 SE /4 of Section 32 a distance of 296.46 feet to the Northerly line of '.he S/2 SE /4 NE /4 SE /4 of Section 32; thence 89 °59'49 "E along the Northerly line of the S/2 SE /4 NE /4 SE /4 of Section 32 a distance of 566.52 feet to the Point of Beginning; ALSO LESS AND EXCEPT Commencing at the Southeast Corner of Section 32; thence N00 °10'35 "E along the East line of the SE /4 of Section 32 a distance of 827.00 feet to the Point of Beginning; thence N89 °49'25 "W and perpendicular to the East line of said SE /4 a distance of 326.40 feet; thence N00 °10'35 "E and parallel with the East line of said SE /4 a distance of 165.40 feet; thence S89 °49'25 "E and perpendicular to the East line of said SE /4 a distance of 326.40 feet to the East line of said SE /4; thence S00 010'35 "W along the East line of said SE /4 a distance of 165.40 feet to the Point of Beginning; N89 °59'49 "E SCALE I"=250' Basis of Bearings: East line Section 32 S00 °10'35 "W w z a m 14 rn E a z z CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT PRELIMINARY PLAT (BELMONT PLACE) STAFF REPORT The City of Owasso has - received a request from the Belmont Place LLC for the review and approval of the Belmont Place Preliminary Plat. The Preliminary Plat proposes 93 lots in two blocks on 20.263 acres of property. The applicant wishes to plat the property so that they may eventually develop a residential subdivision comprised of single family homes. HEARING DATE: Planning Commission, October 11, 2004 LOCATION The subject property is located at the northeast corner of E. 121s' St. N. and N. 97a' E. Ave (Mingo Rd.). EXISTING LAND USE Undeveloped SURROUNDING LAND USE Properties to the north and to the east of the site are agricultural in nature. Tracts to the south and to the west are used for single - family residential purposes. EXISTING ZONING The subject property is currently zoned OPUD 04 -02 with an underlying zoning designation of RS- 3 (Residential Single - Family District). SURROUNDING ZONING Properties to the north and to the east are zoned AG (Agricultural District) -Tulsa County. Tracts to the south and to the west are zoned AG -R (Agricultural- Residential District) -Tulsa County ZONING HISTORY In May, 2004 the property was rezoned to OPUD 04 -02. The Planned Unit Development calls for residential development in the form of single family homes. A copy of the approved Planned Unit Development is attached. The Planned Unit Development was approved with the following conditions: 1. That the development proposed as part of OPUD 04 -02 be screened from abutting properties, around the southern and western perimeter of the subdivision, with a 6 ft. high screening fence. 2. That a landscaping plan for the perimeter of the proposed residential subdivision be reviewed and approved by the Owasso Planning Commission at the time of platting. 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 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 F VAC. PRELIMINARY PLAT REVIEW PROCESS Upon receipt of all appropriate materials, the staff initiates the review process that begins with a thorough_analysis_of the—proposal. _The _primary consideration .is_ the - proposed_plat's compliance__ ___ ._____ with the Owasso Zoning Code and Owasso Subdivision Regulations. The Preliminary Plat is then presented to the Owasso Technical Advisory Committee, at which time utility providers and staff are able to review and provide input on the proposals details. The Technical Advisory Committee along with city staff make a recommendation to the Owasso Planning Commission. The Planning Commission, at a public hearing, can approve, approve with modifications, continue to a date certain or disapprove the preliminary plat. ANALYSIS The applicant is requesting the review and approval of the Belmont Place preliminary plat so that they may plat and eventually develop the property with single family houses. The property is zoned OPUD 04 -02 with an underlying zoning designation of RS -3 (Residential Single Family District). The PUD outlines the development standards for the property in a residential manner. The approved text of the PUD that provides supplemental standards for the development of this property is included in the packet. The proposed layout for the residential uses in the plat is allowed by right according to the zoning designation and is consistent with the approved Planned unit Development. According to the preliminary plat, the developer proposes to divide the property into 93 lots on two blocks. According to OPUD 04 -02, the maximum number of dwelling units allowed on the subject property is 100. The approved PUD text allows for a minimum lot width of 50' and a minimum lot depth of 100'. The minimum allowable lot size according to the PUD text is 5000 ft'. A condition of approval for OPUD 04 -02 was that the developer provide a detailed landscaped plan with the plat to be reviewed and approved by the Owasso Planning Commission. The landscaped plan approval will be required with the final plat for Belmont Place. Access into the development will be from N. 97`h E. Ave. The proposed subdivision will provide a stubbed street to the east to connect to future development. Proposed rights -of -way (R -O -W) within the development are 50' wide as are provisions for the R -O -W of the adjacent arterial. All public roadways proposed within the development must be constructed by the developer and constructed to City standards, to include the provision of sidewalks. To address utility concerns, the proposed plat illustrates utility easements along the perimeter of the entire development site and throughout. The applicant is proposing a reserve area in the northeast corner of the development. It is intended that the reserve area will be utilized for detention. Plans for the drainage and detention of the water from the site must be submitted and approved by the City of Owasso before a building permit may be issued. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved streets and sidewalks. Sewer service will be provided by the City of Owasso. In regards to water service the line that demarcates City of Owasso and Washington County Rural Water district 9' :) water service zones split this property roughly in half (east/west). The applicant must show plans to serve lots within the subdivision with the appropriate water sources or provide documentation allowing one of the sources to serve the entire area. The property will be subject to any payback fees, including Storm Siren fees of $16 per acre. The fees should be payable before the plat is filed. TECHNICAL ADVISORY COMMITTEE The Belmont Place Preliminary Plat was reviewed by the Owasso Technical Advisory Committee at their regular meeting on September 29, 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 following comments were provided: 1. Community Development — Show lot addresses as provided by the City Planner; 2. Community Development — Rename E. 120`h St. N. to E. 1215` St. N.; 3. Community Development - Ensure that sidewalks are established along all public roadways within and along the perimeter of the development; 4. Community Development - Pay the Storm Siren fee of $16 per acre upon approval of the Final Plat; 5. Community Development - With the final plat provide a detailed Landscape Plan for the property adjacent to the arterial and the entrance of the development outlining the placement, type and maintenance of materials; 6. Public Works - Increase front yard Utility Easements to 15'; 7. Public Works - Show contour lines on the plat; 8. Fire Marshal - Coordinate Fire Hydrant locations with the Fire Marshal; 9. AEP /Cox - Insert additional utility easements as requested by the utility companies; 10. Washington County Rural Water - Coordinate water supply between City of Owasso and Washington County Rural Water district #3; RECOMMENDATION Staff recommends approval of the Belmont Place preliminary plat contingent upon the successful execution of the Technical Advisory Committee conditions. ATTACHEMENTS 1. General Area Map 2. Preliminary Plat Application ____3.__BelmQnt Place 4. Belmont Place Deed of Dedication PM61000011,M)AM Owasso Community Development Department 111 N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www.cityofowasso.com I Subiect ProperW E ii& Preliminary Plat Belmont Place f L �lJ=�r,�e�/ i Lc / JL NE corner of E. 116th St. N. and N. 97th E. Ave. N W E S sroL.meer Z' z CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 PRELIMINARY PLAT APPLICATION PROPOSED SUBDIVISION NAMEEL!r (This certifies that the indicated name is the name which is intended to be used for filing of the Final Plat.) GENERAL LEGAL DESCRIPTION OF TRACT /'+0- 6r- S /,a of /UZvZJL .r c—, 6/ DEVELOPER L�C ENGINEER/ARCHITECT - -- ADDRESS J o G T "" 0 3 - - - -- -- - .ADDRESS �' %%! � 32 /G; 7ticrq �c ck . PHONE FAX ?7 - •1 ^o FAX iL2 -04 4j PHONE L(,'s 3600 FAX X63 - -94u TRACT INFORMATION Present Zoning 2 s-3 41104 6H -eL Present Use & ,� (fF"6'i 7iic<T Proposed Zoning Proposed Use PLAT INFORMATION Total Acres 2o.;z63 Number of Lots 2 1 Average Lot Size 1 9 oOG Sr C//- WATER SUPPLY 9-City Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other SANITARY SEWER a-City Sewer ❑ Septic ❑ Disposal Plant STREET SURFACING ❑ Portland Cement Concrete EAsphaltic Concrete ❑ Traffic -bound Surface Course Please submit the completed application form and application fee ($50 plus $30 per lot over 100 lots), along with the completed Preliminary Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Preliminary Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Preliminary Plat will be reviewed. The applicant and /or the applicant's consultant should attend both the Technical Advisory Zee and Planning Commission meetings at which the Preliminary Plat will be reviewed. DEVELOPERSIGNATURE 1 1 DATE j'e -t/ TAC MEETING DATE OPC MEETING DATE SUBMITTAL DATE ZONING DISTRICT FEE RECEIPT NUMBER APPROVED DENIED S6 "!;. Ed AxYxw 14 rl UNFILAMX) Sid 7i fat Amw "ji IY ---- -- ----- -- pn 9 ou -1 il � q� (D Eat A 6 al gin NX* OM Fxt A� Ed AxYxw 14 rl UNFILAMX) Sid STATE OF OKLAHOMA ) ) ss. COUNTY OF TULSA ) BELMONT PLACE DEED OF DEDICATION Belmont Place, LLC, an Oklahoma limited liability company (the "Developer "), being the sole owner of the following described real estate situated in the City of Owasso, Oklahoma: A Tract of land lying in the South -Half of the Northwest Quarter (S /2, NW /4) of Section Six (6), Township Twenty -One (21) North, Range Fourteen (14) East ofthe Indian Base and Meridian, Tulsa County, State of Oklahoma, and being more particularly described as follows, to -wit: Beginning at the Southwest comer of said Northwest Quarter (SW /4 NW /4) said point also being the Southwest comer of Government Lot 5, thence North 0° 064 8 " West and along the West line of said Northwest Quarter (NW /4) for a distance of 663.85 feet, thence South 89'42'20" --- EasYfor a distance of1335.00 feet thcnceSouth 00 06'48 " East- and — parallel to the West line of said Northwest Quarter (NW /4) for a distance of 658.55 feet to a point on the South line of said Northwest Quarter (NW /4), thence North 89" 55' 59" West and along said South line for a distance of 1335.00 feet to the point ofbeginning and containing 20.05 acres; has caused the same to be engineered, surveyed, staked and platted into lots, blocks, streets and reserve areas in conformity to the accompanying plat and survey thereof, which plat is made a part hereof (the "Plat "), and has caused the same to be named Belmont Place, an Addition to the City of Owasso, Tulsa County, State of Oklahoma (the "Addition "). 1. Public Streets andUtility Easements. The Developer dedicates to the public, for public use forever, the easements and rights -of -way as shown on the Plat for the several purposes ofconstructing, maintaining, operating, repairing and replacing any and all streets and public utilities including storm and sanitary sewer, communication lines, electric power lines, transformers, pedestals, gas and water lines, together with all fittings and equipment for each such facility and any other appurtenances thereto, with the right ofingress and egress to and upon said easements and rights -of -way for the uses and purposes thereof. 2. Underground and Electric and Communication Service. In connection with the installation of underground electric, telephone and cable television services, all lots are subject to the following: A. Unless expresslypermitted by the Developer, no overheadpole lines forthe supplyof electric service, telephone and cable television service shall_ be located in the Addition. Street light poles or standards may be served by underground cable, and elsewhere throughout the Addition, all supply lines shall be located underground in the easement ways reserved for general utilities and streets shown on the plat. Service pedestals and transformers as sources of supply at secondary voltages, maybe also located in such easement ways. B. Underground service cables maybe run from the nearest service pedestal or transformer to the point ofusage detennined by the location and construction ofsuch house; provided that upon the installation of such a service cable to a particular house, the supplier of electric service, telephone or cable television service shall thereafter be deemed to have • definitive, permanent, effective and exclusive right -of- wayeasement on each lot covering • five foot strip extending 2.5 feet on each side ofsuch service cable extending from the service pedestal or transformer to the service entrance on said house. C. Thesupplierof electric, telephone, and cable television service, through its proper agents and employees shall at all times have the right of access to all such easement ways shown on the plat or provided for in this dedication for the purposes of installing, maintaining, removing, or replacing any portion of said underground electric, telephone, or cable television so installed by it. D. The owner of each lot shall be responsible for the protection ofthe underground electric, telephone, and cable television facilities located on his property and shall prevent the alteration of grade or any construction activity which may interfere with said electric, telephone or cable television facilities. The Company will be responsible for ordinary maintenance ofunderground electric, telephone, or cable television facilities, but the owner will pay for the damage or relocation ofsuch facilities caused or necessitated by acts of the owner, its agents or contractors. E. The foregoing covenants concerning underground electric, telephone, and cable television facilities shall be enforceable by the supplier of electric, telephone or cable television service, and the owner of each lot agrees to be bound thereby. 3. Underground Gas Service. Underground service lines to allhomes maybe run fromthe nearest service connection to the point of usage detennined by the location and construction ofthe home; provided that upon the installation of such a service line to a home, the supplier of gas service shall thereafter be deemed to have a definitive, permanent, effective and exclusive right- of- wayeasement on said Lot, covering a five foot (S) strip extending 2.5 feet on each side ofsuch service line, extending from the service connection to the service entrance on the home. All gas meters shall be physically located at or near the service entrance to the home. The supplier ofgas service, through its proper agents and employees, shall at all times have right of access to all such easementways shown on the Plat, orprovided for in this Declaration for the purpose of installing, maintaining, removing or replacing anyportion of said underground gas facilities so installed by it. The Ownerof each Lot shall be responsible for the protection ofthe underground gas facilities located on its Lot and shall prevent the alteration of grade or any construction activitywhich may interfere with said gas facilities. The supplier of gas services will be responsible for ordinary maintenance of underground gas facilities, but Declarant will pay for damage orrelocation of such facilities caused by acts of Declarant or its agents or contractors. The foregoing covenants concerning underground gas facilities shall be enforceable by the supplier of gas service, and the Owner of each Lot agrees to be bound hereby. 4. Water, Sanitarvand Storm Sewer. Owners shallbe responsible for the protection ofthe public water mains and sanitary sewer facilities located on their lots and shall prevent the alteration ofgrade in excess ofthree feet from the original contours or any construction activity which may interfere with said facilities. Said alteration of grade restrictions shall be limited to easement areas. The City shall be responsible for ordinary maintenance ofpublic water mains andpublic sanitary sewer facilities, but the owner will pay for damage or relocation ofsuch facilities caused ornecessitated by acts ofthe owner or his agents or contractors. The City shall have the right of access with its equipment to all easement ways shown on the Plat for installing, maintaining, removing or replacing anyportion ofthe underground water and sewer facilities. The foregoing covenants concerning water and sewer facilities shall be enforceable by the City, and the owner of the lot agrees to be bound hereby. 5. Sanitary Disposal. No outside toilets or septic tank systems shall be allowed in the Addition and all sanitary arrangements must comply with local and state health requirements. 6. Landscape and PavingReoair. The Owner of each lot shall be responsible for the repair and replacement of any landscaping and paving located within the utility easements in the event it is necessary to repair any underground water, sanitary sewer mains, storm sewers, electric, natural gas, telephone, or cable television service. No lot owner shall plant any trees or shrubbery in dedicated utility easements ofright- of- waywhichwould potentially endanger, threaten, or harm any utilities located within said easements or rights -of -way. If it is determined that any trees or shrubbery located within said easements orrights -of -way are damaging or endangering utilities in said easements orrights -of -way, the city shall have the right to remove said trees or shrubbery upon five (5) days notice thereof at the lot owner's expense, or within such time the lot owner may remove same. — - -- - - -- -- - - - -7. - - -- Homeowners' - Association -A homeowners' association, - known as !'Belmont -Place Association," an Oklahoma corporation, has been or shall be established pursuant to 60 O.S.1991, § 851, et seq., to maintain the entryway and the reserve areas in the Addition and for such other purposes as shall be deemed advisable. All lawful acts, ifany, ofthe Association, made under and pursuant to its Certificate of Incorporation and By -Laws shall be binding upon the lots contained in the Addition and the owners thereof. Membership in the Association shall consist of all owners of lots in the Addition and ofsuch additional property designated by the Developer. Annual assessments shall be made on aper lot basis as provided in the Conditions, Covenants and Restrictions for the Addition promulgated by the Developer. Such assessments shall be a lien upon the lot assessed. Any such lien maybe foreclosed by the Association and the lot owner shall be responsible for all costs and attorneys fees incurred by the Association in connection with such suit. No lot shall be entitled to more than one (1) vote, regardless of the number of owners. A. Rieht to Purchase Insurance. The Association may purchase, carry and maintain in force various insurance coverages that the Board, in its discretion, determines to be necessary, reasonable and prudent to protect the Association and its Board, agents, employees, Members and Owners against claims brought against the Association as a result ofthe performance or nonperformance of its duties under this Declaration. The coverages provided by the Association shall be in such amounts and with such deductibles, endorsements and coverages as shall be considered by the Board, in its discretion, to be good, responsible insurance practice for properties similar in construction, location and use to the Property. B. Adequacy ofinsurance. It shall be the responsibility of the individual Owner to satisfy himself as to the adequacy of the insurance limits and coverage obtained by the Association. The Association accepts no liability of any kind for the adequacy of the coverage with respect to meeting the individual Owner's needs. It shall be the duty of each Owner to request to review the coverages provided by the Association and determine whether or not he needs additional coverage to satisfy his individual needs or responsibilities. C. Insurance Proceeds. The Association shall use the net proceeds of anyproperty insurance to repair and replace any damage or destruction of property covered by the insurance, either to its original design and condition or, in the reasonable discretion of the Board, to a different design, condition or state. Net proceeds shall include, but are not limited to, proceeds attributable to insurance carried by the Association for the benefit of other third parties. Any balance from the proceeds of such insurance paid to the Association, as required in this article, remaining after satisfactory completion ofrepair and replacement shall be retained by the Association as part of the general reserve fund for repair and replacement of the Common Areas. If the proceeds of insurance carried by the Association are insufficient to repair or replace any loss or damage covered or intended to be covered by that insurance (including any deductible), the Board may either levy a Special Assessment to cover the deficiency or otherwise provide funds to cover the deficiency in such manner as the Board shall determine. S. Reserve Areas. The area(s) designated on the Plat as Reserve Area(s) are herebyretained by the Developer for possible later conveyance. 9. Set -back Lines. No buildings, outbuildings, structures, orparts thereofshall be constructed or maintained on lots nearer to the property lines than the set -back lines provided herein or shown on the accompanying plat. Unless otherwise provided by easement or set -back lines shown on the accompanying plat, the minimum building set -back lines for dwellings or other outbuilding structures shall be: - -- - - - -- Front yard: -- -20 feet----- - - - -- - ... - - - - -- -- - — - Side yards: 515 feet or 10 /0 feet Back yard: 15 feet On all lots where there is both atwenty-five foot set -back line and a fifteen foot set -back line adjacent to a public street, the portion of the lot containing the twenty-five foot set -back shall be considered the front yard and the dwelling shall face this portion of the lot. 10. Fence Easements. Areas designated on the Plat as Fence Easements are hereby designated by the Developer as perpetual easements for the benefit ofthe Association for the purpose of providing proper visual screening of the Addition from surrounding areas, and for the construction and maintenance of any fence or wall and for other purposes deemed to be in the common good by the Association. 11. Compliance with Code. All lots are subject to the uses, restrictions and requirements of the Code of the City of Owasso. IN WITNESS WHEREOF, Belmont Place, LLC, hereby approves and executes the foregoing Deed of Dedication this _ day of April, 1995. ATTEST: Belmont Place, LLC, an Oklahoma limited liability company By STATE OF OKLAHOMA Noble Sokolosky, Manager ) ) ss. COUNTY OF TULSA ) Before me, the undersigned, allotaryPublic in and for said County and State, on this l"day of September, 2004, personally appeared Noble Sokolosky, to me known to be the identical person who subscribed the naive of the maker thereof to the foregoing instrument as its Manager and acknowledged tome that he executed the same as his free and voluntary act and deed and as the free and voluntary act and deed of such corporation, for the uses and purposes therein set forth. Given under my hand and seal of office the day and year last above written. bl My Commission Expires: Notary Pu ic 58088\Belmont Place Submission for: PLANNED UNIT DEVELOPMENT GPUI') cry — ©Z PROJECT ONE a proposed Addition to the City of Owasso, Tulsa County State of Oklahoma Section Six (6), Township Twenty -One (21) North, Range Fourteen (14) East Submitted to: CITY OF OWASSO, OKLAHOMA Prepared by: Noble Sokolosky Sokolosky Law Firm P. O. Box 1013 Owasso, Oklahoma 74055 272 -0270 (fax) 272 -0199 March 31, 2004 TABLE OF CONTENTS Development Concept ............................................. 3 Statistical Summary ............................................... 4 Development Standards ........................................... 5 Homeowners' Association ............................. 6 Platting Requirements ............................................. 7 Site Plan Review ......................................... 7 Expected Schedule of Development .................................. 7 -- - m Site Analysis Underlying Zoning 2 DEVELOPMENT CONCEPT Project One is a proposed planned unit development (PUD) comprised of Twenty (20) acres in Northwest Owasso, Oklahoma. The property is located at 12100 North Mingo. The site is characterized by nearly flat terrain. The existing soils on the site create no unusual development problems that are not commonly encountered in most other area developments. Overall, this site has excellent development possibilities. The development is a singlefamily residential development that will feature a small, secure neighborhood feeling bordered by a large undeveloped tract. Many prospective residents in today's marketplace desire smaller, well- maintained yards along with nice homes on smaller lots. This development concept will allow that type of home to be developed in a manner that is consistent and well- designed. 91 STATISTICAL SUMMARY Project Area + 20 gross acres ➢ Residential + 20 gross acres Maximum Dwelling Units Requested: 100 DU's DEVELOPMENT AREAS RESIDENTIAL: Single- Family Detached ➢ Total Area: ± 20 gross acres ➢ Requested Number of Dwelling Units: 100 4 DEVELOPMENT STANDARDS Single - Family Detached Homesites: Single- family detached structures intended for individual lot ownership. ➢ Permitted Uses Minimum Lot Size ➢ Maximum Building Height ➢ Minimum Front Yard if Abutting Public Street ➢ Corner Lot Minimum Side Yard Abutting Public /Private Street ➢ Minimum Lot Frontage* ➢ Minimum Lot Depth ➢ Minimum Rear Yard ➢ Minimum Side Yard As permitted within RS -3 District, By right or special exception 5,000 sq. ft 2 stories 20 ft. 15 ft. 50 ft. 100 ft. 15 ft. 5 /5ft.or0 /loft. * Cul -de -sac and pie shaped lots may have less than minimum frontage measured at building lines. Other Requirements: It is intended that a preliminary and final plat will be submitted for the residential development areas that are consistent with the concepts and development standards set forth above. Additional requirements or modifications may be established by the city of Owasso Planning Commission and the Owasso City Council pursuant to their review. 5 HOMEOWNERS' ASSOCIATION The Homeowners' Association to be established will be responsible for the maintenance of the detention area, landscaped entrances, and all other landscaped buffers and islands, if any. These areas are to be created by the developer and turned over to the Association for maintenance. In the event the Association fails to maintain these areas in a proper and safe manner, the City of Owasso will have the right to maintain these areas and assess each lot. Should payment by any member not occur, the City of Owasso and the Association will have the right to lien the delinquent member's real property within the platted area. Final documents on the Association will be filed in the future which will address rights and requirements for association members. 3 PLATTING REQUIREMENT No building permit shall be issued until the property has been included within a subdivision plat submitted to and approved bythe Owasso Planning Commission and the Owasso City Council and duly filed of record, provided, however, that development areas may be platted separately. Restrictive covenants shall be established which are not consistent with the terms hereof and where appropriate, the City of Owasso shall be made a beneficiary thereof. SITE PLAN REVIEW No building permit shall be issued for the construction of buildings within a development area until a site Plan ofth e slevetapmentarea_has_ been- submitted -to- and - approved- by -the - city of Owasso Planning Commission as being in compliance with the PUD Development Concept and the Development Standards. Separate building plans may be submitted for individual home construction afterthe subdivision has been given final approval bythe City of Owasso. EXPECTED SCHEDULE OF DEVELOPMENT Development of the Addition is anticipated to commence upon approval and of zoning and platting. -. -- � i I �l TT- CL � CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT FINAL PLAT ( OWASSO MEDICAL CAMPUS) STAFF REPORT BACKGROUND The City of Owasso has received a request from the Haskell Company for the review and approval of the Owasso Medical Campus final plat consisting of 9 lots and two (2) reserve areas in six (6) blocks on 66.4231 acres, more or less. The applicant wishes to plat the property so that they may eventually develop a full service hospital, associative medical offices and assisted living residential housing. HEARING DATE: Planning Commission, October 11, 2004 LOCATION The subject property is located 0.3 miles northwest of the intersection of E. 96h St. N. and N. 129b E. Ave.; immediately north of the Owasso Market. EXISTING LAND USE Undeveloped 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 OPUD 04 -03 /OM (Office). SURROUNDING ZONING 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) ZONING HISTORY August, 2004 — The City of Owasso rezoned the property to OPUD 04 -03 with an underlying zoning designation of OM (Office Medium District). With that decision were the following conditions of approval: 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; 12. Provide a 5' elevated berm, with an orderly row of trees planted on top adjacent to residential districts; 13. A maximum height of 45' for the assisted living residential in Tract "E"; 14. Provide a crash gate on E. 1001i St. No. entrance into the hospital development; 15. Restrict the cooling tower height to 20'; 16. Provide a masonry screening wall surrounding the utility yard consistent with the building materials used for the hospital; 17. Provide shielding on all pole lights blocking lights from residential districts; 18. Submit a photo metric plan for Planning Commission approval at site plan stage; 19. Submit a grading plan for review that illustrates the landscaped berms; 20. Lighting shall produce no more than two (2) additional foot candles measured adjacent to residential districts; 21. Ensure that improvement plans for N. 12911 E. Ave. are considered in coordination with the hospital improvements. In September, 2004 the Owasso Medical Campus preliminary plat was approved by the Owasso Planning Commission with the following conditions: The following proposed private roads as established with mutual access easements should be converted into public right of way with widths consistent to the existing public roads with which they will connect: • The north/south segment in the extreme western portion of the property extending through Lot 1 that provides a connection between Owasso Market and N. 11711 E. Ave. in Bailey Ranch Estates; • The nortb/south segment of roadway located near the center of the property dissecting Lot 2 and Lots 3 -5; • The entire segment of roadway starting in the eastern portion of the property between Lot 5 and Lot 7 extending north and turning due west and running alon the northern side of Lots 2, 5, and 6 eventually connecting in the west to E. 100 St. N. in Bailey Ranch Estates; • The segment of roadway located in the southeast section of the property between Lot 3 and Lots 4 and 5; 2. Establish appropriate utility easements along all public right of ways; 3. Provide names for the streets as directed by the City Planner; 4. Re- designate the lots and blocks in accordance with the new right of way lines; 5. Create a `Reserve Area' around the existing pond in Lot 2; 6. Provide details in the covenants outlining the ownership and maintenance of all detention and reserve areas and mutual access easements shown on the plat; 7. Pay the Storm Siren fee of $16 per acre for the platted area; 8. Provide standard language in the covenants per ONG and AEP. 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 stonnwater drainage, streets and grading and erosion control, waterlines, stormwater detention, and wastewater lines. Often, approval is required of other agencies, such as the Department of Environmental Quality for wastewater collection and the US Army Corps of Engineers for properties that may be development sensitive. Once the property development proposal shows a division of lots that is acceptable to both the developer and the City of Owasso, a final plat application is submitted. A final plat illustrates the layout and dimension of lots included on the final plat, right -of -way widths, easements, and other physical characteristics that must be provided for review by the City. After obtaining approval from the TAC and Planning Commission, the final plat is considered by the City Council. If approved, the final plat is filed with the office of the County Clerk and governs all future development on that property. Another form of property division that can be considered in some cases is a lot split. Lot splits are minor subdivisions of property into three or fewer tracts, and do not provide for any new public streets. Typically, this is an appropriate option for a land owner who wishes to take large undeveloped parcels of land and divide it into two or three smaller tracts. If the development is non - residential 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. If the development is residential a site plan accompanies a building permit for each individual lot. The site plan for the residential development on the lot is reviewed by the City Planner for compliance with the zoning code and the provisions of the final plat. FINAL PLAT REVIEW PROCESS The Final Plat review process is initiated when a property owner submits an application to the City of Owasso requesting the review and acceptance of a subdivision of land. The application shall be accompanied by the correct fee and final plat drawings and covenants. If the final plat is one lot on one block the applicant may forego the Preliminary plat review, in such case the applicant will be responsible for submitting a certified abutting property owners report at the final plat stage so that staff may notifying abutting property owners. Upon receipt of a complete application city staff will begin reviewing the proposal for compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications. The proposed final plat will then be presented to the Owasso Technical Advisory Committee (TAC) for review and recommendation. At that meeting utility providers and city staff are afforded the opportunity to comment on the technical aspects of the development proposal. The TAC will forward a recommendation to the Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the application is compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The Planning Commission will forward a recommendation to the City Council. The Owasso City Council can then determine if the final plat meets city specifications and approve, deny, or approve the final plat with conditions. A Final Plat is the final map or record of a subdivision and must be approved by both the Planning Commission and City Council. The applicant is requesting the review and approval of the Owasso Medical Campus final plat so that they may plat and eventually develop the property with a full service hospital and medical center, medical offices and .senior living residential development. The property is zoned OPUD 04 -03 with an underlying zoning designation of OM (Office Medium District). The designation outlines the development standards for the property in an office manner. The approved text of the PUD that provides supplemental standards for the development of this property is included in the packet. The proposed layout for the hospital/office and assisted living residential uses associated with the plat is allowed by right according to the zoning designation and is consistent with the approved Planned Unit Development. A copy of the Owasso Medical Campus Planned Unit Development text is attached for your review. According to the final plat, the developer would like to divide the property into nine (9) lots and two (2) reserve areas on six (6) blocks. Lot two (2) of block four (4) consists of 12.4249 acres and is proposed as the site for the hospital. Lot two (2) of block two (2) consists of 18.66 acres and is proposed as the site for the assisted living residential units. The remainder of the lots will be developed with associative medical offices. The main access into the Owasso Medical Campus will be from N. 12911 E. Ave. There will be three other points of ingress and egress provided; two (2) from the existing stub streets in Bailey Ranch Estates Il and one (1) from the existing street in the Owasso Market II subdivision. The E. 10011 St. N. access point into Bailey Ranch Estates II will have a crash gate installed at the contiguous boundary line between Bailey Ranch Estates Il and the Owasso Medical Campus to prevent through traffic, although the crash gate will allow emergency vehicles to pass through. In addition, the road from this development that ties into E. 10011 St. N. at Bailey Ranch Estates is required to feature a 90 degree bend to further facilitate traffic calming and reduce speeds. Interior circulation will be provided by an internal street system that will allow easy and efficient access to and from all uses within the site. According to the plat all of the proposed roads are public and will be established as 50' right -of -way's with the exception of the main road entering the site from N. 12911 E. Ave. The main roadway is proposed as a boulevard with a landscaped median which will require a wider right -of -way width. The landscaped medians will be maintained by the developer and hospital owner as accomplished by a landscape easement in the public right -of -way. The development is planned to accommodate stormwater run -off in two existing facilities; an existing pond on the western portion of the site and a pond located southeast of the plat area. The pond in Lot 2 is included in a `Reserve Area' so that pond area is identified exclusive of Lot 2 and maintenance provisions are clearly outlined in the covenants. Plans for the drainage and detention of the water from the site must be submitted and approved by the City of Owasso before a building permit may be issued. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved streets and sidewalks. Water and sewer service will be provided by the City of Owasso. The property will be subject to all payback fees including Storm Siren fees of $16 per acre. In addition to typical building setback standards; the PUD requires that a 50' building line /landscape buffer be established adjacent to all R (residential) districts. The requirement is illustrated on the attached plat along the northern and western boundary lines. In regards to utility provisions, the proposed plat illustrates 17.5 foot utility easements along the perimeter of the entire development site as well as along all public roadways. TECMIUCAL ADVISORY COMMITTEE The Owasso Medical Campus Final Plat was reviewed at the regularly scheduled Owasso Technical Advisory Committee on September 29, 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 were provided: 1. Community Development — Terminate the R -O -W on the entry road, E. 100a' St. N., at the return at the intersection with E. 99, St. N.; 2. Community Development — Pay the Storm Siren fee of $16 per acre before final plat is released from the City; 3. Community Development — Show water in &astructure for connections with the City of Owasso water; 4. Community Development - Ensure that sidewalks are provided on either side of all public roadways developed within the subdivision, not including the north side of E. 101" St. N; S. Community Development - Create reserve areas within R -O -W for any proposed landscaped islands on the entryway road, E. 1000' St. N. and provide maintenance details in the deeds of dedications; 6. ONG - Provide standard language in the deeds of dedication. RECOMMENDATION Staff recommends approval of the Owasso Medical Campus final plat contingent upon the successful execution of the Technical Advisory Committee conditions. ATTACHMENTS 1. General Area Map 2. Final Plat Application 3. Owasso Medical Campus Final Plat 4. Owasso Medical Campus Planned Unit Development text ^ iocm s' N X. J S 3 z NOWMEWMENE Owasso Community welopment Department 111 N. Main St. Owasso, OK 74055 � 18.376.1500 118.376.1597 ww.cityofowasso.com 0 m e CS Subject Property St. N. Final Plat Owasso Medical Campus W, A l E. Ave.North of E. 96th St. N. and West of N. 129th I S ,� m. 2W4 CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 27211997 FINAL PLAT APPLICATION PROPOSED SUBDIVISION NAME_Owasso Medical Camous GENERAL LEGAL DESCRIPTION OF TRACT 'See Attache d ENGINEER/ARCHITEC1Tulsa Engineering °. cksOtADDRESS6737 S. 85th E Ava Tulsa, OK 231 PHONE 9F9 9fi91 FAX ?50.4566 TRACT Present Zoning Present Use PmposedZod Proposed Use INFORMATION 4 -03 Vacant N/A Medical Cam uS PLAT- Total Acres Number of Lots Average Lot Size INFORMATION WATER SnPPLY V City Main ,❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other SANITARY SEWER j] City Sewer ❑ Septic ❑ Disposal Plant STI;EET SURFACING I ❑ Portland Cement Concrete �( Asphaltic Concrete ❑ Traffic -bound Surface Course Please submit the completed application form and application fee ($100 plus $.50 per lot over 100 lots), along with the completed Final Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Final Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Final Plat will be reviewed. The applicant and/or the applicant's consultant should attend both the Technical Advisory Committee and Planning Commission meetings at which the Final Plat will be reviewed. I (We), the undersigned developer, conditions of said preliminary plat DEVELOPER Conditions TAC MEETING DATE SUBMITTAL DATE FEE RECEIPT NUMBER this sub&ed preliminary plat approval and that all e as conditions pr otested. DATE OPC MEETING DATE ZONING DISTRICT APPROVED DENIED i E N O a x A rvn a 5 Um 9459 FF- g�N 1 I i L I 1 1 � I� I III 1 _ 161 11! IY111 II,..YW�Y.. ■.i..�i;lYnpYipFl�in�0 ! 11....1!■! FE IbIY111�Y 11!11�1 p II�kW,Y1WYo E NE� ! p 111. 1q1,1 Il VA JIM O I , . 11`�1.. 1pll�. tnE 11111 MINE ilia � ...n...rr.. �Y1i�11YYYi�� �1 E�' 1111 KIWI ,I�Il, 1 . CNO HTH- 'g 6 {Sala p 1 1 , y >t 1 i It Nw�h 30/h Eil >.l venue v - =r", a - tt i$ _ _ 1 a 1 IW FF�'u y n E; $ Il Ilia: A i A e E ° m m z x •` u'��\ a North 123A Easf Avenue t �3 o� m CNO HTH- 'g 6 {Sala p 1 1 , y >t 1 i It Nw�h 30/h Eil >.l venue v - =r", a - tt i$ _ _ 1 a 1 IW FF�'u y n Il 0 0 D x •` u'��\ a North 123A Easf Avenue t . I �ti.MY� I I dpi ��• y FFS.- a "9 Jim6 : o m n a 1291h Eas! Avenue i r t a Nunn 12](h Ens/ Avenue I �S 11NPIAT(EO Owasso Medical Campus Planned Unit Development No. 04 -03 Pb rD PP. EPA RED BY. Tulsa Engineering & Planning Associates, Inc. 6737South 85th East Avenue Tulsa, OK 74133 REVISED 08/12104 per OWASSO PLANNING COMMISSION RECOMMENDATIONS - (Original dated 07/24/2003) TABLE OF CONTENTS Page I. Development Concept .................. ............................... 1 Exhibit A - Conceptual Site Plan Exhibit B - Development Area Plan Exhibit C - Existing Topography Plan Exhibit D - Surrounding Zoning and Land Use Plan Exhibit E - Proposed Zoning Plan Exhibit F - Architectural Rendering IL Statistical Summary ................... ............................... 2 III. Development Standards - Office (Tract A) .. ............................... 3 IV. Development Standards - Office (Tract B) .. ............................... 4 V. Development Standards - Hospital/Medical Office (Tract C) ................... 5 VI. Development Standards - Office (Tract D) .. ............................... 6 VII. Development Standards -Senior Living (Tract E) ........................... 7 VIII. Development Standards - Office (Tract F) ... ............................... 9 IX. Architectural Review Board ............. ............................... 10 X. Landscaping and Screening ............. ............................... 10 X1. Signage ............................. ............................... 10 XII. Access and Circulation ................ ............................... 10 X111. Site Plan Review ..................... ............................... 10 XIV. Platting ............................. ............................... 11 rAData \MlSC\2004\04061.001 Owasso Medical Campus PUD.wpd I. DEVELOPMENT CONCEPT The Owasso Medical Campus development comprises ±66.42 acres located approximately 675 feet west of North 129' East Avenue and northwest of the intersection of US Highway 169 and North 129" East Avenue. The project lies south of Sherrill Acres and east of Bailey Ranch Estates R. The project site is presently zoned RE (Residential District) along the northern 200 feet of the site, RS -2 along the west and southwest 125 feet of the site that abuts Bailey Ranch Estates II, and RS -3 for the remainder of the development. We are simultaneously submitting an application for the re- zoning of this parcel to OM (Office Medium Intensity District). The site is characterized by relatively flat to slightly rolling terrain with an existing pond located in the west central portion of the site. Soil types are of the type commonly encountered in the area and should create no unusual developmental problems. The location is ideally suited for a development ofthis type due to the favorable topography, tract configuration, accessibility, and location. Visibility is excellent with views into the site from North 129`s East Avenue and US Highway 169. Access to the site, which in the case of a medical campus is of critical importance, is also excellent, with close proximity to North 129`s East Avenue, East 96"' Street North and US Highway 169. The Owasso Medical Campus development is proposed as a multi -use medical campus, with a state of the art hospital, medical and general office buildings, and a retirement village. The retirement village will offer a number of potential uses, including but not limited to independent living ,residences, assisted living residences, rehabilitation facilities, continuing care facilities and skilled nursing facilities. Based on the needs and lifestyles of the individual residents, this area will also include one or more of the following types of residences: multi- family, single family, and/or duplex homesites. Most of the structures in the development will be low rise in nature, generally 1 to 2 stories in height except for a 4 -story tower of the proposed hospital, which will be utilized forpatient rooms and will be located more than 300 feet from the north property line. There is also a proposed helipad next to the hospital that will be mainly used for critical patients that require transferto another facility. Use of the helipad should be infrequent, as it will not generally be used for trauma support services. With a medical campus theme for the Owasso Medical Campus PUD, open space and associated landscaping will be an important component in the development of this project. An existing pond, located in the Senior Living portion (Tract E) of the project will be utilized and improved to provide an aesthetic enhancement to the site. A 50 foot building line and landscape buffer is being proposed along the north and west property lines. While vehicular access and parking will be allowed within portions of this buffer area, the 50 foot building line and landscape buffer will allow for a logical and aesthetically pleasing transition from the residential areas to the north and west of the project site. An interconnecting sidewalk and trail system will allow easy access to all areas of the development. In addition to providing pedestrian access, it will also offer an excellent opportunity for the enjoyment and exercising of the residents and patients of the medical campus and retirement village. In order to aid in reducing the potential increase in traffic on East 100' Street North, a crash gate will be installed at the development boundary line with Bailey Ranch Estates 11. In addition, the road from this development that ties into East 100'h Street North will now feature a 90 degree bend to facilitate traffic calming and reduce speeds. FdDaW NISM2004104061.001 Owasso Medical Campus PUD.wpd Page I of 12 II. STATISTICAL SUMMARY TOTAL PROJECT AREA: ±66.42 Acres TOTAL PROJECT FLOOR AREA (0.50 FAR): 1,446,628 sq. ft. MINIMUM AMOUNT OF OPEN SPACE (15 %) ±9.96 Acres OFFICE (Tracts A, B, D and F): Tract A - Total Area ±3.07 Acres Maximum Proposed Floor Area (0.21 FAR) 28,000 sq. ft. Tract B - Total Area ±1.93 Acres Maximum Proposed Floor Area (0.24 FAR) 20,000 sq. ft. Tract D - Total Area 1:3.71 Acres Maximum Proposed Floor Area (0.14 FAR) 22,000 sq. ft. Tract F - Total Area ±8.30 Acres Maximum Proposed Floor Area (0.25 FAR) 90,000 sq. ft. HOSPITAL/OFFICE (Tract C): Tract C - Total Area ±24.31 Acres Maximum Proposed Floor Area (0.60 FAR) 634,711 sq. ft. SENIOR LIVING (Tract E): Tract E - Total Area ±25.10 Acres Maximum Proposed Floor Area (0.60 FAR) 651,917 sq. ft. Maximum Number of Dwelling Units 329 DUs FdDaMWISC1?004V04061.001 Owasso Medical Campus PUD.wpd Page 2 of 12 III. DEVELOPMENT STANDARDS - OFFICE (Tract A) Tract A shall be govemed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from East Boundary from North Boundary from Interior Development Areas Off - Street Parking Minimum Internal Landscaped Open Space Lighting Sign Standards: As permitted in the OM District, by right or specific use permit. 12,000 sq. R. 25 feet 10 feet 25 feet 50 feet* 00 feet As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if the abutting property is within an RE, RS, or RD District. FADataMSC1200 \04061.001 Owasso Medical Campus PUD.wpd Page 3 of 12 IV DEVELOPMENT STANDARDS - OFFICE (Tract B) Tract B shall be governed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from East Boundary from South Boundary from Interior Development Areas Off - Street Parking Minimum Internal Landscaped Open Space Lighting Sign Standards: As permitted in the OM District, by right or specific use permit. 12,000 sq. ft. 25 feet 10 feet 10 feet 10 feet 00 feet As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. F.1DaW\,M1SC\ 2004 \04061.001 Owasso Medical Campus PUD.wpd Page 4 of 12 V. DEVELOPMENT STANDARDS - HOSPITAL/MEDICAL OFFICE (Tract C) Tract C shall be governed by the use and development regulations of the OM District, except as herein modified, and is planned for a Hospital/Medical Campus to include a full service hospital and medical office buildings with support and accessory use facilities. Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from North Boundary from Interior Development Areas Maximum Building Height: Maximum Height of Cooling Towers Off - Street Parking Minimum Internal Landscaped Open Space Lighting As permitted in the OM District, by right or specific use permit. 12,000 sq. ft. 25 feet 10 feet 50 feet* 00 feet 80 feet 20 feet ** As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Sign Standards: Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if the abutting property is within an RE, RS, or RD District. F.'Data\M1SC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 5 of 12 ** A masonry wall of fourteen (14) feet in height, which coordinates with the building materials of the hospital, will be constructed around the utility yard to assist in the screening the cooling towers and other equipment in this area. FADataWIS0200M04061.001 Owasso Medical Campus PUD.wpd Page 6 of 12 VI. DEVELOPMENT STANDARDS - OFFICE (Tract D) Tract D shall be governed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from South Boundary from Interior Development Areas Off - Street Parking Minimum Internal Landscaped Open Space Lighting S;a-n Standards: As permitted in the OM District, by right or specific use permit. 12,000 sq. ft. 25 feet 25 feet 10 feet 00 feet As required by the Owasso Zoning Code 15% Lighting used to illuminate an off -street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. FADalaWS00004104061.001 Owasso Medical Campus PUD.wpd Page 7 of 12 VII. DEVELOPMENT STANDARDS - SENIOR LIVING (Tract E) Tract E shall be governed by the use and development regulations of the OM District, except as herein modified, and is planned for a continuing care campus community to include some or all of the following uses: Independent living apartments, cottages, duplexes, single - family residences, assisted living residences, skilled nursing and special care facilities, and supporting accessory uses. This tract will be available for expansion of the hospital/medical campus to include a full service hospital and medical office buildings with support and accessory use facilities. Permitted Uses: Minimum Lot Size: Maximum Number of Dwelling Units Maximum Floor Area Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from West Boundary from South Boundary from Interior Development Areas Maximum Building Height Minimum Livability Space Off - Street Parking Minimum Internal Landscaped Open Space Lighting As permitted in the OM District, by right or specific use permit. 12,000 sq. 11. 329 DUs 651,917 sq. ft. 25 feet 10 feet 50 feet* 10 feet 00 feet 80 feet (Hospital) 45 feet (Assisted Living) 800 sq. ft. per DU As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will FADaM\N11SC\'004 \04061.001 Owasso Medical Campus PUD.wpd Page 8 Of 12 incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Sign Standards: Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if the abutting property is within an RE, RS, or RD District. F:\Data\MISC\2004 \04061.001 Owasso Medical Campus FUDaspd Page 9 of 12 VIII. DEVELOPMENT STANDARDS - OFFICE (Tract F) Tract F shall be governed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Frontage: Minimum building setbacks: from Non - Arterial Street R/W from Private Street R/W from North Boundary from West Boundary from Interior Boundaries Maximum Building Height Off - Street Parking Minimum Internal Landscaped Open Space Lighting As permitted in the OM District, by right or specific use permit. 100 feet 25 feet 10 feet 50 feet* 50 feet 00 feet 25 feet As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Sign Standards: Signs shall be installed in accordancewith Chapter 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (5 8) feet, if the abutting property is within an RE, RS, or RD District. F.\Dala\MlSC\20 0 410 4 0 6l.00 I Owasso Medical Campus PUD.wpd Page 10 of 12 IX. ARCHITECTURAL REVIEW BOARD An Architectural Review Board (the Board) will be formed and will consist of members of the owner's staff and development team, appointed to the Board by the owner. The Board will be responsible for the review and approval of all site, landscape, drainage and architectural plans as well as approval of all architectural building materials. The formation of the Architectural Review 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. X. LANDSCAPING AND SCREENING Landscaping and screening designed within the Owasso Medical Campus site is intended to achieve unity throughout the planned unit development as well as provide an attractive view of the project from surrounding streets and neighborhoods. 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. A 5 foot berm, with trees planted on and around said berm, will be constructed within the 50 foot building line /landscape buffer adjacent R Districts. 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 Campus is poised to create a beautiful and vital addition to the Owasso community. XI. SIGNAGE One sign shall be allowed along the west side of North 129' East Avenue. This sign shall be for the identification of the subdivision only and will have no advertising. XII. ACCESS AND CIRCULATION The main access into the Owasso Medical Campus willbe from North 1291 East Avenue. There will be three (3) other points of ingress and egress provided; two (2) from the existing stub streets in Bailey Ranch Estates II and one (1) from the existing stub street in the Owasso Market R subdivision. The East 100'h Street North access point into Bailey Ranch Estates 11 will have a crash gate installed at the contiguous boundary line between Bailey Ranch Estates H and the Owasso Medical Campus, to aid in reducing the potential for increased traffic. Interior circulation will be provided by an internal street system that will allow easy and efficient access to and egress from all land uses within the PUD. TH. SITE PLAN REVIEW No building permit shall be issued until a detailed site plan of the proposed improvements has been submitted to and approved by the Owasso Planning Commission as being in compliance FdDaia\MISC12004\04061.001 Owasso Medical Campus PUD.wpd Page 11 of 12 with the development concept and the development standards. Submittal of a photo - metric plan is required at the time of the site plan review to determine the impact on the surrounding R Districts from potential light pollution. In addition, submittal of a grading plan will be required to be submitted so that the berming in the 50' building line /landscape buffer can be illustrated. XIV. PLATTING No building permit shall be issued until the planned unit development project area has been included within a subdivision plat submitted to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record. The deed of dedication of the required subdivision plat shall include covenants of record, enforceable by the City of Owasso, setting forth the development standards of the planned unit development. 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F E }ar w �V_ F3IBM 10 m e � CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT FINAL PLAT (RENAISSANCE CENTER) STAFF REPORT BACKGROUND The City of Owasso has received a request from Ed Long, Jr. for the review and approval of a final plat for Renaissance Center consisting of one lot and one reserve area in one block on 3.264 acres, more or less. It is the intention of the property owner to plat the property and develop a commercial shopping center on the northern section of the property and a mini- storage facility on the southern section of the property. HEARING DATE: Planning Commission, October 11, 2004 LOCATION The property is located at the southeast corner of N. 137`h E. Ave. and E. 86`h St. N. A general area map has been attached for your review. EXISTING LAND USE The property is currently undeveloped SURROUNDING LAND USE North: Owasso Public Schools Eighth Grade Center South: Greens Apartments East: Undeveloped West: Owasso Medical Center PRESENT ZONING CS (Commercial Shopping) North: AG South: RM -1 (Residential Multi- Family) East: AG West: OM (Office Medium Density) SITE SPECIFIC HISTORY In 2003, the property was platted as ROC Owasso III; two lots on two blocks intended to be developed in a commercial manner. The approved plat was never filed with the Tulsa County Clerk's office and has expired. The property has since changed hands and the new applicant is in the process of establishing a new plat and site plan for the development of the property. On September 28, 2004, the applicant received a Special Exception from the Owasso Board of Adjustment to allow the development of mini- storages on the southern 1/3 of the property. 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 deveIopmenf that proposes fo divide land -into Iwo 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 large undeveloped parcels of land and divide it into two or three smaller tracts. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning Commission. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. FINAL PLAT REVIEW PROCESS The Final Plat review process is initiated when a property owner submits an application to the City of Owasso requesting the review and acceptance of a subdivision of land. The application shall be accompanied by the correct fee and final plat drawings and covenants. If the final plat is one lot on one block the applicant may forego the Preliminary plat review, in such case the applicant will be responsible for submitting a certified abutting property owners report at the final plat stage so that staff may notifying abutting property owners. _Upon receipt of a complete application city staff will begin reviewing the proposal for compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications. The proposed final plat will then be presented to the Owasso Technical Advisory Committee (TAC) for review and recommendation. At that meeting utility providers and city staff are afforded the opportunity to comment on the technical aspects of the development proposal. The TAC will forward a recommendation to the Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the application is compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The Planning Commission will forward a recommendation to the City Council. The Owasso City Council will then determine if the final plat meets city specifications and approve, deny, or approve the final plat with conditions. 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 certified, signed, and recorded plats along with an 8 %z 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, based 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. Ed Long is requesting the review and approval of the Renaissance Center final plat so that he may eventually develop a commercial shopping center on the northern section of the property and a mini - storage facility on the southern section of the property. According to the proposal the property will be accessible directly from E. 86th St. N. The applicant has proposed one access on the plat of 40'. The remainder of the frontage on E. 861h St. N. will be marked with a Limit of No Access (LNA) prohibiting future curb cuts into the development from E. 86th St. N. The location of the Limit of Access provides adequate spacing (146') between it and an existing curb cut located on adjacent property to the west. The applicant could gain additional access to the property from the private roadway to the west. 60' has been dedicated to the E. 86`h St. N. right -of -way. A sidewalk currently exists along E. 86th St. N. The developer will be responsible for ensuring that the sidewalk condition remains adequate after the development phases of the property. The proposed plat shows a reserve area located in the southeast corner of the plat. It is the intention of the developer to utilize that reserve area as a detention pond that would _provide storm water detention for the site _ The covenants. state that the developer /owner is responsible for maintaining the reserve area. Before any building permit may be permitted drainage and detention details must be reviewed and approved by the Owasso Public Works department. It should be noted that this reserve area is not part of the wetlands area that lies east of the property. The applicant has provided 17.5' utility easements along the northern, southern, and western perimeter lines of the plat. The Technical Advisory Committee did not require a utility easement along the eastern side of the plat. Any development that occurs on the property will be subject to a site plan review and must adhere to all subdivision, zoning and engineering requirements including but not limited to paved streets and sidewalks. The site will be provided with sewer and water service by the City of Owasso. The applicant will be responsible for paying all fees associated with developing the property including the Storm Siren fee of $16 per acre and the Elm Creek Sanitary Sewer fee of $1580 per acre. TECHNICAL ADVISORY COMMITTEE The Renaissance Center Final Plat was reviewed at the regularly scheduled Owasso Technical Advisory Committee on September 29, 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 were provided: 1. Community Development — Show the ownership of the property on the plat drawing; 2. Community Development - Ensure that sidewalks are established along all public roadways within and adjacent to the development; 3. Community Development - Pay the Storm Siren fee of $16 per acre upon approval of the Final Plat; 4. Community Development - Pay the Elm Creek Sanitary Sewer fee of $1580 per acre upon approval of the Final Plat; 5. Oklahoma Natural Gas - Provide standard language in the deeds of dedication. RECOMMENDATION Staff recommends approval of the Renaissance Center final plat contingent upon the successful execution of the Technical Advisory Committee conditions. ATTACHMENTS 1. General Area Map 2. Final Plat Application 3. Renaissance Center Final Plat Owasso Community Development Department III N. Main St. Owasso, OK 74055 918.376.1500 918.376.1597 www.cityofowasso.com C 0 plibll s 0,W as SC ',tools ----- - - - - -- ----- E. 86th Ste No -,4ptf s rf h e GYeeri Final Plat Renaissance Center SE C. of N. 137th E. Ave. & E. 86th St.N. " �I i, SWI. 3.2W CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 FINAL PLAT APPLICATION PROPOSED SUBDIVISIONNANIE Renaissance Center GENERAL LEGAL DESCRIPTION OF TRACT A tract of land located in the Northeast Quarter of the Northeast — Quarter of the Northwest Quarter of Section .8, T 1n R14E of the T.R FM DEVELOPER Ed Long ENGINEER/ARCHITECT RMK Fn aineprino ADDRESS 9402 R.Yorkshir.'P, Clmr, ADDRESS 1.218 W.Will RRngprc, (�- PHONE 277 -h121 FAX PHONE 342 -2224 FAX TRACT INFOPMATION Present Zoning CS Present Use Vacant ZONING DISTRICT I Proposed Zoning CS Proposed Use I Commercial PLAT INFORMATION Total Acres 3.26 Number of Lots 1 Average Lot Size 1 3.26 WATER SUPPLY lj City Main ❑ Rogers Co. RWD3 ❑ Washington Co. RWD3 ❑ Other SANITARY SEWER [}} City Sewer ❑ Septic ❑ Disposal Plant STREET SURFACING ❑ Portland Cement Concrete [j Asphaltic Concrete ❑ Traffic -bound Surface Course Please submit the completed application form and application fee (S 100 plus $.50 per lot over 100 lots), along with the completed Final Plat Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Final Plats are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Final Plat will be reviewed. The applicant and/or the applicant's consultant should attend both the Technical Advisory. Committee and Planning Commission meetings at which the Final Plat will.be reviewed. I (We), the undersigned developer, do submit that this subdivision has had preliminary plat approval and that all conditions of said preliminary plat approval have en met or listed below as conditions protested. DEVELOPER SIGNATURES >. 4 67 yte DATE 7- 7 Conditions Protested TAC MEETING DATE OPC MEETING DATE SUBMITTAL DATE ZONING DISTRICT I FEE RECEIPT NUMBER APPROVED DENIED | A . � � � $ � )/ / r§§ � qE � §� } /2 ![ � % � _tD Go A _ | ) | eJ ! j\ \ ) �E ]! e ]° I i � | W A . � � � $ � )/ � � ' 7 9 2 / � , ® .t . ..� . .� . .. . .- �*- ; ; | ) | eJ ! j\ \ ) �E ]! e ]° I i � | W \ / � . � � � $ � k � ¢ m � � - �- -� � � � \ / -Q-5. AN Mm UP SS spv s gem I sal 9 „^ Ra r q 9 4 x 3 ~oa � e" a R; Y� R� d xa E^ „3 �A r- g, a a x 's =" " so4s5 a s �" ," €;sum' §sF § ^" „a�A4F" oy.- a . " a'as. ^.s °" & gy Fza 1$=& �. o d Mpi-n- ° 'F's$.& a "�.-', sga� � s' R4; >Es €w$s 6 a4 N A a4 -jsds a�sa R „;ms R O -_ Y,'a�; €y R . ? 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HEARING DATE: Planning Commission, October 11, 2004 LOCATION The subject property is located 0.3 miles northwest of the intersection of E. 96`h St. N. and N. 129h E. Ave.; immediately north of the Owasso Market. EXISTING LAND USE Undeveloped 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 OPUD 04 -03 /OM (Office). SURROUNDING ZONING 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) ZONING HISTORY August, 2004 — The City of Owasso rezoned the property to OPUD 04 -03 with an underlying zoning designation of OM (Office Medium District). With that decision were the following conditions of approval: 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 ThatalLsigns pertrtitted within the PUD area comply with the Owasso Sign Code; 11. That all TAC conditions are met. And; 1. Provide a 5' elevated berm, with an orderly row of trees planted on top adjacent to residential districts; 2. A maximum height of 45' for the assisted living residential in Tract "E '; 3. Provide a crash gate on E. 10e St. No. entrance into the hospital development. 4. Restrict the cooling tower height to 20'; 5. Provide a masonry screening wall surrounding the utility yard consistent with the building materials used for the hospital; 6. Provide shielding on all pole lights blocking lights from residential districts; 7. Submit a photo metric plan for Planning Commission approval at site plan stage; 8. Submit a grading plan for review that illustrates the landscaped berms; 9. Lighting shall produce no more than two (2) additional foot candles measured adjacent to residential districts; 10. Ensure that improvement plans for N. 129a' E. Ave. are considered in coordination with the hospital improvements. September, 2004 — The Owasso Planning Commission approved a preliminary plat for the Owasso Medical Campus The applicant is concurrently requesting the review and approval of the Owasso Medical Campus final plat. The review and approval of the site plan is contingent on the final plat approval. 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 controLmech nicm_ 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 parcel 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. 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 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. LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW During the review of a site plan elements for consideration include specific site details such as street details, parking lots, building size and placement, sidewalks, and drainage details. The Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications provide appropriate guidelines for the review of all site plans conducted by city staff, the Technical Advisory Committee and the Planning Commission. ANALYSIS The requested site plan review from Tulsa Engineering and Planning Associates is in anticipation of the development of a 4 story — 110,000 ft' hospital on 12.4249 acres of property located in the Owasso Medical Campus development. The Owasso Medical Campus is part of an approved Planned Unit Development consisting of the hospital as well as associative medical office buildings and assisted living residential integrated into a campus style setting on 66t acres. Again, the subject property lies in an area planned as part of OPUD 04 -03, The Owasso Medical Campus. The Planned Unit Development (PUD) calls for the property to be utilized in a manner consistent with OM (Office) zoning. The proposed use illustrated in the site plan is allowable according to the PUD. The proposed development is consistent with the Owasso 2010 Land Use Master Plan as it calls for office /transitional activity in the area. By reason of potential adverse effects on public services or to neighboring land uses, site plan review andappra... ired%r -any comme:Eda_l-deve_lQpments 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 hospital development will garner primary access from N. 120 E. Ave. to the east and will innocuously fit within the planned network of streets proposed in the Owasso Medical Campus development to the south and west. The proposed streets associated with the development are public roads and will be built to City specifications which will include sidewalks along their entire length. As these roadways will provide direct access into the site, including emergency vehicle access, additional safety measures such as caution lighting and/or stop signs may be necessary to safely control traffic. The proposed location of the 4 story building is as was approved in the Planned Unit Development; more than 300' from the nearest residential district. A copy of the Owasso Medical Campus Planned Unit Development text is attached for your review. The property will be served sewer by the City of Owasso and although the property lies within the Washington County Rural Water District #3 the City of Owasso intends to be the sole provider of water to the hospital development. The applicant will be required to submit plans showing connections to City of Owasso water infrastructure. The grading and landscaping plan shows, among other elements, the creation of the required 5' berm along the borders shared with the residential development to the north and west of the site. The landscape plan only shows planting on top of the berm located to the north of the site. When the berm requirement was made by the Planning Commission during the PUD review, it was believed that the landscaping (trees) would be provided at the same time in order to create the desired screening affect. Staff would recommend that the applicant provide a landscape plan illustrating the required tree planting on the top of the berm located along the entire northern boundary and along the western boundary adjacent to the residential development. As was also required as a result of the PUD review, the applicant has provided a photometric plan for the proposed development. The applicant is to ensure that foot candles (measurement of light) on adjacent properties were increased by no more than 2. Site detention is planned to occur primarily in the detention ponds to the west of the site and in a pond to the southeast of the site. Before any building permit may be issued all drainage and detention plans must be reviewed and approved by the Owasso Public Works department. TECHNICAL ADVISORY COMMITTEE The Technical Advisory Committee reviewed the Owasso Medical Campus Site Plan at the September 29" 2994 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 — Ensure that a 14' masonry wall is constructed around the utility yard; 2. Community Development — Provide a crosswalk across N. 123rd E. Ave. at the intersection with E. 99d' St. N.; 3. Community Development - Provide Finish Floor Elevations for the proposed building; 4. Community Development - Provide a landscaped island in the middle of the longest (25/28) strip of parking spaces in the southern parking lot; 5. Community Development - Ensure that the required (as part of the PUD approval) 5' landscaped berm is constructed along the entire perimeter of the subdivision obstructing the view from adjacent residential developments; 6. Community Development - Provide additional landscaping along sidewalks proposed with the hospital development; at time of planting specimens should be 2" caliper large evergreen or deciduous shade trees planted at 50' on center; 7. Community Development — Provide the required landscaping on top of the required berms placed along the northern and western boundaries of the Owasso Medical Campus plat area; 8. Public Works - Provide water plans to Public Works showing a connection to City of Owasso water supply; 9. Fire Marshal — Locate Fire Hydrants per Fire Marshal. RECOMMENDATION Staff recommends approval of the Owasso Medical Campus site plan contingent upon the successful execution of the Technical Advisory Committee conditions. ATTACHMENTS 1. General Area Map 2. Owasso Medical Campus Site Plan application 3. Owasso Medical Campus Site Plan 4. Owasso Medical Campus Planned Unit Development text Owasso community Development Department 111 N. Main 5t. Owasso, OK 74055 918.376.1500 -' 918.376.1597 www.cityofowasso.com 1 1 1 1 St. N. Site Plan Owasso Medical Campus E. Ave.North of E. 96th St. N. and West of N. 129th W A) N/ Sa t.e Z. 2004 ©i II Owasso community Development Department 111 N. Main 5t. Owasso, OK 74055 918.376.1500 -' 918.376.1597 www.cityofowasso.com 1 1 1 1 St. N. Site Plan Owasso Medical Campus E. Ave.North of E. 96th St. N. and West of N. 129th W A) N/ Sa t.e Z. 2004 CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 272 -4997 TYPE OF DEVELOPMENT SITE PLAN APPLICATION ❑ Retail/Commercial ❑ Office ❑ Industrial ❑ ❑ ❑ Multi - Family Residential Planned Unit Development Other Medical Campus _ NAME OFDEVELOPMENT Owasso Medical Campus ADDRESS_111 Riverside Ave., ADDRESS5737 S. 85th E. Ave.. LEGAL DESCRIPTION AND ADDRESS OF SITE S e e A t t a c h e d Lot 5 Block 1 "Owasso Medic$? Campus" BUILDING Front Rear Sides (If comer lot, from center of street) SETBACK DEVELOPERThe Haskell Eo_ ENGINEERLARCHITECTTulsa Engineering I & Planning ADDRESS_111 Riverside Ave., ADDRESS5737 S. 85th E. Ave.. Tulsa, OK 74133 PHONE904.791. FAX_, lacksonvi111�ONE959 nSEF P6, 322;' 9fi91 FAX950.45Ft BUILDING Front Rear Sides (If comer lot, from center of street) INFORMATION I flag lot? Varipq feet Varies feet 7 3 9 2 .ft. Yes ❑ No BUILDING Front Rear Sides (If comer lot, from center of street) SETBACK (from center of street) )pr P11D 04 -03 04 -03 04 Total Floor Area l Standaz Handicap Access. Loading Berths -0 403 No. of Signs Total Sign sTTE INFORMATION (non - residential) Parking Parking jin nn 9.R Per PUD Area Per P U D 04-03 D _ sq.R RESIDENTIAL. No. of Single - Family No of Duplex Dwellings Multi-Familx Dwellings Tot l Livability 1BRM Units 2 +BRM Units INFORMATION Dwellings Space N sq.ft. Please submit the completed application form and $25 application fee, along with the completed Site Plan Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official City of Owasso calendar. All Site Plans are scheduled for review by the Technical Advisory Committee 13 days prior to the Planning Commission meeting at which the Site Plan will be reviewed. The applicant and /or the applicant's consultant should attend both the Technical Advisory Committee and Planning Commisst`on\�ryitingsAf �whiOi jttie Site will be reviewed. APPLICANT TAC MEETING DATE OPC MEETING DATE SUBMITTAL DATE ZONING DISTRICT FEE RECEIPT NUMBER APPROVED DENIED �\ � � ... \ j 41--,oaTa- \ (! |■ |!(' m /m \ • � ... \ j 41--,oaTa- \ \� .\ u, z, � } \4 (� 2 " # rM ! e/ J, � )\� \ ,I f . | § e ! �� ��! (! |■ |!(' m ® ; \� .\ u, z, � } \4 (� 2 " # rM ! e/ J, � )\� \ ,I f . | § e ! �� ��! 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I \!) |a Z 0 ; � \ \\ � � � m � ! � O k � � \ � � 8 c x £ A c o x 6 n 3 a CN O R T H— e Z !2 Y W I HA IN I Si$ s 4� G xe z; 3 3 i i N4'. rzgl 9 g 0 i nlm m a m C m � $ n O la B -�a N Q l J O = w O CD `Nr •+ A '• s Z !2 Y W I HA IN I Si$ s 4� G xe z; 3 3 i i N4'. rzgl 9 g 0 i nlm m a m C m � $ n O la B -�a N Q l J O = w O CD `Nr •+ A Zu ^ \ f s O 3 a n 3 v c m � x x g S CNORTH— y nnumunnmm= mVoieie�e�o�e�e�eA ��00�0�000000000�00 f s O 3 a n 3 v c m � x x g S CNORTH— x .! 4 �g1d •� m •��sz D s A E _ D B gmF mew z8 r-J y_ ^yn -i m z _ z c g�yyv n "a $m1d q' D A N O n ^f, Y� �-r v 'n' y x .! 4 �g1d •� m •��sz D s A E _ D B gmF mew z8 r-J y_ ^yn -i m z _ z c g�yyv n "a $m1d q' D A N O n ^f, Y� �-r v 'n' Notes: Job: Type: 100 LINE 107 GULLWING SCONCE The Gardco 107 Gullwing high performance sconces offer an excellent alternative to unsightly wall mounted fixtures. These architecturally refined lumi- naires mirror the styling of the popular Gardco Gullwing luminaire and are designed to integrate naturally to wall surfaces. The 107 luminaires are available with three (3) different distribution patterns - a wide throw, a medium throw and a forward throw. Each luminaire is designed to accept H.I.D. sources up to 175MH, and fluorescent up to 42 watts. Housings are sealed throughout, completely excluding moisture, dust, insects and contaminants. PREFIX DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS Enter the order code into the appropriate box above. Note: Gardco reserves the right to refuse a configuration. Not all combinations and configurations are valid. u Refer to notes below for exclusions and limitations. For questions or concerns, please consult the factory. DISTRIBUTION 107 Gullwing Sconce FT Forward Throw N/A w/Fluorescent camps 107EM Emergency Sconce WT Wide Throw WA wwlRuchoscenl Lamps 107EMR— Re mode -Emergency -Sconc w _ - Rarer to configuration Chart below for available combinations WATTAGE • VOLTAGE LAMPNOLTAGE CHART - 107 CONFIGURATION CHART - 107EM Voltage 11201208 12401 Z771 347 14801 Distribution V to teat P17 35HPS Fluoresrent 226QF' FT WT MT 120 288 240 277 347 480 • • • ; dz • ,., 42TRF' r r u • • "? „<,g1 • • Distribution Vallecas Fluorescent FT WT I MT 1 120 1 208 240 277 7 • 226QF' `k' • • 1 Y • r r u 42TRF' HAS- Trryh Pressure Sodium OF -Ouatl Fluorescent - • • • �" y eta, 242TRF' • • • • • 1. 260F, 32rRFdntl42TRFlypos tealumanelectmmc Puorescentbaltast 70GMHE • 0'T'$}s. +- • {PP, CombinaRons marked with a dot am available for oppow. 100CMHE • e OW, `k' • i *r Rih-S�, MII -Melal Halide CMHE- Ceramic Metal Halide idea Ersairs; Ballast - r r u HAS- Trryh Pressure Sodium OF -Ouatl Fluorescent Fluoresced ,s r� 1t f,R y eta, TflF - Triple iubBFluomscBm 260F' • • • • • 1. 260F, 32rRFdntl42TRFlypos tealumanelectmmc Puorescentbaltast 226QF' • • • • • Ihatameptsl20Vthmiyh27N ,50hror60hzigt.. 2. Contact lacWry rorFwprescem rimming 32TRF' • • • • • 42TRF' • • • • • 242TRF' • • • • BRP Bronze Paint F Fusing I2ov,277vomy WS Wall Mounted Box for Surface Conduit BLP Black Paint PCB Button Type Photocontrot mawoov WS /UT WS Option w /50 Uptilt WP White Paint QS Quartz Standby WG Wire Guard Not available with WLU Opfon NP Natural Aluminum Paint HID only. WA relh CMHEBallasis crash 751A. B84C Bodine Remote Emergency Pack BGP Beige Paint 480V EMRluminaimsdmy Mesfbe ordered here orsuppked by others CC Optional Color Paint Q924 Quartz Emergency B84C -CAN Bodine Remote Emergency Pack - Canada 9 Y Spetify RAL designation as shownin MD. Oaonty. mar � EMRlumiruires cry, Musf be cNemd here orsupplietl by others color selection Gikda. ex: ooRAL7024 SL Solite Diffusing Lens iten Diffusing SC Special Color Paint UT 5' Uptilt Sperlly. Must supply colorchip Gardco Lighting reserves toe right to change materials or modify the design of its product without Gardco Lighting 800/2270758 notification as part of the company's continuing product improvement program, stifite Is a Registered 2661 Alvarado Street 510/357 -6900 in California Trademark of AFG Industries San Leandro, CA 94577 Fax: 510 /357 -3088 • • ®CopyrlgMcarom Lighting 2001- 2004. All Rights Reserved, International Copyright secured WWW.SIIeIIghling.Cem LIGHTING GeniytaThamas Group LLC 79115-10710604 100 LINE 07 GULLWING SCONCE GENERAL: Each Gardco 107 Line luminaire is a wall mounted cutoff luminaire for high intensity discharge or compact fluorescent lamps. Internal components are totally enclosed in a rain - tight, dust -tight and corrosion resistant housing. The housing, back plate and door frame are die cast aluminum. A choice of three (3) optical systems is available. Luminaires are suitable for wet locations (damp locations if inverted). HOUSING: Housings are diecast aluminum. A memory retentive gasket seals the housing to the door frame to exclude moisture, dust, insects and pollutants from the optical system. A black, die cast ribbed backplate dissipates heat for longer lamp and ballast life. DOOR FRAME: A single -piece diecast aluminum door frame integrates to the housing form. The door frame is hinged closed and secured to the housing with two (2) captive stainless steel fasteners. The heat and impact resistant 1/8" tempered glass lens and one -piece gasket are mechanically secured to the door frame with four (4) galvanized steel retainers. OPTICAL SYSTEMS: Reflectors are composed of specular extruded and faceted Alzak components, electropolished, anodized and sealed. Reflector segments are set in arc tube image duplicating patterns to achieve the wide throw, forward throw or medium throw downlight distributions. ECTRICAL: Standard Luminaires: Each high power factor ballast is .,,a separate component type, capable of providing reliable lamp starting down to -204 F. Component -to- component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600 VAC at 150"C or higher. Plug disconnects are listed by UL for use at 600 VAC, 15A or higher. Standard and dimming fluorescent units have a starting temperature of 04F (- 18eC). Dimming range is 15% to 100% Standard fluorescent ballasts are solid state. DIMENSIONS EM Luminaires: Electronic fluorescent ballasts are high power factor. Sockets are high temperature polycarbonate with brass contacts. in the event of power interruption, integral battery pack will power (1) 42W or (2) 26W compact fluorescent lamps at reduced light levels. Maintenance free battery is rated for ambient temperatures down to 02C. Indicator light is visible through the lens. A test switch is accessible through the door assembly. EMR Luminaires: Electronic fluorescent ballasts are high power factor. Sockets are high temperature PBT with brass contacts. A 75, 11 wire, quick disconnect assembly is provided for wiring through conduit (by others) to a Bodine B84C fluorescent emergency ballast. The B84C fluorescent emergency ballast is not provided by Gardco unless the B84C Option is specified on the order to the factory. In the event of power interruption, The remote battery pack (B84C) will power (1) 42W or (2) 26W compact fluorescent lamp at reduced light levels. Maintenance free battery is rated for ambient temperatures down to OeC. Indicator light is visible t roh ugh the lens. es sus accessible-through thee doo isse Ty- LAMPHOLDER: Pulse rated medium base sockets are glazed porcelain with nickel plated screw shell. Fluorescent sockets are high temperature plastic (PET) with brass alloy contacts. FINISH: Each standard color luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) textured polyester powdercoat finish. Standard colors include bronze (BRP), black (BLP), white (WP), natural aluminum (NP) and beige (BGP). Consult factory far specs on custom colors. LABELS: All luminaires bear either UL or CUL (where applicable) Wet Location labels. Lens down application is Wet Location and lens up is Damp Location. 19.05 cm 21.25" 53.98 cm 11.5" 29.21 c Note: Mounting plate center is located in the center of the luminaire width and 3.5" above the luminaire bottom (lens down position). Splices must be made in the J -box (by others). Mounting plate must be secured by max. 5/16" diameter bolts (by others) structurally to the wall. Mounting Place IF 4 5116• —mil O to.95on o- 1 3l4' die. 64 cm 7 6 c Mounting Boll Pattern A Genlyte Company 79115 - 100604 Gordon Lighting reserves the right to change materials or modify the design of its product without Gardco Lighting 800/2270756 notiticalion as part of the comparry's continuing product improvement program. Soule Is a Registered 2661 Alvarado Street 510/357 -6900 In California Trademark of AFG Industries San Leandro, CA 94577 Fax: 510/3573088 ® Copyright Gardco ❑gM1gng 2001.2004. All Rights Reserved. lnternatlonal CoMm,th Secured. www.sitelighting.com A Genlyte Company 79115 - 100604 Notes: Job: Type: FORM 10 SQUARE EH /H /HT ARM MOUNT GENERAL DESCRIPTION: The Gardco arm mounted Square Form 10 products are sharp cutoff luminaires for high intensity discharge lamps up to 1000 watts. The EH units are manufactured from mitered extruded aluminum and finished in an Architectural Class 1 anodizing. The Hand HT style luminaires are dieformed aluminum with a thermoset polyester finish. Both products can accept one of eight (8) interchangeable and rotatable precision segmented optical systems. PREFIX CONFIGURATION DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS Enter the order code into the appropriate box above. Note: Gardco reserves the tight to refuse a configuration. Not all combinations and configurations are valid. Peter to notes below for exclusions and limitations. For questions or concerns, please consult the factory. CONFIGURATION EH14 14" Square Extruded Luminaire 1 Single Assembly 3 ®120 Triple at 1209 EH19 19" Square Extruded Luminaire 2 Twin Assembly 4 Quad Assembly H14 14 are Fa ricated Luminaire 2090.— Twin- Assembl"t -90° -- H19 19" Square Fabricated Luminaire 3 Triple at 909 HT19 19" Tall Square Fabricated Luminaire H26 1 Be Square Fabricated Luminaire f M- MT]TWIIF17,7'1 1 Type 1 3 Type III 4X Type IV 119yr19'pmy) FM Type IV 0 Type V Type 4X Optics supplied with sag glass lens standard. Vertical Lame VS Type V Worst 19" supplied with acrylic sag lens. 26" supplied win sag glass Ism. Madextbase, 200wmaxcn 14" units. FC3V' Full Cutoff Type III FCVS' Full Cutoff Type V '19" 32OPSMH only. Supplied wM1S32N6U/E028LL9PS lamp 150HPS' 250HPS 400HPS use: • G.E. 18205 MVRI0007U/er37 Venture 15332 MHTOOVOLMT37 M14 Meta! Halide For 1000 Pulse Start use: 120 240 347 QUAD Host Pulse Start reS Halide I2nr208240/277, FddOry Bed f027N. HPS High Pressure Sodium Brand Product Co tle Catalog Number 208 277 480 G.E. 10319 MVRf00WM0R3DPA Venture 49111 M51000WMOR/r15/PS WARNING: Use of other lamps velds warranty Eff and H26 F Fusing In Head CD Clear Drop Diffuser EHStyte only. BLA Black Anodized LF In- Line /In -Pole Fusing MF Mast Arm Fitter BRA Bronze Anodized PC Photoconlrol and Receptacle Mu 10° Uptilt Bracket NA Natural Aluminum Anodized WA with 480V. UB Quick Disconnect for Ballast Tray OC Optional Color Paint PCR Photoconlrol Receptacle only Spa* PAL designation as shown in POLY Poll carbonate Sag Lens AP Adjustable Knuckle -Pole Mount Color Selection Guide. ex: OGPAL702q e g Only available with iway end2 ®110 °moun(ing In lieu of flat glass. WA with aX optics. SC Special Color Paint 450w maximum. AT Adjustable Knuckle -Tenon Mount Specify. Must supply chortling, HS Internal Houseside Shield Firs 2 378'uron. NIA with 14'units. WHrstaa Supplied standard with FM optics. pTF2 Pole Top Fitter -23/8 "Die. Tenon BRP Bronze Paint OS Quartz Standby BLP Black Paint PTF3 Pole Top Fitter- 3 -3 1/2" Dia. Tenon SG Sag Glass Lew ith4Xooln, ands PTF4 Pole To Fitter - 3 1/2-4" Dia. Tenon OC Optional Color Paint Supplied standard with 4X Optics and 26'VS P Speciy PAL designatlon as shown in Color Selection Guide. ex: OCRAL7024 SC Special Color Paint Specify. Must supply color chic Gardco Lighting reserves the right to change materials or modify the design of its product without Gardco Lighting 800/227 -0758 notification as part of the Company's continuing product improvement program. The 4X optical system 2661 Alvarado Street 510 /357 -6900 in California h protected by U.S. patent number 5690422. San Leandro, CA 94577 Fax: 510/357 -3088 ® Copyright Gardco Lighrug 20012004. All Rights Reserved. Internabonal copyright secured. www.slteilghting.com • • • A Genlyte Company LIGHTING 791154310604 14' VE Ti 9' 26. f. Afedumbase Wnp 1001iH' 25011H t000MWv'1 100014H zA.,olsonim vertical and opncc onry. ]. Operates 55VMnP. 150MH' 40OMH 4. M128 or M153. 175MH 750PSMH" 75UPSMH" 5. Uses 67371d se; only. 20OMH 25OPSMH' 1000PSMH -1 1000PSMH' 6. M132 or M154 7. MU5 or M155 25011W 32OPSMH' 8. M137orM152 35OPSMH 750HPS 750HPS 9, AUloble mid HOdzonlalopltos only, 175PSMH° 400PSMH' 1000HPS m AvaaeWe wnh4xand VS optics only. II.M143drx, Hpmmrroccusregcire 45OPSMH' MS75NPS6WHGn2TJ7sddd 100HPS f2. For IWpw HTlex'4X opocx see wamingbebwr 150HPS' 250HPS 400HPS use: • G.E. 18205 MVRI0007U/er37 Venture 15332 MHTOOVOLMT37 M14 Meta! Halide For 1000 Pulse Start use: 120 240 347 QUAD Host Pulse Start reS Halide I2nr208240/277, FddOry Bed f027N. HPS High Pressure Sodium Brand Product Co tle Catalog Number 208 277 480 G.E. 10319 MVRf00WM0R3DPA Venture 49111 M51000WMOR/r15/PS WARNING: Use of other lamps velds warranty Eff and H26 F Fusing In Head CD Clear Drop Diffuser EHStyte only. BLA Black Anodized LF In- Line /In -Pole Fusing MF Mast Arm Fitter BRA Bronze Anodized PC Photoconlrol and Receptacle Mu 10° Uptilt Bracket NA Natural Aluminum Anodized WA with 480V. UB Quick Disconnect for Ballast Tray OC Optional Color Paint PCR Photoconlrol Receptacle only Spa* PAL designation as shown in POLY Poll carbonate Sag Lens AP Adjustable Knuckle -Pole Mount Color Selection Guide. ex: OGPAL702q e g Only available with iway end2 ®110 °moun(ing In lieu of flat glass. WA with aX optics. SC Special Color Paint 450w maximum. AT Adjustable Knuckle -Tenon Mount Specify. Must supply chortling, HS Internal Houseside Shield Firs 2 378'uron. NIA with 14'units. WHrstaa Supplied standard with FM optics. pTF2 Pole Top Fitter -23/8 "Die. Tenon BRP Bronze Paint OS Quartz Standby BLP Black Paint PTF3 Pole Top Fitter- 3 -3 1/2" Dia. Tenon SG Sag Glass Lew ith4Xooln, ands PTF4 Pole To Fitter - 3 1/2-4" Dia. Tenon OC Optional Color Paint Supplied standard with 4X Optics and 26'VS P Speciy PAL designatlon as shown in Color Selection Guide. ex: OCRAL7024 SC Special Color Paint Specify. Must supply color chic Gardco Lighting reserves the right to change materials or modify the design of its product without Gardco Lighting 800/227 -0758 notification as part of the Company's continuing product improvement program. The 4X optical system 2661 Alvarado Street 510 /357 -6900 in California h protected by U.S. patent number 5690422. San Leandro, CA 94577 Fax: 510/357 -3088 ® Copyright Gardco Lighrug 20012004. All Rights Reserved. Internabonal copyright secured. www.slteilghting.com • • • A Genlyte Company LIGHTING 791154310604 FORM 10 SQUARE H /H /HT ARM MOUNT I SPECIFICATIONS GENERAL: Each Gardco Square Form Ten arm mount is a sharp cutoff luminaire for high intensity discharge lamps. Units are designed with half -cube proportions. Internal components are totally enclosed, rain - tight, dust -tight and corrosion resistant. No venting of optical system or electrical components is required or permitted. Luminaires are completely assembled with no disassembly required for installation. Lamping requires no lifting or hinging of the luminaire housing, disturbing wiring or exposing uninsulated live parts. HOUSING: Extruded housings (EH style) are offered in 14" and 19" sizes and are composed of precisely mitered anodized aluminum extrusions. Fabricated (H style) units are available in 14 ",19 ", Ti 9" and 26" sizes and are one piece, multi- formed aluminum with an integral reinforcing spline and a single concealed joint. All units feature a press formed aluminum top which is welded to the housing sides. Pressure injected silicone provides a continuous weathertight seal at all miters ARM: Extruded aluminum arm is prewired and secured to fixture by contractor. Assembly is suitable for mounting to pole without requiring access to luminaire. LENS: Mitered, extruded anodized aluminum door frame retains the blically clear, heat and impact resistant tempered flat glass in a sealed manner using hollow section, high compliance, memory retentive extruded silicone rubber. Luminaires with Type 4X optics and 26" VS units feature a sag glass lens and VS unit employs sag acrylic lens. Concealed stainless steel latch and hinge permit easy toolless access to the luminaire. OPTICAL SYSTEMS: The segmented Form Ten optical system is homogeneous sheet aluminum, electrochemically brightened, anodized and sealed. The segmented reflectors are set in faceted arc tube image duplicator patterns to achieve IES Types 1 (1), III (3), IV (FM), and V (Q - horizontal lamp and VS - vertical lamp) distributions. The mogul Iampholder is glazed porcelain with a nickel plated screw shell with lamp grip - all securely attached to the reflector assembly. 100MH units have medium base Iampholder. All Metal Halide units in the 19" and 26" housings have lamp stabilizers ensuring precise arc tube positioning. ELECTRICAL: Each high power factor ballast is the separate component type, capable of providing reliable lamp starting down to - 204 F. The ballast is mounted on a unitized tray and secured within the luminaire, above the reflector system. Component -to- component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600 VAC at 1500C or higher. Plug disconnects are listed by UL for use at buu VAC, 1bA or nigher. FINISH: Extruded housings (EH style) are standard with natural, bronze, or black Aluminum Association Architectural Class I anodized finish. Special color polyester finishes are available. Formed housings (H style) are standard with a chromatic acid pretreatment and an epoxy undercoat. The finish coat is a thermosetting polyester baked at 450° F to achieve an H -2H hardness measure. 26" H style units are also offered with optional Architectural Class I anodized finish. LABELS: All fixtures bear UL or CUL (where applicable) Wet Location labels. DIMENSIONS i— c --------_- — Width -+ Size Width 14 14" 7' 2' 6" 5" 3556 cm 17.79 or 508 tin 1524. 1270 a" 19 19" 10" 2" 9° 5' 43.26 cm 25.40 cm 506 cm 22.88 cm 1270 cm T19 19" 12' 4326 cm 30.48 on sae tin 22.96 cm 1270 an 26 26" 12' 12' 12" 8" 0604 can 30.49 tin 3043 cm 3046 rm 032. Size Single EPA's (it') Twin 3/4 Approximate Weight (Ibs) 1 Single Twin Quad 14 19 1.1 2.1 2.3 4.0 2.9 5.5 30 55 60 110 120 220 T19 2.2 4.3 6.4 65 130 260 26 3.5 7.0 8.9 95 190 380 J 79115. 43/0604 - -- Gardco Lighting reserves the right to change materials or modify the design of its product sithoul Gardco Lighting 800/227 -0758 notification az part of the company's continuing product improvement program. The 4x optical system Is 2661 Alvarado Street 510/357 -6900 in California protected by U.S. patent number 5690422. San Leandro, CA 94577 Fax: 510/357 -3088 ® Copyright Gardco Lighting 2001 -2004. All Rights Reserved. International Copyright Secured. wA W.sltellghting.corn A Genlyte Company J 79115. 43/0604 Notes: Job: Type: BOLLARD BRM820/821 /823 DOME TOP LOUVER GENERAL DESCRIPTION: Gardco's dome top Louver Bollard provides uniform illumination, superior spacings and solid vandal resistance. Rugged extruded and cast construction with silicone seals and gasketing assure years of trouble free service. The BFIM820 is a complete assembly with an aluminum base. BRMS21 head only unit affixes to custom architectural elements. the BRM 823 luminaire includes a concrete base assembly. Each Gardco BRM820/821/823 utilizes 35W through 100w high intensity discharge or 32w triple tube fluorescent lamps. PREFIX HEIGHT WATTAGE VOLTAGE FINISH OPTIONS Enter the order code into the appropriate box above. Note: Gardco reserves the fight to refuse a configuration. Not all combinations and Configurations are valid. Peter to notes below for exclusions and limitations. For questions or concerns, please consult the factory. BRM820 with Cast Aluminum Base 42" 36" 30" 24" BRM821 - -Head Only - � -- - 11" - - - BRM823 with Natural Concrete Base 42" BRM823B with Beige Concrete Base 42" BRMS23G with Grey Concrete Base 50111H' 35HPS2 32TRF3 INCa 7011111H 50HPS' 100wmaximum Al9 10OMH 70HPS GFCI GFCI Receptacle 100HPS MH Metal Halide A Genlyle Company HPS High Pressure Sodium INC Incandescent 1. 12al277V Primary only. 2. 12011 Primary only. 3. 32TRF type features an electronic lluores- cent ballast that accepts 120V through 27711, 50hz or 601oz input 0 °Fstartingtomperafure. BRP Bronze Paint OC Optional Color Paint 42" 120 208 240 277 BLP Black Paint anory wt deaaxi aa '°°"n mtz�ar WP White Paint ex: s -wwvm 024 NP Natural Aluminum Paint VP Verde Green Paint SC Special Color Paint a>i flat sfl2y m1¢tldp F Fusing SHD Internal 180° Shield Di Duplex Receptacle ® Copyright Cad.. Lighting 2001- 2004. All Rights Reserved. International Copyright secured .adiaoat, vt lms tnavg GFCI GFCI Receptacle wiedat4t, nermortet in lacr fnerg Gardco Ligbtmg reserves the right to change materials or modify the design of its product without Candice, Lighting 800/227 -0758 rrotircauon as part of Ne companys conOnuing product improvement program. 2661 Alvarado Street 510/357 -6900 in California ® Copyright Cad.. Lighting 2001- 2004. All Rights Reserved. International Copyright secured San Leandro, CA 94577 Fax: 510 /357 -3088 wwmsitenghfing.corn A Genlyle Company 7911535'0604 BOLLARD 3RM820/821 /823 DOME TOP LOUVER SPECIFICATIONS UPPER HOUSING: Diecast aluminum dome top secures to one -piece louvered casting with three (3) concealed tamper resistant screws. LOWER HOUSING: BRM620 Luminaire features a cylindrical .125 wall 6063 -T5 extruded aluminum base housing. Bottom section has a welded -in cast ring for attachment to base assembly with four (4) hex head set screws. BRM821 Louver head assembly is affixed to ballast mounting bracket which is suitable for insertion into architectural elements (by others). BRIM 823 Luminaire includes a pre -cast concrete base constructed with steel molds and wire reinforcing. Base is acid - etched to provide a smooth textured aggregate finish. OPTICAL SYSTEM: Louvers are angled to provide maximum spacings while shielding the source to 90'. Upper louver features a concealed hammertoned unstrialed beam patterns. A fully gasketed Pyrex vessel enshrouds the lamp envelope and is secured with a stainless steel spring. SOCKET: Medium base pulse -rated lampholder is glazed porcelain with nickel plated reinforced screw shell and spring loaded contact. ANCHORAGE: 1RM820 Base assembly consists of a cast aluminum platform and ballast mounting bracket. Assembly is secured and leveled to the mounting foundation with four BRM820 4 314" Bolt Circle 03-Conduit Opening Stub -up projection 3" max Bolt projection 1 1/2" + 1/4" BRM821 worm. (4) 3/8" X 8" x 11/2' anchor bolts on a 4 314' bolt circle. Ballast is prewired with quick electrical disconnects and mounting bracket is secured with two (2) Phillips head screws for ease of installation and servicing. BRIM 821 Mounting plate is cast aluminum with slots to accept anchor bolts (by others) at 90° on a 6 1/4" diameter bolt circle. A 4 1/2" diameter opening is required to house ballast assembly. BR 23 Base assembly consists of four (4) galvanized steel base tabs fastened to pre- cast concrete base. Assembly is secured and leveled to the mounting foundation with four (4) 318" X 8' X 1 1/2' anchor bolts on a 9 1/2" bolt circle. Base is designed for 5' direct burial ELECTRICAL: Each high power factor ballast is the separate component type, capable of providing reliable lamp starting down to -20° F. Component -to- component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600 VAC at 150 "C or higher. Plug disconnects are listed by UL for use at 600 VAG,15A or higher. - All fluorescent luminaires utilize electronic ballasts that are high power factor and designed for reliable lamp starting to 0 °F. Smart fluorescent ballasts accept 32w in all voltages from 120 to 277, 50 /60Hz. Sockets are high temperature PBT with brass contacts. LUMINAIRE FINISH: Each luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured textured powdercoat finish LABELS: All fixtures bear UL or CUL (where applicable) Wet Location labels. BRMS23 Gardco Lighting reserves the right to change materials or modify the design of its product without nolifcaUOn as part of the company's continuing product improvement program. ® Copyright Gardco Llghurg 2001-2004. NI Rights Reserved. International Copyright Secured. A Genlyte Company 9 1/2" Bolt Circle F NOTE: Factory supplied template must be usedn setting anchor bolts. Gardco Lighting will not honor any daim for incur. rect anchorage placement tram failure to use factory supplied templates. Gardco Lighting 8001227 -0756 2661 Alvarado Street 5101357 -6900 in California San Leandro, CA 94577 Fax: 510 /357.3088 ww^w.sitelighting.com 79115 -35M04 Owasso Medical Campus Planned Unit Development No. 04 -03 n aurP UEPA°.;D"RAK Tulsa Engineering & Planning Associates, Inc. 6737South 85th East Avenue Tulsa, OK 74133 REVISED 08/12/04 per OWASSO PLANNING COMMISSION RECOMMENDATIONS - (Original dated 07/24/2003) TABLE OF CONTENTS Pam I. Development Concept .................. ............................... 1 Exhibit A - Conceptual Site Plan Exhibit B - Development Area Plan Exhibit C - Existing Topography Plan Exhibit D - Surrounding Zoning and Land Use Plan Exhibit E - Proposed Zoning Plan Exhibit F - Architectural Rendering IL Statistical Summary ................... ............................... 2 III. Development Standards -Office (Tract A) .. ............................... 3 IV. Development Standards - Office (Tract B) .. ............................... 4 V. Development Standards - Hospital/Medical Office (Tract C) ................... 5 VI. Development Standards - Office (Tract D) .. ............................... 6 VII. Development Standards - Senior Living (Tract E) ........................... 7 VIII. Development Standards - Office (Tract F) ... ............................... 9 IX. Architectural Review Board ............. ............................... 10 X. Landscaping and Screening ............. ............................... 10 XI. Signage ............................. ............................... 10 XlL Access and Circulation ................ ............................... 10 XM. Site Plan Review ..................... ............................... 10 XIV. Platting ............................. ............................... 11 FADaW \),flSM004 \04061.001 Owasso Medical Campus PUD.wpd I. DEVELOPMENT CONCEPT The Owasso Medical Campus development comprises ±66.42 acres located approximately 675 feet west of North 129`h East Avenue and northwest of the intersection of US Highway 169 and North 1291h East Avenue. The project lies south of Sherrill Acres and east of Bailey Ranch Estates H. The project site is presently zoned RE (Residential District) along the northern 200 feet of the site, RS -2 along the west and southwest 125 feet of the site that abuts Bailey Ranch Estates II, and RS -3 for the remainder of the development. We are simultaneously submitting an application for the re- zoning of this parcel to OM (Office Medium Intensity District). The site is characterized by relatively flat to slightly rolling terrain with an existing pond located in the west central portion of the site. Soil types are of the type commonly encountered in the area and should create no unusual developmental problems. The location is ideally suited for a development ofthis type due to the favorable topography, tract configuration, accessibility, and location. Visibility is excellent with views into the site from North 1291h East Avenue and US Highway 169. Access to the site, which in the case of a medical campus is of critical importance, is also excellent, with close proximity -to- North- l -29 -`h East Avenue,— East -9 `6 h Street North- and - IFS - Highway -1-69. The Owasso Medical Campus development is proposed as a multi -use medical campus, with a state of the art hospital, medical and general office buildings, and a retirement village. The retirement village will offer a number of potential uses, including but not limited to independent living residences, assisted living residences, rehabilitation facilities, continuing care facilities and skilled nursing facilities. Based on the needs and lifestyles of the individual residents, this area will also include one or more of the following types of residences: multi - family, single family, and/or duplex homesites. Most of the structures in the development will be low rise in nature, generally 1 to 2 stories in height except for a 4 -story tower of the proposed hospital, which will be utilized forpatient rooms and will be located more than 300 feet from the north property line. There is also a proposed helipad next to the hospital that will be mainly used for critical patients that require transfer to another facility. Use of the helipad should be infrequent, as it will not generally be used for trauma support services. With a medical campus theme for the Owasso Medical Campus PUD, open space and associated landscaping will bean important component in the development of this project. An existing pond, located in the Senior Living portion (Tract E) of the project will be utilized and improved to provide an aesthetic enhancement to the site. A 50 foot building line and landscape buffer is being proposed along the north and west property lines. White vehicular access and parking will be allowed within portions of this buffer area, the 50 foot building line and landscape buffer will allow for a logical and aesthetically pleasing transition from the residential areas to the north and west of the project site. An interconnecting sidewalk and trail system will allow easy access to all areas of the development. In addition to providing pedestrian access, it will also offer an excellent opportunity for the enjoyment and exercising of the residents and patients of the medical campus and retirement village. In order to aid in reducing the potential increase in traffic on East 1001h StreetNorth, a crash gate will be installed at the development boundary line with Bailey Ranch Estates 11. In addition, the road from this development that ties into East 1001h Street North will now feature a 90 degree bend to facilitate traffic calming and reduce speeds. F:�DaraNISC@ 004\04061.001 Owasso Medical Campus PUD.wpd Page 1 of 12 II. STATISTICAL SUMMARY TOTAL PROJECT AREA: ±66.42 Acres TOTAL PROJECT FLOOR AREA (0.50 FAR): 1,446,628 sq. ft. MINIMUM AMOUNT OF OPEN SPACE (15 %) ±9.96 Acres OFFICE (Tracts A, B, D and F): Tract A - Total Area ±3.07 Acres Maximum Proposed Floor Area (0.21 FAR) 28,000 sq. ft. Total Area ±1.93 Acres Maximum Proposed Floor Area (0.24 FAR) 20,000 sq. ft. Tract D - Total Area ±3.71 Acres Maximum Proposed Floor Area (0.14 FAR) 22,000 sq. ft. Tract F - Total Area ±8.30 Acres Maximum Proposed Floor Area (0.25 FAR) 90,000 sq. ft. HOSPITAL /OFFICE (Tract C): Tract C - Total Area ±24.31 Acres Maximum Proposed Floor Area (0.60 FAR) 634,711 sq. ft. SENIOR LIVING (Tract E): Tract E - Total Area ±25.10 Acres Maximum Proposed Floor Area (0.60 FAR) 651,917 sq. ft. Maximum Number of Dwelling Units 329 DUs F: Data\MIS02004104061.001 Owasso Medical Campus PUD.wpd Page 2 of 12 III. DEVELOPMENT STANDARDS - OFFICE (Tract A) Tract A shall be governed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from East Boundary from North from Interior Development Areas Off - Street Parking Minimum Internal Landscaped Open Space As permitted in the OM District, by right or specific use permit. 12,000 sq. ft. 25 feet 10 feet 25 feet 50 feet* 00 feet As required by the Owasso Zoning Code 15% Lighting Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said - lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Sign Standards: Signs shall be installed in accordance with Chaptcr 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if the abutting property is within an RE, RS, or RD District. F.Mau\4MISCL004 \0406lo0l Owasso Medical Campus PUD.wpd Page 3 of 12 IV. DEVELOPMENT STANDARDS -OFFICE (Tract B) Tract B shall be governed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W As permitted in the OM District, by right or specific use permit. 12,000 sq. ft. 25 feet 10 feet from- East_BoundarY 10 -feet — from South Boundary from Interior Development Areas Off - Street Parking Minimum Internal Landscaped Open Space Lighting Sign Standards: 10 feet 00 feet As required by the Owasso Zoning Code 15% Lighting used to illuminate an off -street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. F.\Daraw11SC\2004104061.001 Owasso Medical Campus PUD.wpd Page 4 of 12 V. DEVELOPMENT STANDARDS - HOSPITAL/IVIEDICAL OFFICE (Tract C) Tract C shall be governed by the use and development regulations of the OM District, except as herein modified, and is planned for a Hospital/Medical Campus to include a full service hospital and medical office buildings with support and accessory use facilities. Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W As permitted in the OM District, by right or specific use permit. 12,000 sq. ft. 25 feet 10 feet fromNorth- Boundary 5Qfeet* -- from Interior Development Areas Maximum Building Height: Maximum Height of Cooling Towers Off - Street Parking Minimum Internal Landscaped Open Space 00 feet 80 feet 20 feet ** As required by the Owasso Zoning Code 15% Lighting Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away 11orni surrounding R Dlstri Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Sign Standards: Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if the abutting property is within an RE, RS, or RD District. FdData\MISCg004 \04061.001 Owasso Medical Campus PUD.wpd Page 5 of 12 ** A masonry wall of fourteen (14) feet in height, which coordinates with the building materials of the hospital, will be constructed around the utility yard to assist in the screening the cooling towers and other equipment in this area. F.\Data'MJSC\2004 \04061.001 Owasso Medical Campus FLJD.wpd Page 6 of 12 VI. DEVELOPMENT STANDARDS - OFFICE (Tract D) Tract D shall be governed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Size: Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from South Boundary from Interior Development Areas Off - Street Parking Minimum Internal Landscaped Open Space Lighting Sign Standards: As permitted in the OM District, by right or specific use permit. 12,000 sq. ft. 25 feet 25 feet 10 feet 00 feet As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. FADataWIS02004\04061.001 Owasso Medical Campus PUD.wpd Page 7 of 12 VII. DEVELOPMENT STANDARDS - SENIOR LIVING (Tract E) Tract E shall be governed by the use and development regulations of the OM District, except as herein modified, and is planned for a continuing care campus community to include some or all of the following uses: Independent living apartments, cottages, duplexes, single - family residences, assisted living residences, skilled nursing and special care facilities, and supporting accessory uses. This tract will be available for expansion of the hospital/medical campus to include a full service hospital and medical office buildings with support and accessory use facilities. Permitted Uses: As permitted in the OM District, by right or specific use permit. Minimum Lot Size: 12,000 sq. ft. Maximum Numberuf-Dwellirrg -Unites -329 DU Maximum Floor Area Minimum Building Setbacks: from Non - Arterial Street R/W from Private Street R/W from West Boundary from South Boundary from Interior Development Areas Maximum Building Height Minimum Livability Space Off - Street Parking Minimum Internal Landscaped Open Space Lighting 651,917 sq. ft. 25 feet 10 feet 50 feet* 10 feet 00 feet 80 feet (Hospital) 45 feet (Assisted Living) 800 sq. ft. per DU As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will BDam4MISM004 \04061.001 Owasso Medical Campus PUD.wpd Page 8 of 12 incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Sign Standards: Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if the abutting property is within an RE, RS, or RD District. FAData\MISC'\20 0 4104 0 6 1.001 Owasso Medical campus PUD.wpd Pegs 9 of 12 VIII. DEVELOPMENT STANDARDS - OFFICE (Tract F) Tract F shall be governed by the use and development regulations of the OM District, except as hereinafter modified: Permitted Uses: Minimum Lot Frontage: Minimum building setbacks: from Non - Arterial Street R/W from Private Street R/W As permitted in the OM District, by right or specific use permit. 100 feet 25 feet 10 feet ___- from_North_Baunda I 5.0- feet* from West Boundary from Interior Boundaries Maximum Building Height Off - Street Parking Minimum Internal Landscaped Open Space Lighting 50 feet 00 feet 25 feet As required by the Owasso Zoning Code 15% Lighting used to illuminate an off - street parking area shall be constant light and shall be arranged as to direct the light away from properties within an R district. All lighting fixtures will incorporate lighting shields to aid in directing light away from surrounding R Districts. Said lighting will produce no more than two (2) additional foot candles measured adjacent to residential districts. Sign Standards: Signs shall be installed in accordance with Chapter 17, City of Owasso Sign Code. * Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58) feet, if the abutting property is within an RE, RS, or RD District. FAData4WSC\2004 %04061.001 Owasso Medical Campus PLD.wpd Page 10 of 12 IX. ARCHITECTURAL REVIEW BOARD An Architectural Review Board (the Board) will be formed and will consist of members of the owner's staff and development team, appointed to the Board by the owner. The Board will be responsible for the review and approval of all site, landscape, drainage_and architectural plans as well as approval of all architectural building materials. The formation of the Architectural Review 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. X. LANDSCAPING AND SCREENING Landscaping and screening designed within the Owasso Medical Campus site is intended to achieve unity throughout the planned unit development as well as provide an attractive view of the project from surrounding streets and neighborhoods. Sensitivity to the surrounding land uses- is- atso -ofcriticaHmportance- so- as-to- provide -a- development -that wilt- help -to- maintain -- and/or increase property values for the area. A 5 foot berm, with trees planted on and around said berm, will be constructed within the 50 foot building line /landscape buffer adjacent R Districts. 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 Campus is poised to create a beautiful and vital addition to the Owasso community. XI. SIGNAGE One sign shall be allowed along the west side of North 129`h East Avenue. This sign shall be for the identification of the subdivsion only and will have no advertising. XII. ACCESS AND CIRCULATION The main access into the Owasso Medical Campus will be from North 129`1, East Avenue. There will be three (3) other points of ingress and egress provided; two (2) from the existing stub streets in Bailey Ranch Estates Il and one (1) from the existing stub street in the Owasso Market II subdivision. The East 100th Street North access point into Bailey Ranch Estates 11 will have a crash gate installed at the contiguous boundary line between Bailey Ranch Estates II and the Owasso Medical Campus, to aid in reducing the potential for increased traffic. Interior circulation will be provided by an internal street system that will allow easy and efficient access to and egress from all land uses within the PUD. XIII. SITE PLAN REVIEW No building permit shall be issued until a detailed site plan of the proposed improvements has been submitted to and approved by the Owasso Planning Commission as being in compliance F:\Da[aCb11SC\2004104061.001 Owasso Medical Campus PUD.wpd Page 1 I of 12 with the development concept and the development standards. Submittal of a photo-metric plan is required at the time of the site plan review to determine the impact on the surrounding R Districts from potential lightpollution. In addition, submittal of grading plan will be required to be submitted so that the berming in the 50' building line /landscape buffer can be illustrated. XIV. PLATTING No building permit shall be issued until the planned unit development project area has been included within a subdivision plat submitted to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record. The deed of dedication of the required subdivision plat shall include covenants of record, enforceable by the City of Owasso, setting forth the development standards of the planned unit development. F.0ata\MlSCt2001104061.001 Owasso Medical Campus PUD.wpd Page 12 of 12 w O d 0 IR o �jl s w0> I � � Of ° 9 - s; tl]iH EAST AVE. f m O > X m D O R f7 d m m i to 'Il s[ Cl) m m -� m o77 N m D r � N m Z lit ' 1 � Xm I z 0 s i " � k of ell T. g I -�o JnN 4 D >cT—in m m C, G \ f y� \ E--N O R li -- Z . Y I Q ao � D aM NORTH 149TH EAST AVENUE �IO Fa dIz QF YI n�o m � m � D n O N s �iss s[ O n N n O N -o Xm = 14<TH E AVE._ �. ^ c co Z . Y I Q ao � D aM NORTH 149TH EAST AVENUE �IO Fa dIz QF YI n�o m � m � D n O N s v � O n g n O N -o Xm = 14<TH E AVE._ �. ^ c co v D = > cn lco)4 �rnrn lV 14]THE.AVE S m q, Z tm m ry'P y z G 9EV�� 0 m0 " A 0 D n T Icni N m s \ 's 9 O. _ T QE--NORTH— z � .� NORTH 129th EAST AVENUE —1 F e t E ^y 3 m 9g m a n N OCD O °m -0x D j� m �IM 1 a e °. a _n > x $ 0 lcoum -n g .Tn A M ,_,, N yND z � .� NORTH 129th EAST AVENUE —1 F e t E ^y 3 m 9g m a n N OCD O °m -0x D j� m �IM 1 a e °. a r z � .� NORTH 129th EAST AVENUE —1 F e t E ^y 3 m 9g m a n N OCD O °m -0x D j� m �IM 1 a e °. a Qr—>eR=,— ..NOR ) AVENUE A\\ ,§ �@ |) R§ \ m \ \�\ §/ \ �j) \ y f , S 2 & � m \x , q\& � G S \ m \ \�\ §/ \ �j) \ s � y� 'sy L — RAN O R T H=-- -- m a S'SiC m y�4 m 2 m � cy m d1 N > ate? o a:,4II d� m 21 CP m a ..: U) � rn CD r ?W; FORTH 1291h EAST AVENUE n a S'SiC m y�4 m 2 m � cy c D3 z � -1 e� nIO z e w'im C A O z� v M a n (n ° 0 a s• 0 X � S n m 3 a v m m 5111 < 9 d1 > ate? o a:,4II d� z � -1 e� nIO z e w'im C A O z� v M a n (n ° 0 a s• 0 X � S n m 3 a v m m 5111 < 9 1 a a a d G !S 9 Q=NORTH— Z N � NORTH 129th EAST AVENUE 7 1 m o e'a a z m 3 - m ® m N� m 0 m a n lJ �9ss rV V J � sly �om o. _ o ja Ali pA> N_s11 -1 m Z N � NORTH 129th EAST AVENUE 7 1 m o e'a a z m 3 - m ® m N� m 0 m a n ti F m lJ rV V J fo �om o. _ o W Ali a -1 m ti F m ` ` . 4 : «( � � \ \ \ _ w � \ «� «\ ® i : m,m \y ■m � \\ 3 3 O \ �0X CD CD Si3 � } � S � S � \.F /m )� § \\ ; !: CITY OF OWASSO COMMUNITY DEVELOPMENT DEPARTMENT SITE PLAN (BAILEY MEDICAL CENTER) STAFF REPORT The City of Owasso has received a request from Cook and Associates for the review and approval of a site plan for the Bailey Medical Center proposing a 3 story - 75,141 fe hospital and a 5 story - 18,213 82 medical office building on 26.32 acres of property, more or less. HEARING DATE: Planning Commission, October 11, 2004 LOCATION The property is located at 11010 E. 106`x' St. N, '/4 mile west of N. Garnett Rd. and 115 mile south of E. 106s' St. N. A general area map has been attached for your review. EXISTING LAND USE Undeveloped SURROUNDING LAND USE The surrounding properties are currently undeveloped with the exception of the southwest corner. A City of Owasso water tower is being erected in that area. PRESENT ZONING The subject property lies in an area planned as part of OPUD 01 -02, The Lakes at Bailey Ranch. The Planned Unit Development (PUD) calls for the property to be utilized in a manner consistent with RS -3 (Residential) zoning. The PUD goes further to say that all uses allowed by right or special exception in an RS -3 district are allowed on the property. The applicant has received a special exception from the Owasso Board of Adjustment to operate Use Unit 5: Community Services, Cultural, and Recreational Facilities on the property. SURROUNDING ZONING Again, the property lies within an area planned by OPUD 01 -02, The Lakes at Bailey Ranch. The Planned Unit Development calls for the surrounding property to be utilized in a manner consistent with residential zoning with the exception of the area located northeast of the subject property. That property is planned for Commercial use at the corner of N. Garnett Rd. and E. 106'b St. N. with a buffer strip of Office development surrounding it. ZONING HISTORY June, 2001 — The City Council approved OPUD 01 -02, a Planned Unit Development for The Lakes at Bailey Ranch outlining the development of the property as residential. April, 2004 — The Owasso Board of Adjustment granted approval of a Special Exception to allow Use Unit #5: Community Services, Cultural, and Recreational Facilities on the subject property. This action in effect allows a hospital or medical center to be developed on property zoned for residential development. In September, 2004 — The Owasso City Council accepted the Bailey Medical Center Final Plat. The Final Plat consists of 1 (one) lot in 1 (one) block on 26.32 acres. 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 parcel 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. 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. LEGAL CONSIDERATIONS OF A SITE PLAN REVIEW During the review of a site plan elements for consideration include specific site details such as street details, parking lots, building size and placement, sidewalks, and drainage details. The Owasso Zoning Code, Subdivision Regulations, and Owasso Engineering specifications provide appropriate guidelines for the review of all site plans conducted by city staff, the Technical Advisory Committee and the Planning Commission. ANALYSIS The requested site plan review from Cook and Associates is in anticipation of the development of a hospital and medical office building just south of E. 10611 St. N. and west of N. Garnett Rd. The subject property lies in an area planned as part of OPUD 01- 02, The Lakes at Bailey Ranch. The Planned Unit Development (PUD) calls for the property to be utilized in a manner consistent with RS -3 (Residential) zoning. However, the PUD goes further to say that all uses allowed by right or special exception in an RS -3 district are allowed on the property. The applicant has received a special exception from the Owasso Board of Adjustment to operate Use Unit 5: Community Services, Cultural, and Recreational Facilities on the property. Included in Use Unit #5 is a Hospital complex. The proposed use in the Bailey Medical Center site plan is an allowable use. The proposed development is consistent with the Owasso 2010 Land Use Master Plan as it calls for commercial activity in the area. 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 proposed development consists of a 3 story - 75,141 W hospital and a 5 story - 18,213 ft2 medical office building on 2632 acres. The development is proposed on property located within the Lakes at Bailey Ranch Planned Unit Development. Although the PUD never specifically addressed development of a large institution such as a hospital it was laid out in a manner conducive to the development of a hospital. The proposed Bailey Medical Center is situated in a manner consistent with its Planned Unit Development. The hospital development will garner primary access from E. 106th St. N. to the north and will innocuously fit within the planned network of collectors proposed in the Lakes at Bailey Ranch to the south and west. The proposed street situated on the east side of the development is a public road and will be built to City specifications which will include sidewalks along either side of its entire length. As this roadway will provide the primary access into the site, including emergency vehicle access, additional safety measures such as caution lighting and/or stop signs may be necessary. The site will be highly accessible without compromising the quality of future surrounding residential development. The proposed location of the 3 and 5 story buildings is setback such that the affect on future adjacent residential development should be minimal. According to the property's PUD residential development will occur to the south and west while the property to the east is planned for commercial and office development. The property will be served water and sewer by the City of Owasso. Water flow should be greatly improved with the development of the City water tower at the southwest comer of the site. Site detention is planned to occur primarily in the detention pond as shown on the site plan located to the northwest. Before any building permit may be issued all drainage and detention plans must be reviewed and approved by the Owasso Public Works department. TECHNICAL ADVISORY COMMITTEE The Technical Advisory Committee reviewed the Bailey Medical Center Site Plan at the September 29, 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 — Ensure that standard (4' wide) sidewalks are placed on either side of all public roadways associated with the proposed development; 2. Community Development — Reconfigure the emergency room access loop so that the exit intersection is at a hard right angle; 3. Community Development — Ensure that all drive lanes in the proposed parking lots not connecting to a street or driveway are properly terminated with a curb or barricade; 4. Fire Marshal - Coordinate Fire Hydrant locations with the Fire Marshal. ATTACHMENTS 1. General Area Map 2. Bailey Medical Center Site Plan application 3. Bailey Medical Center Site Plan ii Sub iect Prover QJQ ONO ho Owasso Community Site Plan -velopme Depa 111 N. nt Main St. rtment Bailey Medical Center Owasso, OK 74055 '18.376.1500 -918.376.1597 rww.cityofowasso.com 0.4 mile southwest of N.Garnett Rd. and E. 106th St. N. t mqm M z CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055(918)272-2251 FAX (918) 272 -4997 TYPE OF DEVELOPMENT ❑ Retail/Commercial ❑ Office ❑ Industrial NAME OF DEVELOPMENT 1591 /E LEGAL DESCRIPTION AND ADDRESS SITE PLAN APPLICATION ❑ Multi - Family Residential ❑^/ Planned Unit Development LIB' Other rr 7 $067p— PHONE FAX PHONE Z58— 95/'FZ FAX 258 -9�B8 LOT Frontage Average Depth Lot Area I Is this lot irregular or a INFORMATION p'/ ✓7 feet 9010 feet //4141 $.S/Z- s .ft. f�iot? es ❑No BUILDING Front Rear Sides (If comer lot, from center of street) SETBACK (from center of street) /D '?IbV feet 9/. 23 feet feet feet SITE Total Floor Area Total Standard Handicap Access. Loading Berths No. of Signs Total Sign INFORMATION (non- residential) Parking 6,9'7 Parking Z/ ' Area '46 sq.ft. RESIDENTIAL No. of Single- Family No. of Duplex Dwellings Multi -Famil Dwellin s Toil Livability INFORMATION Dwellings IBRM Units 2 +BRM Units Space sq.R. Please submit the completed application form and $25 application fee, along with the completed Site Plan Checklist and all requirements thereof, to the Owasso City Planner on or before the Planning Commission submittal deadline as shown on the official ity of Owasso calendar. All Site Plans are scheduled for review by the Technical Advisory Committee Irior e in Commission meeting at which the Site Plan will be reviewed. The applicant and /or t lica 'in should attend both the Technical Advisory Committee and Planning Commis o eetin t w he Site Plan will be reviewed. APPLICANT SIGNA DATE 5 5 FOR INTERNAL OFFICE USE TAC MEETING DATE OPC MEETING DATE SUBMITTAL DATE ZONING DISTRICT FEE RECEIPT NUMBER APPROVED DENIED s° g e � r. po$'T �i ij I I i i C I i I i i tib� r rr O PY� & °r4 ii 11� o II 1 1 z °o #^ 11`11 y � n6 Sj �z 11 1 n.• m ZNAAAQ?m jn 11,1,1 z s 0 �j i 1, i i <> q m 90n S= r 9 C O J I m D m Z 1 � rn � to �q I y Ie Ho � oz j m c icy N }J( II po$'T �i ij I I i i C I i I i i O o II <> q m 90n S= r 9 C O J I m D m Z 1 � rn � to �q I y Ie Ho � oz j m c icy N }J( S , -1 �n cn po$'T D z °o #^ n6 Sj �� ZNAAAQ?m jn v B op a^ _ o z S , -1 �n ca a D > = r Z m I I � n ' aun.v+.,aae pp 1 \ \ ■gall P� :a > 0 m / r D y ■L ' I _ I $mt ^ ^ \ I 1 II 11 co 11 1 m r m� ■gall P� :a > 0 m / r D y ■L ' I _ I ■L ' I _ I y� b CT IV O j O g F Ia�ia �0• yi ■ m u. �Ir rlr Ar �� .1. t N N •{� T ■ r�r r�i rU ,p .Ir � sir rir � 1 � �Ir rl� al' rig w 'i L 3 ' CO / M m •� oa G r �y m 1 0 0 n n Asa I n x r OM y I m Z —I 1 m � •` •\ 3 � s Wey ■ 8 CO n D ; \ -o -- _ _...- —- - - - - -- — _ e .. 9 1 1 v a .y I\ i 0 m Yg {{{{ � Ncv m y m L: �zq Fe9io �6cn LnL LLTA€ gE o'0 4 H I mN 0 moo R.,o 9HA, Y e nsm as (� f a Z=G gZa �F g gigs 4 jR Cpy Y.e a a z li N=u emC A9 °CFDC T ! 1 E CI ile N 4 M YI 5� r p in pO ASV Y G � p a y,—y Ny4-ai TAB �I g Z msg Rm , _ is e B < 0 , z 00 H 0 � i m vs C7 qq 6 � S D 1 O 5 m Z i -I m J.7 1 1 1 v a .y I\ i 0 m Yg {{{{ � Ncv m y m L: �zq Fe9io �6cn LnL LLTA€ gE o'0 4 H I mN 0 moo �1 i li 1 i I I �I 1 _r 1 f• p 9 TCA � L: �zq Fe9io �6cn LnL LLTA€ gE o'0 4 H I mN 0 4og R.,o 9HA, Y e nsm as (� a Z=G gZa m g gigs 4 jR Cpy Y.e a a z li N=u emC A9 °CFDC T ! 1 E CI ile N 4 M YI 5� r p in pO ASV Y G � p r............ �..�..�.. �1 i li 1 i I I �I 1 _r 1 f• � L: �zq Fe9io �6cn LnL LLTA€ gE o'0 4'�mx I uma r e�m 4og R.,o 9HA, (� m g gigs 21 v. L N=u emC A9 °CFDC T ! 1 E CI LLLIn = 5� r p in pO ASV Y G � p y,—y Ny4-ai TAB �I g Z msg Rm om nm _ 0 z �1 i li 1 i I I �I 1 _r 1 2 N 1 1 f• � -4 0 uma r e�m 2 N 1 1 RESIDENTIAL BUILDING PERMITS (NEW CONSTRUCTION COUNTS) Month 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 January.. 7 .. ... 8 6 6 9 12 16 45, 29 21 20 23 64 54 30 1990 b 2 44;:: :70 .ch 14 5 12 12 15 28 30 34 34 51 24 48 51 38 75 APr�k .::26: 36 61 May 9 10 9 8 13 8 24 27 26 39 42 26 3 . 8 .., 29 .. 31 urla 5, 1 s. 16 23 ;5:, 45— 84 .51 a3 5a, July 4 9 10 10 13 13 28 28 29 27 33 37 44 , 32 34 ugq8t: 14:: 10 . .— .. ., - 9 :20 .33.: 31 33 a September 10 14 14 12 20 24 31 29 29 29 30 52 64 ;;; Qctolier a ... :247 ji n Z November 1 8 19 13 15 20 13 14 26 14 is 24 26 35 ece Totals 90 99 142 133 162 208 293 333 401 362 377 406 524 --47-942b-- Yearto Date 76 76 96 103 133 142 239 274 297 299 303 322 432 345 420 Z40 - 8eplem ber =YeLr to , teCo unt . .......... ...... 0.20 - -- - ----- 'a ........................ 0 i 1990 1992 1994 1996 1998 2000 2002 2004 - September Year to Date Dollars $44,000,000 - 0 $33,000,000 - ---------------------------------------------------- --------------- -6 $22.000.000 - - --------------- ------------------------------------------- ------- — --- --- ------ - -------- -- ------ - --------- - ------------- ---------------- $11,000,000 - --------- ------ ------------ I --------- ---------------------------------------------- -- --------------- ---------- - ------- Z $0 1990 1992 1994 1996 1998 2000 2002 2004 New Construction Dollars Totals for Each Year .E $52,500,000 a 0 $39375000 ----------------------------------------- .. .......... ..................... $26250000 ----------------------------- ........... --------- * ------ * -------------------- 00 U $13,125,000 ------------ ......................... ...................................... $0 1990 1992 1994 1996 1998 2000 2002, 2004 COMMERCIAL Building Permits (New Construction Counts) Month 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 '-nuary 2 2 0. 0 .......... 1 1 0 0 5 2 3 0 0 0 1 ryary �2 .... .. ..... ... I : , . ... . ...... :2 ..... .. ... . . 2' T 5 March 0: 0 0 0 5 6:� 3 . 1 2 April; . ...... 0 .. .. ... .. .... ...... . May 1 1 1 2 2 3 0 1 4 0 2 2 4 June 1:0, d 0: 2 ... ..... 4 July 1 0 1 0 0 5 1 1 1 2 7 0 1 0 � 0 3 :.2 4 - SePternb.er- 1 1 ... 0 0 2 2 0 2 0 :2 , 2 .0 ... ... ... .... 4:: N, o ve. m b 9, r 2 .01 1 0 2 1 2 1 0 5 6 5 1 1 TOTALS 13 7 8 12 13 19 20 26 66 26 52 27 23 12 20 Year to Date 9 6 6 12 10 16 14 21 64 14 32 18 14 11 20 Includes Churches, Schools, and Government Facilities 64 2 48 E w 32 E 0 E 16 v no 0 1990 r- r- 2 $24,000000 . Z y $18,000,000 1$12,000:000 0 0 $6,000,000 Q $0 September Year to Date Count 1992 1994 1996 1998 2000 2002 2004 September Year to Date Dollard ---- -- --- - ---- --- Z 1990 1992 1994 1996 1998 2000 2002 2004 New Construction Dollars o"ars Y Totals for Each Year $38,000,000 - 0 $28,500,000 - -------------- ....... $19,000,000 - - - - - - ------------------- - .......... .... 0 a $9,500,000 - -------- ......... .......... ------ $0 (D Z 1990 1992 1994 1996 1998 2000 2002 2004 PERMITS APPLIED FOR IN SEPTEMBER 2004 ADDRESS BUILDER ADD /ZONE VALUE A.S.F. PERMIT # DATE 10304 E 92 PI No Crosby Pools FW /RS -3 25,000 499 04- 0901 -P 9/2/2004 10306 E 89 St No Vuocolo Pools FW /RS -3 28,000 648 04- 0902 -P 9/3/2004 10304 E 89 St No Vuocolo Pools FW /RS -3 28,000 648 04- 0903 -P 9/3/2004 7590 Owasso Exp Morrison Construction OBP /CH 58,250 1165 04- 0904 -C 9/3/2004 8706 N 140 E Ct Prestige Homes 9SC/RS -3 152,376 3628 04- 0905 -X 9/7/2004 14110 E 87 Terr No Robert's Homes BSC /RS -3 152,376 3628 04- 0906 -X 9/7/2004 11418 N 131 E Ave R C Construction GC /RS -3 89,586 213' ) 04- 0907 -X 9/7/2004 13005 E 114 Ct No R C Construction GC /RS -3 89,586 2133 04- 0908 -X 9/7/2004 11410 N 131 E Ave R C Construction GC /RS -3 89,586 2133 04- 0909 -X 9/7/2004 11302 N 131 E Ave R C Construction GC/RS -3 89,586 2133 04- 0910 -X 9/7/2004 11725 E 117 St No Strategic Builders BFC/RS -3 94,542 2251 04-0911 -X 9/9/2004 14107 E 104 St No Simmons Homes CC/RS -3 121,800 2900 1 04- 0912 -X 9/9/2004 9214 N 103 F. Ave Simmons Homes FW/RS -3 155,064 3692 04- 0913 -X 919/2004 9203 N 103 E PI Simmons Homes FW/RS -3 136,500 3250 04- 0914 -X 9/9/2004 10308 E 94 PI No Simmons Homes FW/RS -3 155,064 3692 04- 0915 -X 9!9/2004 8904 N 149 E Ave Emerson Bohanan PL/RS -3 1,100 200 04- 0916 -X 9/9/2004 10112 E 95 Ct No J Mercer (homeowner) FW /RS -3 25,000 272 04- 0917 -X 9/13/2004 9809 E 109 St No Sunwest Homes M1-l/RS -3 84,084 2002 04- 0918 -X 9/13/2004 .9813 E 109 St No Sunwest Homes MH/RS -3 90,804 2162 04- 0919 -X 9/13/2004 12012 E 114 PI No Chumley & Assoc. RP /RS -3 77,280 1840 04- 0920 -X 9/13/2004 13003 E 113 St No Bedford Falls GC/RS -3 96,600 2300 04- 0921 -X 9/14/2004 11506 N 132 E Ave Heritage Builders GC /RS -3 96,6001 2300 04- 0922 -X 9/14/2004 13812 E 91 St No Robert's Homes NE/RS -2 147,840 3520 04-0923-,X 9/14/2004 9800 E 108 Ct No Village Development MH /RS -3 76,230 1815 04- 0924 -X 9/14/2004 9500 N 129 E Ave Acura Neon Signs WP /CS 2,890 42 04- 0925 -S 9/14/2004 9500 N 129 E Ave Acura Neon Signs WP /CS 2,890 42 04- 0926 -S 9/14/2004 11413 N 132 E Ave Robert's Homes GC/RS -3 103,656 2468 04- 0927 -X 9/15/2004 11415 N 132 E Ave Robert's Homes GC /RS -3 103,656 2468 04- 0928 -X 9/15/2004 9016 N 100 E Ave American Heartland Co FW/RS -3 100,800 2400 04- 0929 -X 9/16/2004 11718 N 118 E Ave Strategic Builders BFC/RS -3 88,914 2117 04- 0930 -X 9/16/2004 11713 N 117 E Ave Jamco Construction BFC/RS -3 113,568 2704 04- 0931 -X 9/1612004 11501 E 118 St No Jamco Construction BFC/RS -3 105,000 2500 04- 0932 -X 9/16/2004 8051 Owasso Exp Claude Neon Signs ElmCrkCom 4,000 54 04- 0933 -S 9/16/2004 9500 N 129 E, #300 CB Bovenkamp WP /CS 56,265 1640 04- 0934 -C 9/16/2004 9010 N 121 E Ave O'Brien & Assoc. SmithFarm/CS 8,344,395 185431 04- 0935 -C 9116/2004 9800 E 109 St No Sunwest Homes MH /RS -3 94,920 2260 04- 0936 -X 9/17/2004 9701 N 102 E Ave Strategic Builders HC/RS -3 103,656 2468 04 -0937 -X 9/ 17/2004 10304 E 97 Ct No Strategic Builders HC /RS -3 103,656 2468 04- 0938 -X 9/17/2004 9804 N 99 E Ct Strategic Builders HC/RS -3 102,312 2436 04- 0939 -X 9/17/2004 10106 E 100 Ct No Strategic Builders HC /RS -3 102,312 2436 04- 0940 -X 9/17/2004 9807 E 97 PI No Strategic Builders HC/RS -3 102,312 2436 04- 0941 -X 9/17/2004 9702 N 102 E Ave Strategic Builders HC/RS -3 105,672 2516 04- 0942 -X 9/20/2004 13006 E 113 St No Westerfield Corp GC/RS -3 92,652 2206 04- 0943 -X 9/20/2004 11510 N 131 E Ave Westerfield Corp GC /RS -3 103,690 2469 04- 0944 -X 9/20/2004 10104 E 95 Ct No Westerfield Construction FW/RS -3 13,000 136 04- 0945 -X 9/20/2004 12401 E 96 St No Claude Neon Signs OM /CS 6,000 53 04- 0946 -S 9/20/2004 14303 E 112 St No Capital Homes ChPk/RS -3 58,800 1400 04- 0947 -X 9/20/2004 11201 N 144 E Ave Capital Homes ChPk/RS -3 61,950 1475 04- 0948 -X 9/20/2004 14301 E 113 St No Capital Homes ChPlc/RS -3 59,514 1417 04- 0949 -X 9/20/2004 11104 N 144 E Ave Capital Homes ChPk/RS -3 55,146 1313 04- 0950 -X 9/20/2004 11218 N 143 E Ave Capital Homes ChPic/RS -3 58,800 1400 04- 0951 -X 9/20/2004 14323 E 113 St No Simmons Homes ChPk/RS -3 69,552 1656 04- 0952 -X 9/20/2004 11215 N 144 E Ave Simmons Homes ChPk/RS -3 69,552 1656 04- 0953-X 9/20/2004 14303 E 113 St No Simmons Homes ChPk/RS -3 79,254 1887 04- 0954 -X 9/20/2004 11123 N 144 E Ave Simmons Homes ChPk/RS -3 69,552 1656 04- 0955 -X 9/20/2004 11207 N 144 E Ave Simmons Homes ChPk/RS -3 69,5521 1656 04- 0956 -X 9/20/2004 14302 E 111 St No Simmons Homes ChPk/RS -3 69,552 1656 04- 0957 -X 9/20/2004 11737 N 117 E Ave Strategic Builders BFC/RS -3 92,442 2201 04- 0958 -X 9/21/2004 11725 N 117 E Ave Strategic Builders BFC /RS -3 102,186 2433 04- 0959 -X 9/21/2004 11719 N 117 E Ave Strategic Builders BFC/RS -3 101,262 2416 04- 0960 -X 9/21/2004 12500 E 86 St No Dale Wills 1st Bap Chrch 25,000 1200 04- 0961 -C 9/21/2004 12012 E 115 PI No Chumley & Assoc. RP /RS -3 77,280 1840 04- 0962 -X 9/22/2004 14107 E 86 Ct No Emagine Homes BSC /RS -3 122,850 2925 04- 0963 -X 9/22 /2004 9800 E 98 Ct No J. Harvill (homeowner) HC/RS -3 2,740 90 04- 0964 -X 9/22/2004 13406 E 91 St No Poolscapes CP/RS -3 29,000 792 04- 0965 -P 9/23/2004 15400 E 90 St No Capital Homes PL/RS -3 80,430 1915 04- 0966 -X 9/23/2004 8701 N 143 E Ave Westerfield Corp VSC /RS -3 108,864 2592 04- 0967 -X 9/24/2004 11606 E 103 St No Capital Homes SGP /RS -3 106,500 2525 04- 0968 -X 9/24/2004 11504 N 131 E Ave Willcox Construction GC /RS -3 95,340 2270 04- 0969 -X 9/27/2004 12010E 114 PI No Chumley & Assoc. RP/RS-3 79,464 1892 04- 0970 -X 9/27/2004 12009 E 115 St No Chumley & Assoc. RP /RS -3 79,464 1892 04- 0971 -X 9/27/2004 106 So Atlanta Greg Wylie Construction OUCH 250,000 4800 04- 0972 -C 9/27/2004 12401 E 96 St No L & L Retail Const OM /CS 83,025 1845 04- 0973 -C 9/27/2004 8703 -P Owasso Exp Oil Capital Neon WaIMt/CS 3,500 40 04- 0974 -S 9/28/2004 14904 E 87 St No Simmons Homes PL/RS -3 129,864 3092 04- 0975 -X 9/28/2004 11515 E 103 St No Simmons Homes SGP /RS -3 100,800 2400 04- 0976 -X 9/28/2004 9411 N 105 E Ave Simmons Homes FW /RS -3 117,600 2800 04- 0977 -X 9/28/2004 12004 E 115 PI No Chumley & Assoc. RP /RS -3 77,826 1853 04- 0978 -X 9/28/2004 9706 N 102 E Ave Denny Homes HC/RS -3 89,670 2135 04- 0979 -X 9/28/2004 10104 E 99 St No Denny Homes HC/RS -3 86,266 2053 04- 0980 -X 9/29/2004 13800 E 91 St No jBrumble Dodson NE/RS -2 181,776 4328 04- 0981 -X 9/29/2004 12133 N 107 E PI IR C Construction CE/RS -3 ICE/RS-3 72,030 1715 04- 0982 -X 9/29/2004 10739 E 122 St No I R C Construction 72,030 1715 04- 0983 -X 9/29/2004 64 Single Family 6,217,448.00 148,028 Sq Ft 4 Residential- Additions 41,840.00 698 Sq Ft 1 lry.VmILCrI'lal -1 \cly 3,344,395 �0 185,431 Sq Ft 5 Commercial- Remodel 472,540.00 10,650 Sq Ft 4 Pools 110,000.00 2,587 Sq Ft 5 Signs 19,280.00 231 Sq Ft 83 Building Permits 815,205,503.00 347,625 Sq Ft BUILDING INSPECTIONS DEPARTMENT REPORT FOR SEPTEMBER 2004 153 Mechanical 71 Total Fees Building Permits Issued 64 10,360.02 Economic Development 52 6,767.00 Mechanical Permits Issued 57 4,295.00 Electrical Permits Issued 64 4,495.00 Plumbing Permits Issued 61 4,185.00 Recreation Development 47 7,150.00 Sign Permits Issued 6 140.00 Reinspection Fees 0 0.00 Sewer Taps 51 21,200.00 Water Taps 19 10,500.00 Water Meter Deposits 19 1,050.00 TOTAL PERMITS 440 $70,142.02 NUMBER OF INSPECTIONS FOR THE MONTH Building 153 Mechanical 71 Electrical 131 Plumbing 181 Reinspection 58 Other 0 TOTAL INSPECTIONS 594 CITY OF OWASSO RESIDENTIAL LOT INVENTORY STATUS September 30, 2004 SUBDIVISION # OF LOTS # DEVELOPED # AVAILABLE Bailey Ranch Est (2/95) 118 117 1 Bailey Ranch Est II (6/99) 133 133 0 Barrington Point III (8/96) 32 30 2 Bradfords at Silver Creek (2198) 83 73 10 Brentwood Village (6/99) 64 60 4 Broadmore Heights (10/92) 32 28 4 Brookfield Crossing (11/02) 134 130 4 Camden Park II (11/00) 42 41 1 Central Park II (7/97) 96 92 4 Chelsea park (9/04) 106 11 95 Coffee Creek (04/01) 101 64 37 Country Estates II (6/97) 193 191 2 Country Estates III (3/99) 61 58 3 Country Estates IV (4/00) 158 158 0 Country Estates V (01/02) 187 172 15 Country Estates VI (11/03) 37 13 24 Double Oaks If (8/92) 22 21 1 Double Oaks III (8/93) 63 62 1 Fairways at Bailey Ranch (8/95) 80 79 1 Fairways II (1/97) 84 82 2 Fairways III Extended (6/99) 104 39 65 Fairways IV (5/98) 69 69 0 Fairways IV Extended (6199) 22 22 0 Fairways V (8/99) 71 31 40 Fairways VI (12/00) 42 27 15 Garrett Creek (9/2003) 84 58 26 Honey Creek (4/02) 202 193 9 Metro Heights (11/01) 52 44 8 Metro Heights II (6/02) 42 31 11 New Brunswick (07/03) 42 42 0 Nottingham Estates II (3/97) 15 12 3 Nottingham Estates III (9/99) 23 16 7 Nottingham Estates IV (8/01) 20 7 13 Nottingham Estates V (3/01) 44 31 13 Preston Lakes (12/00) 272 235 39 Preston Lakes II (12/01) 120 107 13 Preston Lakes Amended (12/01) 30 30 0 Remington Park (12/03) 57 50 7 Sawgrass Park (01/02) 178 143 35 The Summit at Southern Links (6/97) 31 26 5 The Village at Silver Creek (09/02) 62 16 46 Watercolors (12/02) 40 15 25 The Willows at Silver Creek (1/00) 84 64 0 TOTALS 3532 2943 591 The Willows at Silver Creek (1/00) Watercolors (12102) The Village at Silver Creek (09/02) The Summit at Southern Links (6197) Sawgrass Park (01102) Remington Park (12/03) Preston Lakes Amended (12101) Preston Lakes II (12101) Preston Lakes (12100) Nottingham Estates V (3101) Nottingham Estates IV (8101) Nottingham Estates III (9/99) Nottingham Estates II (3i97) New Brunswick (07/03) Metro Heights II (6/02) Metro Heights (11101) Honey Creek (4/02) Garrett Creek (9/2003) Fairways VI (12/00) Fairways V (8199) Fainvays IV Extended (6/99) Fairways IV (5/98) Fairways III Extended (6/99) Fairways II (1197) Fairways at Bailey Ranch (8/95) Double Oaks III (8/93) Double Oaks II (8192) Country Estates VI (11103) Country Estates V (01102) Country Estates IV (4100) Country Estates III (3199) Country Estates 11 (6197) Coffee Creek (04101) Chelsea park (9/04) Central Park II (7/97) Camden Park II (11/00) Brookfield Crossing (11/02) Broadmore Heights (10192) Brentwood Village (6199) Bradfords at Silver Creek (2/98) Barrington Point 111 (8196) Bailey Ranch Est 11 (6199) Bailey Ranch Est (2J95) CITY OF OWASSO 0 50 100 150 200 250 300 ❑Total Lots ■Lots Developed OCCUPANCY PERMITS NAME ADDRESS STATUS APPLICATION DATE OPENING DATE COMPLETE JANUARY 2004 8502 -B No 128 E Ave New 3/9/2004 3/25/2004 Yes 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 Kool 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 1123/2004 2/1/2004 Yes Wild Hairs Smoke Lodge 300 West 2nd Ave New 2/2/2004 3/112004 No Kwik Nick's Store 9600 No Garnett New Owner 1/26/2004 1/26/2004 Yes FEBRUARY 11302 E 116 St No - Relocate 4/19/2004 4/26/2004 Yes 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 TWITOW 1P U Auctions 7720 Owasso Exp, #102 New 3/1/2004 3/6/2004 Yes . ,ospice 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 4/1312004 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 Merrill'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 11220 E 112 St No New 5/28/2004 5/28/2004 Yes The Rhythm Section 11215 N Garnett Rd, #D New 5/28/2004 6/1 /2004 No Catfish Country 11604 E 76 St No New 5/28/2004 7/1/2004 Yes JUNE The Grotto 11531 N Garnett Rd New 6/7/2004 6/14/2004 Yes )ragonflies & Ladybugs 12811 E 86 PI No New 6/9/2004 7/1/2004 Yes 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 Yes 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 New 7/15/2004 7/15/2004 Yes Rent Readys Furniture World 209 E 2nd St, #4 New 7/14/2004 7/14/2004 Yes Perfect Vision Customs 306 E 5th Ave New 7/15/2004 8/1/2004 Yes -lasso Growth Management 10314 N 138 E Ave, #104 New 7/20/2004 7/26/2004 No Owasho Carwash 8905 N 145 E Ave New 7/22/2004 7/22/2004 No Local Hospice, Inc 8426 -A No 123 E Ave New 7/21/2004 7/19/2004 Yes CMC Chassis 410 E 2nd St New 7/27/2004 7/27/2004 No Classic Cigars 8703 Owasso Exp, "O" New 7/30/2004 9/1/2004 No Candy Bouquet 8703 Owasso Exp, "Q" New 7/30/2004 8/27/2004 Yes AUGUST Carpet One 9000 Garnett Rd New 8/4/2004 8/27/2004 No Butterflies & Bullfrogs 8703 Owasso Exp, 'P" New 8/9/2004 8/15/2004 No Lyndell R Dunn, CPA 8426 -B No 123 E Ave New 8/5/2004 8/1/2004 Yes SEPTEMBER ForcePro, LLC 8 South Atlanta New 9/27/2004 9/27/2004 No Owasso Plbg Heating & Cooling 8351 Owasso Exp New 9/28/2004 9/28/2004 No All Pro Technologies 208 G E. 5th Ave New 9/30/2004 10/31/2004 No