HomeMy WebLinkAbout1993.10.21_Planning Commission AgendaAGENDA PACKET
OWASSO PLANNING COMMISSION
OCTOBER 21, 1993
PUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING: Regular
DATE: October 21, 1993
7:00 p.m.
PLACE: Owasso Community Center
NOTICE FILED BY: Timothy Rooney
TITLE: City Planner
Filed in the office of the Owasso City Clerk at 10:00 AM on October 12, 1993.
Timothy Rooney, City Planner
OWASSO PLANNING COMMISSION
REGULAR MEETING
Thursday, October 21, 1993 7:00 PM
Owasso Community Center, 301 S. Cedar
AGENDA
Call to Order
2, Consider Approval of the Minutes of September 16, 1993 Regular Meeting and Minutes
of October 4, 1993 Special Meeting.
3. Site Plan Review - Dr. Tracy Standride Chiropractic Office - A Request for a Site Plan
review of Dr. Tracy Standridge Chiropractic Office, Lot 2, Block 1, Ram Plaza. This
item was tabled from the October 4, 1993 Special Meeting.
4. Site Plan Review - Tierra Vista. Inc. - A Request for a review of the amended site plan
for Tierra Vista Nursery on a Portion of Lot 26, Block 5, of Three Lakes Addition. The
Site is Generally Located on the East Highway 169 Service Road, Just South of E. 83rd
Street North.
ZONING PUBLIC HEARING
Extension of Time Request - Oklahoma Baptist Retirement Center H (3214) - A Request
for an Extension of Time for a Preliminary Plat Previously Approved by the Planning
Commission in October of 1990. The Subject Property is Located at the Southwest
Comer of E. 76th Street North and North 122nd East Avenue.
6. OLS -82 - Mingo Manufacturing (2914) - A Request for a Lot Split on a Portion of Lot
1, Block 20 of Elm Creek Estates First Addition, Tulsa County, Owasso, Oklahoma.
The General Location of the Subject Property is the Large Parcel that Includes Mazzio's
Restaurant on the Northeast corner of the East Highway 169 Service Road and E. 80th
Street North.
Owasso Planning Commission
AGENDA
July 15, 1993
7. Preliminary Plat - Mingo Commerce Center (2914) - A Request for a Review of the
Preliminary Plat for Mingo Commerce Center, a Resubdivision of a Part of Lot 1, Block
20, Elm Creek Estates First Addition, Tulsa County, Owasso, Oklahoma. Mingo
Commerce Center is Generally Located just East of Mazzio's on E. 80th Street North.
8. OZ -97 - Trail's End Development. Inc. (2114) - A Request to Rezone a Tract of Land
Located in the Northwest Quarter of the Southwest Quarter of Section 21, Township 21
North, Range 14 East from RS -2 (Residential: Single- Family Medium Density) to RS -3
(Residential: Single Family High Density). Generally Located just north of Owasso Jr.
High School, just East of the proposed Barrington Point Addition.
Final Plat - Camden Park Addition (2114) - A Request for a Review of the Final Plat for
Camden Park, an Addition to the City of Owasso, Tulsa County, Oklahoma. Camden
park is Generally Located just West of Windsor Lake H Addition, East of 129th East
Avenue. Camden Park was formerly included within the Windsor Lake III Preliminary
Plat.
10. Review of the Owasso Design Criteria
11. New Business.
12. Report on Planning Items Previously Forwarded to City Council.
13. Discussion of Development In and Near Owasso.
14. Adjournment.
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Thursday, September 16, 1993, 7:00 PM
Owasso Community Center
301 S Cedar, Owasso, Oklahoma
MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT
Charles Willey Ray Haynes Tim Rooney
Gary Wells Dewey Brown Charlotte White
Pat Imbriano
The agenda for the meeting was posted in the Owasso City Hall, 207 S Cedar, on September
9, 1993. An addendum to the agenda was posted in the Owasso City Hall on September 14,
1993.
1. CALL TO ORDER AND ROLL CALL - Chairperson Charles Willey called the meeting
to order at 7:00 p.m. and declared a quorum present.
2. CONSIDER APPROVAL OF THE MINUTES OF AUGUST 26, 1993 - The
Commission reviewed the minutes of August 26,1993. Pat Imbriano moved, seconded
by Charles Willey, to approve the minutes as written. A vote on the motion was
recorded as follows:
Pat Imbriano - Yes
Charles Willey - Yes
Gary Wells - Yes
The motion carried 3 -0.
3. FINAL PLAT - BARRINGTON POINT (21 -21 -14) - A Request for a Review of the
Final Plat for Barrington Point; an Addition to the City of Owasso; Containing a Part of
the NW/4 of the SW/4 of Section 21, T21N, R14E, Tulsa County, Oklahoma.
Barrington Point is Located just North of Owasso High School, Immediately East of
129th East Avenue.
Mr. Rooney presented the staff report. The Owasso Planning Commission reviewed the
preliminary plat for Barrington Point at its June 15, 1993 meeting. At that meeting, the Owasso
Planning Commission unanimously recommended approval of the preliminary plat for Barrington
Owasso Planning Commission
Minutes of September 16, 1993
Page 2
Point subject to the conditions of the Technical Advisory Committee being met prior to final plat
submittal.
The final plats for Barrington Point were presented to the Technical Advisory Committee at its
August 4, 1993 meeting. At that time changes were recommended to be made to the final plats
and have been included to the final copy of the plats presented.
Mr. Rooney explained that because the developers requested that the land area be platted into
three separate groups, this did require some changes to the construction plans above and beyond
what was submitted for review at the preliminary plat stage. Unfortunately, these amended plans
were not available for the August meeting and that is why this item had been carried over to the
September agenda.
Mr. Rooney explained that since that time the engineering department had reviewed the
construction plans for all phases of the proposed Barrington Point. Other than minor changes
to the drainage reports to make them more easily understandable, there was no reason to not
approve these plats.
Mr. Imbriano motioned, seconded by Mr. Willey, that the final plats for Barrington Point I, II,
and III be approved. A vote on the motion was recorded as follows:
Pat Imbriano - Yes
Charles Willey - Yes
Gary Wells - Yes
The motion carried 3 -0.
Site Plan Review - Yale Cleaners - A Request for a Site Plan Review of Yale Cleaners,
Located on Lot 3, Block 1, Ram Plaza.
Mr. Rooney presented the report. The site plan submitted provided 22 parking spaces, more
than the 19 required by the zoning code. Lot traffic and landscaping had both been addressed
by the site plan and it appears to adhere to all of the City of Owasso's development regulations.
A brief discussion was held over the location of an electrical transformer on the lot.
Pat Imbriano motioned to approve the Yale Cleaners site plan. Gary Wells seconded the motion.
A vote on the motion was recorded as follows:
Pat Imbriano - Yes
Gary Wells - Yes
Charles Willey - Yes
The motion carried 3 -0.
Owasso Planning Commission
Minutes of September 16, 1993
Page 3
5. Final Plat - Windsor lake lI Extended (21-21-14) - A Request for a review of the Final
Plat for Windsor Lake 11 Extended, an Addition to the City of owasso; Containing a Part
of the SW/4 of the NW/4 of Section 21, T21N, R14E, Tulsa County, Oklahoma.
Windsor Lake H Extended is a 4 Lot Subdivision Located just West of Windsor Lake H.
Mr. Rooney explained that previously these lots were included as a portion of Windsor Lake II,
but at the time the developers were going for final plat approval of Windsor Lake II, these lots
had construction problems. Rather than holding up the platting and building that would occur
in Windsor Lake II, the developers requested that the four lots be removed and added to a future
development or platted separately.
The Construction Plans for these four lots were included within Windsor Lake II, have been
approved both by the City and the State Health Department, and all improvements inspected.
Mr. Rooney explained that the infrastructure for these four lots had been there for quite some
time, the only problem was the street construction.
Mr. Rooney recommended one change to the submitted plat, changing two of the building lines
from a shown 15 feet to 25 feet in order to make these setbacks more consistent with a planned
development to the west.
Mr. Wells motioned to approve the final plat of Windsor Lake II Extended including the staff's
recommended changes. Mr. Imbriano seconded the motion. A vote on the motion was recorded
as follows:
Gary Wells - Yes
Pat Imbriano - Yes
Charles Willey - Yes
6. Final Approval - Owasso Subdivision Regulations - A Request for Final Review and
Approval of the Owasso Subdivision Regulations.
Mr. Rooney presented the staff memorandum. He explained that this document had been
through four public hearings and that the development community had ample opportunity for
public input. Despite three changes, the document was essentially the same from the last time
the Planning Commission had seen it. The three changes were reviewed to the Planning
Commission.
Mr. Willey agreed that there was more than ample opportunity for public comment. Nobody
from the public commented on this document.
Owasso Planning Commission
Minutes of September 16, 1993
Page 4
Mr. Willey motioned to approve the Owasso Subdivision Regulations as submitted. Mr. Wells
seconded the motion. A vote on the motion was recorded as follows:
Charles Willey - Yes
Gary Wells - Yes
Pat Imbriano - Yes
7. New Business - No discussion was held.
8. Report on Planning Items Previously Forwarded to City Council for Action - No
discussion was held.
9. Discussion of Development In and Near Owasso - Mr. Rooney explained that the
preliminary plat for Windsor Lake III had been changed and a portion of the area
included in that plat would be called "Camden Yard."
10. Adjournment - Pat Imbriano moved, Gary Wells seconded, to adjourn the meeting. A
vote on the motion was recorded as follows:
Pat Imbriano - Yes
Gary Wells - Yes
Charles Willey - Yes
The motion carried 3-0 and the meeting was adjourned at 7:40 p.m.
Chairperson
Secretary
Date
OWASSO PLANNING COMMISSION
The agenda for the meeting was posted in the Owasso City Hall, 207 S. Cedar, on September
27, 1993.
1. CALL TO ORDER AND ROLL CALL - Chairperson Ray Haynes called the meeting
to order at 5:45 PM and declared a quorum present.
2. SITE PLAN REVIEW - DR. TRACY STANDRIDGE CHIROPRACTIC OFFICE - Mr.
Rooney presented the staff report regarding the site plan. He stated that while the
applicant has complied with all other conditions of the PUD (setbacks, parking spaces,
proposed use), staff has not received a copy of the required landscaping plan. The
applicant, Dr. Standridge, stated his builder Pat Woods was to bring those plans to the
meeting and was supposed to be at the meeting.
After a brief discussion of possible alternatives, Ray Haynes moved, seconded by Pat
Imbriano, to table this item until all of the necessary information is received. A vote on
the motion was recorded as follows:
Charles Willey - Yes
Pat Imbriano - Yes
Ray Haynes - Yes
Gary Wells - Yes
The motion carried 4 -0.
MINUTES OF SPECIAL MEETING
Monday, October'4, 1993, 5:45 PM
Owasso Community Center
301 S. Cedar, Owasso, Oklahoma
MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT
Ray Haynes
Dewey Brown Tim Rooney
Gary Wells
Charlotte White
Pat Imbriano
Charles Willey
The agenda for the meeting was posted in the Owasso City Hall, 207 S. Cedar, on September
27, 1993.
1. CALL TO ORDER AND ROLL CALL - Chairperson Ray Haynes called the meeting
to order at 5:45 PM and declared a quorum present.
2. SITE PLAN REVIEW - DR. TRACY STANDRIDGE CHIROPRACTIC OFFICE - Mr.
Rooney presented the staff report regarding the site plan. He stated that while the
applicant has complied with all other conditions of the PUD (setbacks, parking spaces,
proposed use), staff has not received a copy of the required landscaping plan. The
applicant, Dr. Standridge, stated his builder Pat Woods was to bring those plans to the
meeting and was supposed to be at the meeting.
After a brief discussion of possible alternatives, Ray Haynes moved, seconded by Pat
Imbriano, to table this item until all of the necessary information is received. A vote on
the motion was recorded as follows:
Charles Willey - Yes
Pat Imbriano - Yes
Ray Haynes - Yes
Gary Wells - Yes
The motion carried 4 -0.
3. ADJOURNMENT - Charles Willey moved, seconded by Pat Imbriano to adjourn the
meeting.
The motion carried 4-0 and the meeting was adjourned at 6:00 PM.
Chairperson
Secretary
Date
MEMORANDUM
TO: PLANNING COMMLSSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: SITE PLAN REVIEW FOR DR. TRACY
CHIROPRACTIC OFFICE
LOT 2, BLOCK 1, RAM PLAZA
DATE: October 13, 1993
STANDRIDGE
Dr. Tracy Standridge, of Owasso, has submitted a proposed site plan for a new office which
would be located on Lot 2, Block 1, of Ram Plaza for his Chiropractic Office. Ram Plaza is
located on the northwest corner of 86th Street North and 129th East Avenue. Because the
subject property is contained within a PUD, both its site plan and landscaping plan must be
approved by the Planning Commission prior to any development.
Review of the site plan by staff indicated that all necessary parking requirements have been met
by the applicant as 22 parking spaces would be the minimum required in order to be in
compliance with the Owasso Zoning Code. The applicants have shown 29 parking spaces on
their site plan. The applicant has maintained all required setbacks for development.
The applicant has designated areas within the site plan intended for landscaping, and a copy of
the detailed landscaping plan has been included within your packet. The site plan that was
included within your Special Meeting packet should be brought to this meeting as I have not
included an additional copy for this meeting. The landscaping plan indicates the utilization of
bradford pear trees along the street frontage of E. 86th Street North and various other small
trees and shrubbery closer to the building.
In addition, it should be noted by the applicant that the entire PUD site is permitted to have two
(2) free - standing pole signs and signage for this project is likely to be limited to building signage
only. All other facets of the proposed site plan appear to be in conformance with the City of
Owasso's Zoning Code requirements.
RECOMMENDATION
Staff would recommend approval of the proposed site plan as presented conditioned upon a pre -
construction meeting being held prior to the issuance of a building permit.
ENCLOSURE
Landscaping Plan for Dr. Tracy Standridge Chiropractic Office.
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: SITE PLAN REVIEW FOR TIERRA VISTA NURSERY
DATE: October 13, 1993
Tierra Vista, Incorporated subject property is located on a Portion of Lot 26, Block 5, of Three
Lakes Addition, located on the East Highway 169 Service Road just South of East 83rd Street
North.
Previously, the Planning Commission approved a site plan for Tierra Vista Nursery in May of
1993. At that meeting, the Planning Commission unanimously approved the submitted site plan
conditioned upon a preconstruction meeting being held with city staff. That meeting was held
prior to the issuance of the building permit.
In early October, upon beginning the construction of the Tierra Vista project, Ross Flood the
President of Tierra Vista, Inc. contacted Mr. Compton and stated his desire to move the original
building shown on the site plan forward approximately 20 feet forward on the site. It was
explained to Mr. Flood that the original site plan was approved by the Planning Commission and
any deviation from that would need to be reviewed again, despite the amended site plan meeting
all applicable zoning regulations.
Mr. Flood has resubmitted a site plan for the Planning Commission's review. It should be noted
that the building sizes have not increased from the original site plan. The only changes have
been the relocation of the building 20 feet closer to the Highway 169 Service Road and a loss
of six (6) parking spaces. The amended site plan meets all zoning requirements for a CG
(Commercial General) Zoning District.
RECOMMENDATION
Staff would recommend approval of the amended site plan.
ENCLOSURE
1. The amended site plan for Tierra Vista Nursery.
2. Letter from Mr. Ross Flood.
3. Site Plan Review Memo for Tierra Vista from May of 1993.
TIERRA VISTA INC.
October 5, 1993
Mr. Steve Compton
Assistant City Manager
City of Owasso
P.O. Box 180
Owasso, OK 74055
Mr. Compton,
I appreciate the opportunity to visit with you about the new building (Garden Center)
that Tierra Vista Inc. is starting to build in Owasso.
As you well know Tierra Vista received a building permit a couple of months ago.
Just recently we started grading the lot and removing old structures and trash. Once I
was able to stake the building location I immediately noticed the building was set back
much farther than all the other existing building on this street.
I am asking the Planning Commission to allow me to build the same approved
building and structure closer to the street. The building will be inside the property
line and will not encroach on any easement. This same structure and building will
follow all codes and building regulations. This request to move the building will
allow for proper visibility for this nice looking garden center.
Enclosed are new copies of the site plans. I understand that the Planning Commission
will not meet again until October 21, 1993 to discuss and determine this request. I
will be present to explain this move and answer all questions.
In closing, I was scheduling this retail garden center to open in the 3rd week of
November to assure December sales of Poinsettias, Christmas trees, etc. This can
only happen if construction starts immediately. I understand the risk and will
hopefully be able to explain to the Planning Commission the need and urgency to start
this garden center.
P.O. Box 472193 • Tulsa, Oklahoma 74147-2193 • 918/664 -2897
I would also like to thank the Owasso City officials, Planning Commission, and
departments for the business relationship they have extended to us with this project.
Sincerely,
Ross Flood
President
MEMORANDUM
TO: THE OWASSO PLANNING COMMISSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: GARDEN CENTER SITE PLAN
A PORTION OF LOT 26, BLOCK 5, THREE LAKES ADDITION
DATE: April 27, 1993
BACKGROUND
Mr. Ross Flood, applicant, is requesting site plan review for a new retail nursery located on the East
Highway 169 service road, just south of E. 83rd Street North. This development will replace the current
nursery located on that site.
The actual building size does not require a site plan review by the Technical Advisory Committee and
Planning Commission as required by the Zoning Code. Staff felt that this development, because of past
concerns on the site, should however be reviewed by the Planning Commission for input.
The applicant is proposing a 49' x 40' building on the site surrounded by a plant display area and garden
area. 54 parking spaces are being shown on the site plan, six of which are shown as handicapped. The
site will utilize existing curb cuts and a planting area is shown on the south property line.
Staff has no objections to the site plan submitted.
RECOMMENDATION
Staff would recommend approval of the proposed site plan, subject to a preconstruction meeting to be
held with the Community Development staff upon obtaining a building permit.
ENCLOSURES AND ATTACHMENTS
I . Site Plans for Owasso Garden Center.
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: EXTENSION OF TIME REQUEST FOR OKLAHOMA BAPTIST
RETIREMENT CENTER PRELIMINARY PLAT
DATE: October 14, 1993
BACKGROUND
The City of Owasso has received a request for an extension of time for the preliminary plat of
Oklahoma Baptist Retirement H, an Addition to the City of Owasso, Tulsa County, Oklahoma.
The subject property is located south of E. 76th Street North on 122nd East Avenue, directly
west of the Oklahoma Baptist Retirement Center.
Attached is a location map of the area in which the Oklahoma Baptist Retirement Center II
property is located; as well as a letter from Mr. David Hall, Director of Independent Living at
the retirement center.
Staff is understands that the applicant is going to pursue final plat approval from the Owasso
Planning Commission at the November meeting. Time expired on the preliminary plat for the
Oklahoma Baptist Retirement Center II preliminary plat in November of 1992.
RECOMMENDATION
Staff recommends Planning Commission approval of the requested time extension in order to
permit the applicants to process a final plat on this property in November.
ATTACHMENTS
1. Location map.
2. Letter from Mr. David Hall.
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: OLS -82
MINGO MANUFACTURING (2914)
DATE: October 14, 1993
BACKGROUND
Mingo Manufacturing is requesting a "formal" lot split from the Owasso Planning Commission
for an area of the property containing the existing Mazio's Restaurant located on the northeast
corner of the East Highway 169 Service Road and East 80th Street North.
While beginning the process of platting the area contained within the Mingo Commerce Center
(Agenda Item #7), it was discovered that the portion previously sectioned off that contains
Mazio's Restaurant had never been through a formal lot split process with the City of Owasso.
When doing the abstract of the property contained within the Mingo Commerce Center plat, a
deed for a lot split was found that was never approved by the local governing body (Owasso
Planning Commission). The clerk for Tulsa County should look for this approval prior to any
filing.
Staff is viewing this request as a "house cleaning" item which will allow the applicant to have
clear title to the property. All necessary requirements of the City of Owasso's lot split
regulations have been met.
RECOMMENDATION
Staff recommends approval of OLS -82.
ENCLOSURE
1. A location Map for OLS -82.
2. A copy of the surveyed lot split.
MEMORANDUM
TO: THE OWASSO PLANNING COMMISSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: PRELIMINARY PLAT - MINGO COMMERCE CENTER
DATE: October 14, 1993
BACKGROUND
A request for a review of the Preliminary Plat for Mingo Commerce Center has been submitted
to the City of Owasso by White Surveying, Applicants for Mingo Manufacturing. Mingo
Commerce Center is located on the north side of East 80th Street North, between Mazio's
Restaurant and Wildwood Apartments. The subject property has split zoning: Lot 1, Block 1
of the proposed Mingo Commerce Center is zoned IL (Light Industrial) while Lots 2 and 3 of
Block 1 of the proposed Mingo Commerce Center are zoned CS (Commercial Shopping Center).
Approximately 4.6 acres are contained within the subject plat.
The Technical Advisory Committee held a review on the Preliminary Plat on October 6, 1993
and recommended the following corrections /additions prior to the Final Plat submittal:
PLAT
1. A 17.5' perimeter utility easement should be provided on the plat.
2. Two 1 P utility easements should be added along the shared north boundaries of Lots 2
and 3 with the southerly boundary of Lot 1.
3. Add reference to the N/W corner of Lot 1, Block 20 along with the P.O. B.
4. Double Oaks III and Elm Creek Clinic need to be added to the Location Map portion of
the plat.
5. The proposed access area shown on the plat should be aligned with the existing islands
located in E. 80th Street North.
CERTIFICATE OF DEDICATION
1. The word "north" should be added to Item D, Subsection 1 in the covenants.
2. Acreage should be added to the legal description provided on the Certificate of
Dedication.
3. Under Section I, Subparagraph F, Line Item No.2 needs to include the new tree policy
statement in regards to planting within utility easements and rights -of -way.
CONSTRUCTION PLANS
1. Discussion with staff was held regarding possible relocation of the detention area shown
on this plat. If this occurs at final plat submittal, the detention report will need
modification as well as relocation of the detention easement.
2. All other changes to the construction plans as recommended by the City Engineering
Department should be made prior to final plat application.
RECOMMENDATION
With the above additions /corrections noted, staff would recommend approval of the Preliminary
Plat with the condition that all of the above items be addressed prior to the Final Plat submittal.
1. Location map for Mingo Commerce Center.
2. Preliminary Plat for Mingo Commerce Center.
3. Certificate of Dedication for Mingo Commerce Center.
4. Detention Report for Mingo Commerce Center.
5. Memo from Rohn Munn, Engineering Department.
CERTIFICATE OF DEDICATION
KNOW ALL PERSONS BY THESE PRESENTS, THAT MINGO PROPERTIES, A GENERAL PARTNERSHIP
HEREINAFTER SOMETIMES CALLED "GRANTOR" IS THE OWNER OF THE FOLLOWING DESCRIBED REAL
STATE SITUATED IN THE CITY OF OWASSO, TULSA COUNTY OKLAHOMA, TO -WIT:
A PART OF LOT ONE (1), BLOCK TWENTY (20), ELM CREEK ESTATES FIRST ADDITION. AN
ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING
TO THE RECORDED PLAT THEREOF, DESCRIBED AS FOLLOWS: COMMENCING AT THE
NORTHWEST CORNER OF SAID LOT 1, BLOCK 20; THENCE EAST ALONG THE NORTH LINE OF
SAID LOT ONE (1), A DISTANCE OF 282.51 FEET TO THE POINT OF BEGINNING: THENCE
CONTINUING EAST ALONG THE NORTH LINE OF SAID LOT ONE (1), A DISTANCE OF 330.97
FEET; THENCE DUE SOUTH A DISTANCE OF 622.67 FEET TO A POINT ON THE SOUTH LINE
OF SAID LOT ONE (1); THENCE DUE WEST ALONG THE SOUTH LINE OF SAID LOT ONE (1), A
DISTANCE OF 323.70 FEET TO A POINT IN THE SOUTH LINE BEING 255.00 FEET OF THE
SOUTH WEST CORNER OF SAID LOT ONE (1); THENCE N 00 -40 -07 W A DISTANCE OF 622.88
FEET TO THE POINT OF BEGINNING.
AND HAVE CAUSED THE ABOVE DESCRIBED LAND TO BE SURVEYED, STAKED AND PLATTED AS SHOWN
BY THE ACCOMPANYING PLAT, WHICH IS MADE A PART HEREOF AND HAVE DESIGNATED THE
SUBDIVISION AS " MINGO COMMERCE CENTER" AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY,
OKLAHOMA.
SECTION I
STREETS, ACCESS, EASEMENTS, STORM WATER FACILITIES, UTILITIES AND OWNER
RESPONSIBILITIES:
A. PUBLIC STREETS AND EASEMENTS:
NOW THEREFORE, THE UNDERSIGNED OWNER, DEDICATES FOR THE PUBLIC USE THE STREET
RIGHT -OF -WAY AS SHOWN ON THE ACCOMPANYING PLAT AND FURTHER DEDICATED FOR THE PUBLIC
USE, EASEMENTS AND RIGHTS -OF -WAY AS SHOWN AND DESIGNATED ON THE ACCOMPANYING PLAT
FOR THE SEVERAL PURPOSES OF CONSTRUCTION, MAINTAINING, OPERATION, REPAIRING, REMOVING
AND REPLACING STORM WATER DETENTION FACILITIES AND ANY AND ALL PUBLIC UTILITIES, INCLUDING
THE STORM AND SANITARY SEWERS, TELEPHONE LINES, ELECTRIC POWER LINES AND TRANSFORMERS,
GAS LINES, WATER LINES AND CABLE TELEVISION, TOGETHER WITH ALL FITTINGS AND EQUIPMENT FOR
EACH OF SUCH FACILITIES, INCLUDING THE POLES, WIRES, CONDUITS, PIPES, VALVES, METERS AND ANY
OTHER APPURTENANCES THERETO WITH THE RIGHT OF INGRESS AND EGRESS TO AND UPON
AFORESAID. NO BUILDING, STRUCTURE, OR OTHER ABOVE OR BELOW GROUND OBSTRUCTION THAT WILL
INTERFERE WITH THE PURPOSES AFORESAID, WILL BE PLACED, ERECTED, INSTALLED OR PERMITTED
UPON THE EASEMENTS OR RIGHTS -OF -WAYS AS SHOWN, PROVIDED HOWEVER, THAT THE OWNERS
HEREBY RESERVE THE RIGHT TO CONSTRUCT, MAINTAIN, OPERATE, LAY AND RELAY WATER AND
SEWER LINES TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS TO, OVER, ACROSS AND ALONG ALL
STRIPS OF LAND INCLUDED WITHIN THE EASEMENTS SHOWN ON THE PLAT, BOTH FOR THE FURNISHING
OF WATER AND /OR SEWER SERVICES TO THE AREA INCLUDED IN SAID PLAT.
LIMITS OF NO ACCESS:
THE OWNERS HEREBY RELINQUISH RIGHTS OF INGRESS AND EGRESS TO THE ABOVE DESCRIBED
PROPERTY WITHIN THE BOUNDS DESIGNATED AS "LIMITS OF NO ACCESS" (LNA), AND SHOWN ON THE
PLAT, EXCEPT AS MAY HEREAFTER BE RELEASED, ALTERED, OR AMENDED BY THE CITY OF OWASSO
AND APPROVED BY THE OWASSO PLANNING COMMISSION OR ITS SUCCESSORS, OR AS OTHERWISE
PROVIDED BY THE STATUTES AND LAWS OF THE STATE OF OKLAHOMA PERTAINING THERETO. THE
.'OREGOING COVENANT SHALL BY ENFORCEABLE BY THE CITY OF OWASSO OKLAHOMA, OR ITS
SUCCESSORS, AND THE OWNER OF EACH LOT AGREES TO BE BOUND THEREBY.
C. MUTUAL ACCESS EASEMENT:
1: MUTUAL ACCESS EASEMENTS AS DEPICTED ON THE ACCOMPANYING PLAT ARE HEREBY
ESTABLISHED FOR THE PURPOSE OF PROVIDING VEHICULAR AND PEDESTRIAN ACCESS TO EACH
LOT IN THE ADDITION FROM PUBLIC DEDICATED STREETS. THE MUTUAL ACCESS EASEMENTS
ARE FURTHER RESERVED FOR THE EXCLUSIVE BUT MUTUAL USE AND BENEFIT OF THE OWNERS OF
LOTS IN THIS ADDITION, THEIR TENANTS, GUESTS AND INVITEES SUBJECT ONLY TO THE RIGHT OF
REASONABLE USE THEREOF FOR THEIR RESPECTIVE NORMAL AND CUSTOMARY PURPOSES BY (A)
THE OPERATORS OF AMBULANCES OR OTHER EMERGENCY VEHICLES, AND (B) LAW ENFORCEMENT
AGENCIES OF THE CITY OF OWASSO, THE COUNTY OF TULSA, THE STATE OF OKLAHOMA AND THE
UNITED STATES OF AMERICA, AND (C) THE CITY OF OWASSO FIRE DEPARTMENT, AND (D) THE
UNITED STATES POSTAL SERVICE, AND (E) ALL PUBLIC UTILITY COMPANIES PROVIDING A PUBLIC
UTILITY SERVICE TO, FROM OR WITHIN THE ADDITION, AND (F) ALL OTHER AGENCIES OF THE CITY
OF OWASSO, THE COUNTY OF TULSA, STATE OF OKLAHOMA AND UNITED STATES OF AMERICA
FOR USE THEREOF AS NECESSARY OR INCIDENTAL TO THE PERFORMANCE OF A
GOVERNMENTAL FUNCTION OR DUTY OF SUCH AGENCY, AND (G) THE OPERATORS OF REFUSE
COLLECTION SERVICES. NOTWITHSTANDING ANY PROVISION CONTAINED IN THIS CERTIFICATE,
EXPRESSED OR IMPLIED, UNDER NO CIRCUMSTANCES IS THIS EASEMENT TO BE CONSIDERED AS
DEDICATED TO THE PUBLIC EXCEPT AS AN EASEMENT, IT BEING EXPRESSLY INTENDED TO BE A
PRIVATE STREET AND EASEMENT FOR PURPOSES AS SHOWN ON THE ACCOMPANYING PLAT OF
THE ADDITION.
D. ELECTRIC, TELEPHONE AND CABLE TELEVISION SERVICES:
IN CONNECTION WITH THE INSTALLATION OF UNDERGROUND ELECTRIC, TELEPHONE AND CABLE
TELEVISION SERVICES, ALL OF THE LOTS ARE SUBJECT TO THE FOLLOWING:
1. OVERHEAD POLE LINES FOR THE SUPPLY OF ELECTRIC SERVICE, TELEPHONE AND CABLE
TELEVISION SERVICE MAY BE LOCATED ALONG THE SOUTH AND EAST PROPERTY LINES OF THE
SUBDIVISION. STREET LIGHT POLES OR STANDARDS MAY BE SERVED BY UNDERGROUND CABLE,
AND ELSEWHERE THROUGHOUT THE SUBDIVISION, ALL SUPPLY LINES SHALL BE LOCATED
UNDERGROUND IN THE EASEMENT WAYS RESERVED FOR GENERAL UTILITIES AND STREETS
SHOWN ON THE ATTACHED PLAT. SERVICE PEDESTALS AND TRANSFORMERS, AS SOURCES OF
SUPPLY AT SECONDARY VOLTAGES, MAY BE ALSO LOCATED IN SUCH EASEMENT WAYS.
2. EXCEPT TO BUILDINGS ON LOTS DESCRIBED IN PARAGRAPH (1) ABOVE, WHICH MAY BE
SERVED FROM OVERHEAD SERVICE LINES, TELEPHONE LINES AND CABLE TV CABLES;
UNDERGROUND SERVICE CABLES TO ALL BUILDINGS WHICH MAY BE LOCATED ON ALL LOTS IN
THE SUBDIVISION MAY BE RUN FROM THE NEAREST SERVICE PEDESTAL OR TRANSFORMER TO
THE POINT OF CONNECTION TO EACH BUILDING AS MAY BE LOCATED UPON SAID LOT; PROVIDED
THAT UPON THE INSTALLATION OF SUCH A SERVICE CABLE TO A PARTICULAR BUILDING, THE
SUPPLIER OF ELECTRIC SERVICE , TELEPHONE OR CABLE TELEVISION SHALL THEREAFTER BE
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 BUILDING.
3. THE SUPPLIER OF ELECTRIC, TELEPHONE, AND TELEVISION SERVICE, THROUGH THEIR
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
PURPOSE OF INSTALLING, MAINTAINING, REMOVING, OR REPLACING ANY PORTION OF SAID
UNDERGROUND ELECTRIC, TELEPHONE OR CABLE TELEVISION SO INSTALLED BY IT.
4. 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 ACTIVITY
WHICH MAY INTERFERE WITH SAID ELECTRIC, TELEPHONE OR CABLE TELEVISION FACILITIES,
THE UTILITY COMPANIES WILL BE RESPONSIBLE FOR ORDINARY MAINTENANCE OF UNDERGROUND
ELECTRIC, TELEPHONE OR CABLE TELEVISION FACILITIES, BUT THE OWNER WILL PAY FOR THE
DAMAGE OR RELOCATION OF SUCH FACILITIES CAUSED OR NECESSITATED BY ACTS OF THE
OWNER OR ITS AGENTS OR CONTRACTORS.
5. 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.
E. WATER AND SEWER LINES
IN CONNECTION WITH THE PROVISIONS OF WATER AND SANITARY SEWER, ALL OF THE LOTS ARE
SUBJECT TO THE FOLLOWING PROVISIONS, TO -WIT:
1. THE OWNER OF EACH LOT SHALL BE RESPONSIBLE FOR THE PROTECTION OF THE PUBLIC
WATER MAINS AND THE PUBLIC SANITARY SEWER FACILITIES LOCATED ON HIS LOT AND SHALL
PREVENT THE ALTERATION OF GRADE IN EXCESS OF THREE (3) FEET FROM THE ORIGINAL
CONTOURS OF ANY CONSTRUCTION ACTIVITY WHICH MAY INTERFERE WITH SAID PUBLIC WATER
MAINS AND /OR SANITARY SEWER FACILITIES. SAID ALTERATION OF GRADE RESTRICTIONS SHALL
BE LIMITED TO EASEMENT AREAS.
2. THE CITY OF OWASSO OR ITS SUCCESSORS WILL BE RESPONSIBLE FOR ORDINARY
MAINTENANCE OF PUBLIC WATER MAINS AND PUBLIC SANITARY SEWER FACILITIES, BUT THE
OWNER WILL PAY FOR DAMAGE OR RELOCATION OF SUCH FACILITIES CAUSED OR NECESSITATED
BY ACTS OF THE OWNER OR HIS AGENTS OR CONTRACTORS.,
3. THE CITY OF OWASSO OR ITS SUCCESSORS THROUGH ITS PROPER AGENTS AND
EMPLOYEES SHALL AT ALL TIMES HAVE RIGHT OR ACCESS WITH THEIR EQUIPMENT TO ALL SUCH
EASEMENT WAYS SHOWN ON SAID PLAT OR PROVIDED FOR IN THIS CERTIFICATE OF DEDICATION
FOR THE PURPOSE OF INSTALLING, MAINTAINING, REMOVING AND REPLACING ANY PORTION OF
SAID UNDERGROUND WATER AND SEWER FACILITIES.
4. THE FOREGOING COVENANT CONCERNING
ENFORCEABLE BY THE CITY OF OWASSO OR ITS
AGREES TO BE BOUND HEREBY.
STORM WATER FACILITIES:
WATER AND SEWER FACILITIES SHALL BE
SUCCESSORS, AND THE OWNER OF THE LOT
FOR THE COMMON USE AND BENEFIT OF THE OWNERS OF THE LOTS WITHIN THE ADDITION AND
FOR THE BENEFIT OF THE CITY OF OWASSO, THE "GRANTOR" HEREIN ESTABLISH AND GRANT A
PERPETUAL EASEMENT OVER AND ACROSS THE AREA DESIGNATED IN LOT ONE(1) , BLOCK ONE (1) AS
"STORM WATER DETENTION EASEMENT" FOR THE PURPOSE OF PERMITTING THE CONSTRUCTION AND
MAINTENANCE OF STORM WATER DETENTION FACILITIES NECESSARY TO MEET CITY OF OWASSO
DETENTION REQUIREMENTS APPLICABLE TO THE ADDITION, AND FOR THE FURTHER PURPOSE OF
PERMITTING THE FLOW, CONVEYANCE AND DISCHARGE OF STORM WATER RUNOFF FROM THE VARIOUS
LOTS WITHIN THE ADDITION AND FROM PROPERTIES OUTSIDE THE ADDITION.
1. DETENTION AND DRAINAGE FACILITIES CONSTRUCTED IN THE DETENTION EASEMENT
SHALL BE IN ACCORDANCE WITH ADOPTED STANDARDS, PLANS AND SPECIFICATIONS APPROVED
BY THE CITY OF OWASSO.
2. NO FENCE, WALL BUILDING, OR OTHER OBSTRUCTION MAY BE PLACED OR MAINTAINED IN
THE DETENTION EASEMENT AREA NOR SHALL THERE BE ANY ALTERATION OF THE GRADES OR
CONTOURS IN SUCH EASEMENT AREAS UNLESS APPROVED BY THE CITY OF OWASSO; PROVIDED
HOWEVER THAT THE PLANTING OF TURF OR SINGLE TRUNK TREES HAVING A CALIPER OF NOT
LESS THAN TWO AND ONE- HALF(2.5) INCHES SHALL NOT REQUIRE THE APPROVAL OF THE CITY OF
OWASSO.
3. THE DETENTION EASEMENTS OR DRAINAGE AREAS AND THE FACILITIES LOCATED
THEREON SHALL BE MAINTAINED BY THE OWNER OF LOT ONE (1), BLOCK ONE (1), MINGO
COMMERCE CENTER, IN ACCORDANCE WITH THE FOLLOWING STANDARDS.
A) THE DETENTION EASEMENT AREAS SHALL BE KEPT FREE OF OBSTRUCTION
AND DEBRIS.
B) THE DETENTION EASEMENT AREAS SHALL BE MOWED DURING THE GROWING
SEASON AT INTERVALS NOT EXCEEDING FOUR (4),WEEKS,
C) CONCRETE APPURTENANCES, IF ANY SHALL BE MAINTAINED IN GOOD
WORKING CONDITION.
D) TRICKLE CHANNELS OR PAVED AREAS, IF ANY, SHALL BE CLEANED OF
SILTATION AND VEGETATION TWICE YEARLY.
4. IN THE EVENT THE OWNER OF SAID LOT ONE(1) SHOULD FAIL TO PROPERLY MAINTAIN THE
DETENTION EASEMENT AREAS AND FACILITIES THEREIN SITUATED, AND PERFORM MAINTENANCE
NECESSARY TO THE ACHIEVEMENT OF THE INTENDED DRAINAGE AND DETENTION FUNCTIONS, THE
COST THEREOF SHALL BE PAID BY SAID OWNER OF LOT ONE(1) BLOCK ONE(1), MINGO COMMERCE
CENTER.
5. IN THE EVENT THE AFORESAID OWNER OF LOT ONE(1) BLOCK ONE(1), MINGO COMMERCE
CENTER FAILS TO PAY THE COST OF SAID MAINTENANCE AFTER COMPLETION OF THE
MAINTENANCE AND RECEIPT OF A STATEMENT OF COSTS, THE CITY OF OWASSO MAY FILE , OF
RECORD, A COPY OF THE STATEMENT OF COST, AND THEREAFTER THE COSTS SHALL BE A LIEN
AGAINST THE PROPERTY. A LIEN ESTABLISHED AS ABOVE PROVIDED MAY BE FORECLOSED BY
THE CITY OF OWASSO.
G. OWNER RESPONSIBILITY WITHIN EASEMENTS:
THE OWNER OF EACH LOT SHALL BE RESPONSIBLE FOR THE REPAIR OF DAMAGE TO
LANDSCAPING AND PAVING OCCASIONED BY NECESSARY MAINTENANCE OF UNDERGROUND WATER,
SEWER, STORM SEWER, GAS, COMMUNICATIONS, CABLE TELEVISION, OR ELECTRIC FACILITIES WITHIN
THE UTILITY EASEMENTS DEPICTED ON THE ACCOMPANYING PLAT; PROVIDED HOWEVER, THE CITY OF
OWASSO, OR THE SUPPLIER OF THE UTILITY SERVICE SHALL USE REASONABLE CARE IN THE
PERFORMANCE OF SUCH ACTIVITIES.
SECTION
ENFORCEMENT, DURATION AND SEVERABILITY;
A. ENFORCEMENT;
THE RESTRICTIONS HEREIN SET FORTH ARE COVENANTS TO RUN WITH THE LAND AND SHALL BE
BINDING UPON THE OWNERS, THEIR SUCCESSORS AND ASSIGNS AND ALL PARTIES CLAIMING UNDER
THEM. IF THE UNDERSIGNED OWNERS, OR THEIR SUCCESSORS OR ASSIGNS, SHALL VIOLATE ANY OF
THE COVENANTS HEREIN, IT SHALL BE LAWFUL FOR ANY PERSONS OWNING ANY LOT SITUATED WITHIN
THE SUBDIVISION OR THE CITY OF OWASSO, TO MAINTAIN ANY ACTION AT LAW OR IN EQUITY AGAINST
THE PERSON OR PERSONS VIOLATING OR ATTEMPTING TO VIOLATE ANY SUCH COVENANT, TO PREVENT
HIM OR THEM FROM SO DOING OR TO COMPEL COMPLIANCE WITH THE COVENANTS OR TO RECOVER
DAMAGES FOR SUCH VIOLATIONS.
B. DURATION:
THESE COVENANTS SHALL REMAIN IN FULL FORCE AND EFFECT FOR A PERIOD OF THIRTY (30) YEARS
FROM THIS DATE AND SHALL BE AUTOMATICALLY THEREAFTER RENEWED FOR ADDITIONAL TEN (10)
YEAR TERMS UNLESS THE OWNERS OF THE LOTS IN MINGO COMMERCE CENTER WITH APPROVAL OF THE
CITY OF OWASSO SHALL, IN WRITING TERMINATE THE SAME BEFORE THE COMMENCEMENT OF ANY
RENEWAL PERIOD OF THE SAME.
THE COVENANTS MAY BE AMENDED FROM TIME TO TIME BY THE CONSENT OF APPLICABLE UTILITY
'OMPANIES, THE CITY OF OWASSO, ALL THE OWNERS, AND THE OWASSO PLANNING COMMISSION OR
HEIR SUCCESSORS, OR AS OTHERWISE PROVIDED BY LAW.
C. SEVERABILITY:
INVALIDATION OF ANY RESTRICTION SET FOURTH HEREIN OR ANY PART THEREOF
JUDGMENT, OR DECREE OF ANY COURT, OR OTHERWISE, SHALL NOT INVALIDATE OR
THE OTHER RESTRICTIONS OR ANY PART THEREOF SET FORTH HEREIN, WHICH SHALL
FORCE AND EFFECT.
.A WITNESS WHEREOF, THE OWNERS HAVE CAUSED THESE PRESENTS TO
THIS DAY OF
RONALD G. WITTEN
RAYMOND L. WITTEN
BY AN ORDER,
AFFECT ANY OF
REMAIN IN FULL
BE EXECUTED
.1993.
MINGO PROPERTIES, A GENERAL PARTNERSHIP
BOBBIE B. WITTEN
BOBBIE R. WITTEN
TERRY L. INGLE JANET F. INGLE
STATE OF OKLAHOMA )
) SS
COUNTY OF TULSA )
BEFORE ME, A NOTARY PUBLIC IN AND FOR SAID COUNTY AND STATE, ON THIS OF
1993, PERSONALLY APPEARED RONALD G. WITTEN, BOBBIE B. WITTEN,
RAYMOND L. WITTEN, BOBBIE R. WITTEN, TERRY L. INGLE, JANET F. INGLE TO ME KNOWN TO BE THE
IDENTICAL PERSON WHO SUBSCRIBED THE NAME OF THE MAKER THAT THEY EXECUTED THE SAME AS
THEIR FREE AND VOLUNTARY ACT AND DEED, FOR THE USED AND PURPOSES THEREIN SET FOURTH.
GIVEN UNDER MY HAND AND SEAL THE DAY AND YEAR LAST ABOVE WRITTEN.
NOTARY PUBLIC
MY COMMISSION EXPIRES:
ERTIFICATE OF SURVEY;
I, TOM A. HAYNES, REGISTERED PROFESSIONAL LAND SURVEYOR #1052 IN THE STATE OF OKLAHOMA, ON
THIS DAY OF 1993, AT TULSA,
OKLAHOMA, 00 HEREBY CERTIFY THAT I HAVE CAREFULLY AND ACCURATELY SURVEYED, STAKED,
SUBDIVIDED AND PLATTED THE TRACT OF LAND DESCRIBED HEREON AND THAT THE ABOVE PLAT,
DESIGNATED MINGO COMMERCE CENTER, AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE
OF OKLAHOMA, IS A TRUE REPRESENTATION OF SAID SURVEY.
TOM A. HAYNES
STATE OF OKLAHOMA )
) SS
COUNTY OF TULSA )
BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC, IN AND FOR SAID COUNTY AND STATE, ON
THIS DAY OF 1993,
PERSONALLY APPEARED TOM A. HAYNES, PERSONALLY KNOWN TO ME TO BE THE IDENTICAL PERSON
WHO EXECUTED THE WITHIN AND FORGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT HE
EXECUTED THE SAME AS HIS FREE AND VOLUNTARY ACT DEED, FOR THE PURPOSES THEREIN SET
FORTH.
GIVEN UNDER MY HAND AND SEAL THE DAY AND YEAR ABOVE WRITTEN.
NOTARY PUBLIC
MY COMMISSION EXPIRES;
RECEIVED
SEP 17 1993
OWASSO
PLANNING COMM,
MINGO COMMERCE CENTER
DETENTION REPORT
SEP 171993
OWASSO
PLANNING COMM.
OWNER: Mingo Properties, a General Partnership
11310 East 81st Street North
Owasso, OK
ENGINEER: White Surveying Co.
9936 East 55th Place
Tulsa, OK 74146
DATE: September 16, 1993
MINGO COMMERCE CENTER
ENGINEERS CONCEPT STATEMENT FOR ONSITE DETENTION
GENERAL CONCEPT
MINGO COMMERCE CENTER IS A MIXED USE DEVELOPMENT IN OWASSO, EAST OF
U.S. HIGHWAY 169, NORTH OF EAST 80TH STREET. AT THIS TIME THE PROPERTY IS
UNDEVELOPED WITH HEAVY GRASS COVER. THERE IS NO OTHER VEGETATION ON
THE SITE WHICH WOULD EFFECT THE DRAINAGE CHARACTERISTICS FOR DETENTION
POND DESIGN. FOR THE PURPOSES OF DETERMINING EXISTING STORM WATER
DISCHARGES, WE HAVE ASSUMED THAT THE RUNOFF CHARACTERISTICS ARE THOSE
DEFINED BY SOIL CONSERVATION SERVICE TECHNICAL RELEASE NO. 55 LABELED
SHORT GRASS, PASTURE, AND LAWN. THE TULSA COUNTY SOIL SURVEY DEFINES
THE SOIL ON SITE AS BEING IN HYDROLOGIC SOIL GROUP C.
THE PROPOSED DEVELOPMENT IS A MIXED USE DEVELOPMENT WITH THE NORTH
PART OF THE PROPERTY BEING AN INDUSTRIAL USE AND THE SOUTH PART OF THE
PROPERTY BEING A COMMERCIAL USE. FOR THE PURPOSES OF THIS DETENTION
ANALYSIS WE HAVE USED AN IMPERVIOUS FACTOR OF 0.90 FOR THE ENTIRE 5.36
ACRE SITE. OUR INTENT IS TO COLLECT ALL STORM WATER FROM THE SITE INTO
THE DETENTION FACILITY WHICH ELIMINATES SIGNIFICANT BYPASS FROM THIS
PROJECT,
POND COMPUTATIONS
THE SYNTHETIC UNIT HYDROGRAPH METHOD USED WAS THE SCS METHOD . WE
HAVE ANALYZED THE 5 YEAR AND 100 YEAR STORM USING THE SCS TYPE II RAINFALL
DISTRIBUTION CURVE. DURING THE ANALYSIS OF THIS SITE OUR ORIGINAL
INTENTION WAS TO LOCATE THE DETENTION FACILITY IN THE INDUSTRIAL TRACT
WHICH WOULD LEAVE A MORE MARKETABLE COMMERCIAL PROPERTY FACING EAST
BOTH STREET. DURING THIS ANALYSIS WE DETERMINED THAT THE BYPASS OF THE
FIVE -YEAR DEVELOPED EVENT FROM THE COMMERCIAL PROPERTY EXCEEDED THE
NATURAL CONDITION FIVE -YEAR EVENT FOR THE ENTIRE SITE. THIS INFORMATION
REQUIRED THE POND TO BE LOCATED IN ITS PRESENT LOCATION. THE TABLES
FOLLOWING THIS STATEMENT OUTLINE THE ELEVATION- STORAGE - OUTFLOW
RELATIONSHIP OF THE PROPOSED DETENTION AREA. THE DETENTION REPORT IS
ORGANIZED IN THE FOLLOWING FORM:
PROJECT SUMMARY
• TOTAL DEVELOPED SITE OUTFLOW 100YR, 6HR STORM
• TOTAL DEVELOPED SITE OUTFLOW SYR, 6HR STORM
• TOTAL EXISTING SITE 10OYR, 6HR STORM
• TOTAL EXISTING SITE SYR, 6HR STORM
• OUTLET STRUCTURE REPORT
EDSC WATERSHED MODELING
9/14/93
PROJECT SUMMARY
PROJECT NAME : MINGO MANUFACTORING
RAINFALL : TULSA.RND
Page 1
[UNIT HYDROGRAPHI
1 EXISTING ONSITE & OFFSITE
Type CURVILINEAR UH Peak flow 22.137 cfs Peak time
2 DEVELOPED
Type CURVILINEAR UH Peak flow 21.003 cfs Peak time
(HYDROGRAPHI
1 EXISTING 5 YR 6 HR
Type COMPUTED FLOOD Peak flow
Unit hydrograph
1 EXISTING ONSITE & OFFSITE
2 EXISTING 100 YR 6 HR
Type COMPUTED FLOOD Peak flow
Unit hydrograph
1 EXISTING ONSITE & OFFSITE
3 DEVELOPED SYR 6HR POND INFLOW
Type COMPUTED FLOOD Peak flow
Unit hydrograph
2 DEVELOPED
4 DEVELOPED 100YR 6HR POND INFLOW
Type COMPUTED FLOOD Peak flow
Unit hydrograph
2 DEVELOPED
5 TOTAL SITE OUTFLOW SYR 6HR
Type RESER STOR. IND Peak flow
Inflow hydrograph
3 DEVELOPED SYR 6HR POND INFLOW
Reservoir
1 DETENTION POND
8.900 cfs Peak time 724.000 min
23.089 cfs Peak time 724.000 min
18.379 cfs Peak time 724.000 min
33.125 cfs Peak time 724.000 min
9.340 cis Peak time 734.000 min
9/14/93 WATERSHED MODELING... continued... Page 2
[HYDROGRAPH]
6 TOTAL SITE OUTFLOW 100YR 6HR
Type RESER STOR. IND Peak flow 16.147 cfs Peak time 734.000 min
Inflow hydrograph
4 DEVELOPED 100YR 6HR POND INFLOW
Reservoir
1 DETENTION POND
[RESERVOIR]
1 DETENTION POND
Storage type MAN STAGE /AREA Max storage 69019.000 cuft
Discharge type COMP STAGE /DISC Max discharge 27.721 cfs
Connecting Structures
1 241- RCP a 0.5%
[OUTLET STRUCTURE]
1 24" RCP a 0.5%
Type CIRCULAR CONCRETE w/ square edge w/ headwall
Max discharge 27.732 cfs
EDSC WATERSHED MODELING
9/13193 Page 1
HYDROGRAPH REPORT
RECORD NUMBER 4
TYPE COMPUTED FLOOD
DESCRIPTION DEVELOPED 100YR 6HR POND INFLOW
[ HYDROGRAPH INFORMATION]
Peak Discharge 33.12 (cfs)
Volume 2.52 (acft)
Time Interval 2 (min)
Timeto Peak 724.00 (min)
Time of Base 1476.00 (min)
Multiplication factor 1.00
[UNIT HYDROGRAPH INFORMATION]
Unit hydrograph 2
Unit hydrograph typeCURVILINEAR UN
Peak Discharge 21.00(cfs)
Shape Factor 484.00
Time Interval 2 (min)
Time to Peak 11.58 (min)
Time of Base 57.90 (min)
Rainfall Excess1.00 (in)
Basin Lag Time 10.42 (min)
[BASIN DESCRIPTION]
Watershed Area 5.36 (ac)
Curve Number 94
[TIME CONCENTRATION -- USER DEFINED]
Time of Concentration = 17.37 (min)
[RAINFALL DESCRIPTION]
Distribution Type = SCS II
Total Precipitation = 6.34 (in)
Return Period = 100 (yr)
Storm Duration = 6.00 (hr)
EDSC WATERSHED MODELING
9/13/93 Page 1
HYDROGRAPH REPORT
RECORD NUMBER : 3
TYPE : COMPUTED FLOOD
DESCRIPTION : DEVELOPED 5YR 6HR POND INFLOW
[ NYDROGRAPH INFORMATION]
Peak Discharge 18.38 (cfs)
Volume 1.35 (acf t)
Time Interval 2 (min)
Time to Peak 724.00 (min)
Time of Base 1472.00 (min)
Multiplication factor 1.00
[UNIT HYDROGRAPH INFORMATION]
Unit hydrograph # = 2
Unit hydrograph type = CURVILINEAR UN
Peak Discharge = 21.00 (cfs)
Shape Factor = 484.00
Time Interval 2 (min)
Time to Peak 11.58 (min)
Time of Base 57.90 (min)
Rainfall Excess1.00 (in)
BasinLag Tim10.42 (min)
(BASIN DESCRIPTION]
Watershed Area 5.36 (ac)
Curve Number 94
[TIME CONCENTRATION -- USER DEFINED]
Time of Concentration = 17.37 (min)
[RAINFALL DESCRIPTION]
Distribution Type = SCS 11
Total Precipitation = 3.68 (in)
Return Period = 5 (yr)
Storm Duration = 6.00 (hr)
EDSC
9/13/93
RECORD NUMBER 2
TYPE COMPUTED FLOOD
DESCRIPTION EXISTING 100 YR 6 HR
[ HYDROGRAPH INFORMAI
WATERSHED MODELING
HYDROGRAPH REPORT
ION]
Page 1
Peak Discharge = 23.09 (cfs)
Volume = 1.54 (acft)
Time Interva l = 1 (min)
Time to Peak = 724.00 (min)
Time of Base = 1440.00 (min)
Multiplication factor., = 1.00
[UNIT HYDROGRAPH INFORMATION]
Unit hydrograph # = 1
Unit hydrograph type = CURVILINEAR UH
Peak Discharge = 22.14 (cfs)
Shape Factor = 484.00
Time I nterval = 1 (min)
Time to Peak = 10.99 (min)
Time of Base = 54.93 (min)
Rainfall Excess = 1.00 (in)
Basin Lag Time = 9.89 (min)
(BASIN DESCRIPTION]
[WEIGHTED WATERSHED AREA]
DESCRIPTION AREA CN#
MEADOW, GOOD CONDITION, ONSITE 4.68 71
COMMERCIAL, OFFSITE 0.68 94
Overall Approximation 5.36 74
[TIME CONCENTRATION -- USER DEFINED]
Time of Concentration = 16.48 (min)
[RAINFALL DESCRIPTION]
Distribution Type = SCS II
Total Precipitation = 6.34 (in)
Return Period = 100 (yr)
Storm Durat ion = 6.00 (hr)
EDSC WATERSHED MODELING
9/13/93
RECORD NUMBER
TYPE COMPUTED FLOOD
DESCRIPTION EXISTING 5 YR 6 HR
HYDROGRAPH REPORT
[ HYDROGRAPH INFORMATION]
Page 1
Peak Discharge = 8.90 (cfs)
Vol ume = 0.60 (acft)
Time Interval = 1 (min)
Time to Peak = 724.00 (min)
Time of Base = 1440.00 (min)
Multiplication factor = 1.00
[UNIT HYDROGRAPH INFORMATION]
Unit hydrograph # = 1
Unit hydrograph type = CURVILINEAR UH
Peak Discharge = 22.14 (cfs)
Shape Factor = 484.00
Time Interval = 1 (min)
Time to Peak = 10.99 (min)
Time of Base = 54.93 (min)
Rainfall Excess = 1.00 (in)
Basin Lag Time = 9.89 (min)
[BASIN DESCRIPTION]
[WEIGHTED WATERSHED AREA]
DESCRIPTION AREA CN#
MEADOW, GOOD CONDITION, ONSITE 4.68 71
COMMERCIAL, OFFSITE 0.68 94
Overall Approximation 5.36 74
[TIME CONCENTRATION -- USER DEFINED]
Time of Concentration = 16.48 (min)
[RAINFALL DESCRIPTION]
Distribution Type = SCS II
Total Precipitation = 3.68 (in)
Return Period = 5 (yr)
Storm Duration = 6.00 (hr)
EDSC WATERSHED MODELING
9/14/93 Page 1
OUTLET STRUCTURE REPORT
RECORD NUMBER : 1
TYPE : CIRCULAR CONCRETE w/ square edge w/ headwall
DESCRIPTION : 24" RCP a 0.5%
[RATING CURVE LIMIT]
Minimum Elevation = 597.76 (ft)
Maximum Elevation = 602.60 (ft)
Elevation Increment = 0.10 (ft)
[OUTLET STRUCTURE INFORMATION]
Circular Radius = 1.00000(ft)
Culvert Invert Elevation = 597.76300 (ft)
Slope = 0.00500
Manning's N- value = 0.01300
Orifice Coefficient = 0.60000
Tailwater = 596.83002 (ft)
Number barrels = 1
(UNSUBMERGED EQUATION]
H /Diam = He /Diam + K *(Q /A *Diam ^0.5)) ^M - 0.5 *S ^2
Coefficient K = 0.00980
coefficient M = 2.00000
[SUBMERGED EQUATION]
H /Diam = c *(O /(A *Diam ^0.5)) ^2 + Y - 0.5 *S ^2
Coefficient c = 0.03980
Coefficient Y = 0.67000
[DEFINITIONS]
H = Headwater depth above inlet control section invert, (ft)
Diam = Inerior height of culvert barrel, (ft)
He = Specific head at critical depth (dc + Vc^2 /2g), (ft)
Q = Discharge, (cult /s)
A = Full cross sectional area of culvert barrel, (sgft)
S = Culvert barrel slope, (ft /ft)
EDSC WATERSHED MODELING
9/14/93 Page 1
RESERVOIR REPORT
RECORD NUMBER : 1
STORAGE TYPE : MAN STAGE /AREA
DISCHARGE TYPE : COMP STAGE /DISC
DESCRIPTION : DETENTION POND
[RATING CURVE LIMIT]
Minimum Elevation = 597.76 (ft)
Maximum Elevation = 602.60 (ft)
Elevation Increment = 0.10 (ft)
[STAGE STORAGE INFORMATION]
Input file = NULL
Output file NULL
(Manual Contour Area vs. Elevation]
ELEVATION
CONTOUR AREA
(ft)
(sgft)
598.00 896.00
599.00 14484.00
600.00 16800.00
601.00 17585.00
602.00 18371.00
602.60 18828.00
[STAGE DISCHARGE INFORMATION]
OUTLET STRUCTURE:
STR # 1
TYPE : CIRCULAR CONCRETE u/ square edge u/ headwall
DESCRIPTION : 24" RCP a 0.5%
MEMORANDUM
TO: TIMOTHY ROONEY
CITY PLANNER
FROM: ROHN MUNN
ENGINEERING DEPARTMENT
SUBJECT: REVIEW OF CAMDEN PARK AND
MINGO COMMERCE CENTER
DATE: October 13,1993
The Staff has reviewed the above projects and feel at this time the changes requested are not major
enough to abort the continuation. However, the Staff does recommend that all changes requested be
made, reviewed and approved prior to any plat release.
CITY OF OWASSO
Planning Department
OZ -97
Staff Report
Timothy D. Rooney - City Planner
BACKGROUND
APPLICANT AND STATUS OF APPLICANT: Trail's End Development, owners and
applicants.
REQUESTED ACTION AND PURPOSE: A request for the rezoning of property from
RS -2 (Residential Single - Family Medium Density) to RS -3 (Residential Single - Family High
Density) to allow for the development of a single - family homes.
LOCATION AND SIZE: The general location of the property is just north of the Owasso
Jr. High School, immediately east of the proposed Barrington Point Additions. The legal
description of the property is the Northeast Quarter of the Southwest Quarter of Section 21,
Township 21 North, Range 14 East of the I.B. & M., Tulsa County, Oklahoma, containing
40 acres, more or less.
EXISTING LAND USE: The subject property is undeveloped.
SURROUNDING LAND USE: Property immediately south of the subject site is developed
as the site of Owasso Jr. High School zoned AG, while further south is East 86th Street
North. West of the subject site is the proposed Barrington Point Additions, the most
southerly portion (300') being zoned RD (Residential Duplex) while the northerly portion is
zoned RS -2. Property to the north of the subject site is also undeveloped and zoned RS -2.
Property to the east of the subject site contains the proposed Brentwood Estate Additions,
also zoned RS -2.
COMPREHENSIVE PLAN: The Comprehensive Plan identifies the subject area as being
appropriate for Residential Low Density uses.
APPLICABLE REGULATIONS: The Zoning Code for the City of Owasso, Chapter 15
"Amendments" and Chapter 4 "Residential District Provisions."
SITE INFORMATION: Both sewer and water are available to the subject site via line
extensions.
ANALYSIS
In review, the applicants are requesting a rezoning from RS -2 to RS -3 for a 40 acre tract of
land abutting both Barrington Point to the west and Owasso Jr. High School to the south.
This tract of land is undeveloped.
Staff can be supportive of a higher density zoning of the subject property to some degree.
Because the subject parcel is abutted on the south by a school, potential problems could arise
between a medium density single - family housing and the various intensities that could occur
on the school site. In fact one can easily see that all schools in Owasso, with the exception
of the Senior and Jr. High School complex, are located in high density single family zoning
districts.
In 1992, immediately west of this rezoning request, Mr. Kourtis requested a rezoning of his
40 acre tract of land as well. Through the review process, staff was supportive of a 300 foot
strip of RD (Residential Duplex) abutting the Sr. High School, but was not supportive of
rezoning the entire tract of land. The primary reason why staff supported a rezoning on that
tract of land was due to the intensities of uses to the south (school complex) and because the
rezoning to duplex would act as a buffer between the school and the RS -2 housing found to
the north throughout this section.
This brings up another important note. The portions of this square mile section that are
within the city limits (nearly all of the section), have developed under RS -2 zoning. All
planned single - family development in this section is for RS -2 lot sizes or larger as well. It is
staff's opinion today, as it was in August of 1992, that higher density development on any
one large tract within this section would not be compatible to the larger home sites found and
being planned to the north, west, and east of this site.
Included within you packet is the staff report for Mr. Kourtis' rezoning request to the
property immediately west for your information and review. Legal publication for this
rezoning occurred on September 30, 1993 in the Owasso Reporter.
RECOMMENDATION:
Staff has highlighted the reasons for the need of a buffer zone between the Jr. High School
site and the RS -2 developments found to the north, but the need for the entire 40 acre tract to
act as that buffer is not necessary and would conflict with the existing and planned
development located within the section. Therefore, I recommend approval of RS -3 zoning on
the south 300' of the subject tract and that the remainder of the tract stay RS -2.
ATTACHMENT:
1. Case Map with Surrounding Zoning.
2. OZ -89 Staff Report.
OZ-97
MEMORANDUM
TO: THE HONORABLE MAYOR AND CITY COUNCIL
CITY OF OWASSO
FROM: STEVE COMPTON
ASSISTANT CITY MANAGER
SUBJECT: STAFF REPORT FOR OZ -89 (2114)
DATE: August 25, 1992
BACKGROUND:
The subject tract is vacant, 40 acres in size, located north of the Owasso High School complex
with 1320 feet of frontage on 129th East Avenue, and is currently zoned Residential Single -
Family Medium Density District (RS -2). It is abutted on the north and east by vacant land
zoned RS -2, on the south by the high school zoned AG, and on the west by 129th and vacant
land zoned Residential Single - Family High Density District (RS -3). The applicant is requesting
that the tract be rezoned to a combination of RS -3 and Residential Duplex (RD). A Case Map
is enclosed for your review.
A review of the section (square mile) that the tract is located within establishes that all existing
single - family development, all single - family development currently under construction or in the
platting stage, and all future single - family development (zoning) is for RS -2 lot sizes or larger.
However, the high school has future plans for some very intensive development (football field,
parking lots, etc.) immediately adjacent to the south side of the subject tract. It is the staff's
opinion that a buffer strip of higher intensity zoning adjacent to the high school property is
appropriate. It is also staff's opinion that higher intensity zoning over the entire tract is not
appropriate given the larger sized lots existing and planned for in this section.
We have discussed our concerns with the applicant and he would be satisfied with a 300' wide
strip of RD zoning along the south side of the property ( +/- 9 acres), then a second 300' wide
strip of RS -3 ( +/- 9 acres), with the remaining 22 acres staying as currently zoned (RS -2).
The staff can be supportive of the 300' wide strip of RD zoning along the south side of the
subject tract to serve as the buffer between the high school complex and any single- family
development, but we cannot support the second 300' wide strip of RS -3 zoning. It is our
opinion that the RD will be the buffer and that there is no need to transition down through RS -3
to the RS -2. We see no compatibility differences between RD /RS -2 and RD /RS -3. In addition,
Owasso City Council
Staff Report for OZ -89
Page 2
it is our opinion that two formal 300' wide strips of zoning would be very restrictive on the
applicant's ability to properly plan or lay -out a functional street pattern.
The Owasso Planning Commission held a formal Public Hearing on this matter at their August
20th meeting. At that meeting, the staff Case Report was given, the applicant was given an
opportunity to describe his request, and several interested parties explained their concerns. After
hearing all issues and discussing the matter, the Planning Commission voted to recommend to
the City Council that only the south 300 feet of the subject tract be rezoned to RD and that the
remainder of the tract stay RS -2.
RECOMMENDATION:
Given the above cited reasons, I recommend approval of RD zoning on the south 300' of the
subject tract and that the remainder of the tract stay as RS -2.
If the Council agrees with the staff and Planning Commission's recommendation, I would also
recommend approval of Ordinance No. 488 (see attached ordinance).
ATTACHMENT:
Case Map
OZ-89
MEMORANDUM
TO: THE OWASSO PLANNING COMMISSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: FINAL PLAT - CAMDEN PARK
DATE: October 15, 1993
BACKGROUND
The Owasso Planning Commission reviewed a preliminary plat for Windsor Lake III at the June
Planning Commission meeting. Since that time frame, the applicants, Trail's End Development,
has adjusted their development plans. The final plat for Camden Park contains a portion of the
property contained within the Windsor Lake III preliminary plat. Because the basic layout found
in this plat was reviewed at the June meeting, staff is permitting the applicant to proceed with
a final plat application of Camden Park.
The final plat for Camden park was reviewed at the October 6, 1993 Technical Advisory
Committee meeting. The following comments /recommendations are a direct result of that
meeting:
PLAT
1. Windsor Lake II & Windsor Lake Extended off -site easements need to be
shown.
2 11' U/E is needed between Lots 20, 21, & 22 of Block 1.
3. Need the east easement to be increased to 17.5 U/E on Block 2.
4. Drainage Easements need to be shown on final plat, specifically a drainage
easement is needed through Lots 17, 18, and 25 of Block 1 to ensure proper
overland flow to box at 92nd Street North.
5. 10' U/E is needed in front of Lots 17 & 18, Block 1.
6. Lots 19 & 20, Block 1 - 5' & 5' U/E
7. Lots 14 & 15, Block 1 - 5' & 5' U/E
8. Lot 20, Block 1 - West 5' U/E for street light
9. Lots 9 & 10, Block 1 - 5' & 5' U/E
10. Lot 3, Block 1 - East 10' U/E
11. Lot 1, Block 2 - East 10' U/E
12. Lots 1, 2, & 3, Block 2 - 10' U/E North & 5' U/E South
13. Lot 13, Block 2 - 10' U/E North for street light
14. Lot 24, Block 1 - 10' U/E
15. Add a 17.5 utility easement in the back of Lots 17, 18 and 25 of Block 1.
16. Extend the Limits of No Access on Lot 1, Block 1 and Lot 2 of Block 2 to
the end of the curve radius at the entrance of Camden Park.
17. Brentwood Estates needs to be added to the Location Map on the plat.
DEED OF DEDICATION
1. The new policy regarding the planting of trees and shrubbery in or near
utility easements needs to be added. Attached is a copy for your review.
CONSTRUCTION PLANS
1. Attached are copies of the staff review regarding the construction plans.
Staff and the applicant have met to discuss these changes and a memo from
Rohn Munn, Engineering Technician is included addressing these changes.
Enclosed within your packet are copies of the final plat for Camden Park showing all of the
above changes being made to the plat as well as the Deed of Dedication.
In addition to the TAC conditions being met, the applicant also requested a variance on several
lots within the proposed Camden Park. The Board of Adjustment reviewed the applicant request
for setback deviations and approved them at their special meeting on October 12, 1993. A copy
of the Board of Adjustment staff report is enclosed for your review as well.
RECOMMENDATION
Staff is recommending Planning Commission approval of the Camden Park final plat provided
that the City of Owasso receives a final copy of construction plans prior to this item being
placed on the City Council agenda for final action.
continued
ATTACIEIENTS /ENCLOSURES
1. Location map for Camden Park.
2. Engineering Department comments on construction plans.
3. Memo from Rohn Munn, Engineering Technician.
4. Copy of the Board of Adjustment staff report.
5. Copies of the Final Plat and Deed of Dedication for Camden Park.
6. Tree Planting Policy.
ENGINEERING DEPARTMENT REVIEW
CAMDEN PARK
* CONSTRUCTION PLANS
- SHEET 2 of 9
1. Line A needs to show relationship to lot line.
2. Show existing box culvert near lot.
3. Show Bench Mark.
4. Need structure identified at entrance and data added to summary tables.
5. Show profile and ditch work of structure at entrance.
6. Need to see grading plan.
- SHEET 3 OF 9
7. Show profile of structure at 129th East Avenue and E. 91st Street North.
8. State elevations as TC or centerline of pavement.
- SHEET 4 OF 9
9. Show long service taps (for instance, Lots 19,20 of Block 1).
10. At N. 130th E. Avenue & E. 92nd Street North, make one bend instead of two,
then revise service tap locations.
11. Check to see if ARV needed at station 44.
12. Show F.H. locations and all gate valves.
13. Show how line is to tie into Windsor Lake II Amended.
14. State Bench mark.
- SHEET 5 OF 9
15. Show bore and sleeve with dimensions at entrances to subdivision.
16. Dimension all sleeves with relationship to street.
17. Do we need an ARV at station 44 +00?
18. State requirements to follow for all pipe that crosses over sanitary sewer if less
than two feet clearance (Station 44 +50).
- SHEET 6 OF 9
19. Dimension all sanitary sewer lines with relationship to lot lines.
20. Show service connections.
21. Show where manhole A4 is located with a symbol.
22. State Bench mark.
- SHEET 7 OF 9
23. Use DIP or C900 at all street crossings, and show with dimensions on profiles.
24. Manhole length shall be 300' maximum (See A3 -A4).
25. Show size of lines on each profile.
- SHEET 8 OF 9
26. Where is the ground inlet located?
27. No curb shall be "doweled on."
28. No key ways at construction joints. These must be doweled.
29. All curb shall be monolithic.
* MISC.
1. Provide erosion control measures at the end of all outlet structures on the storm
sewer plans.
MEMORANDUM
TIMOTIffY ROONEY
CITY IVIK W.
FROM: ROHN MUNN
ENGINEERING DEPARTMENT
SUBJECT: REVIEW OF CAMDEN PARK AND
MINGO COMMERCE CENTER
DATE: October 13,1993
The Staff has reviewed the above projects and feel at this time the changes requested are not major
enough to abort the continuation. However, the Staff does recommend that all changes requested be
made, reviewed and approved prior to any plat release.
CITY OF OWASSO
Planning Department
OBOA -161
Staff Report
GENERAL INFORMATION
APPLICANT /STATUS OF APPLICANT: Trail's End Development, Inc., applicants and
owners.
REQUESTED ACTION AND PURPOSE: A request for a Variance to the Owasso Zoning
Code Section 430 "Bulk and Area Requirements in Residential Districts" to allow for
setback deviations within an RS -2 zoning district.
LOCATION AND SIZE: The subject sites are contained within the proposed "Camden
Park" subdivision located just west of Windsor Lake II and east of 129th East Avenue in
Owasso, OK. The size of the proposed subdivision is a total of 12.71 acres divided into
38 residential lots.
EXISTING LAND USE: Currently, the subject site is undeveloped.
SURROUNDING LAND USE: The subject site is bordered on the north by the Church of
the Holy Cross Episcopal, on the east by Windsor Lake II addition, on the south by
undeveloped property containing the proposed Barrington Point development, and on the
west by North 129th East Avenue.
APPLICABLE REGULATIONS: City of Owasso Zoning Code Section 430 (Bulk and Area
Requirements in Residential Districts) and Sections 1400 through 1490 (Board of
Adjustment).
ANALYSIS: The applicant is requesting a Variance from the Owasso Board of Adjustment
in order to allow a lesser setback on certain lots within the proposed "Camden Park"
addition.
The applicants request is a unique one in the sense that the variances requested are for
the benefit of the future property owners within the subdivision rather than expressly for
the developers. The "Bulk and Area Requirements for Residential Districts" clearly state
that all residential lots within an RS -2 (Residential Single - Family Medium Density) District
are to be a minimum of 7,000 square feet of lot area. All lots within the or000sed
"Camden Park" meet this requirement
The root of this variance request stems from what available building area will be left for
the potential buyers of these lots. If the required RS -2 setbacks are applied to all of these
lots, the remaining portion that is left to be built on is in many cases undesirable. For
instance, if the typical RS -2 setbacks (Front yard - 30, Rear Yard - 25, Side yard - 10,
Other Side Yard - 5) were to be applied to lots indicated on the enclosed plat, the available
building pad would be quite small. Again, the point being that RS -2 development
standards are theoretically fine, but when these standards are applied to curved lots and
cul -de -sac lots, available area for building pads tend to be small.
The main reason for this development challenge can be directed to the Zoning Code itself.
Most subdivisions that developed within the 70's and 80's, the time frame in which the
Owasso Zoning Code was created, were RS -3 (High Density) zoned. This type of zoning
would be found throughout Elm Creek, El Rio Vista, Old Town Owasso, and Copper
Meadows. It has only been recently (within the last 2 years), that RS -2 development has
been occurring within Owasso (Windsor lake 1 & II) and the setbacks of that district have
come into question.
As a result of the changes in the building market, interest rates, and the significant growth
in Owasso, larger homes on a larger lot have become more desirable and affordable. As a
result, it is only recently that staff has become aware that problems like this exist.
Hopefully, with a scheduled review of the Owasso Zoning Code to occur in 1994, conflicts
like this one will be eliminated.
Typically, variance requests in setbacks occur at the time of building permit application
when a property owner realizes that the actual building pad is not large enough to
accommodate their predetermined house plan. Often times, this results in the Board of
Adjustment hearing cases within the same residential area for 5 or 10 foot setback
deviations.
By the developer making this request prior to the platting of the proposed addition, all
potential home buyers will be aware of setback deviations they may utilize as these lots
will be specifically called out in the covenants of the subdivision, thus eliminating potential
variance requests the Board would be likely to hear. Also, approval by the Board would
eliminate home builders having to wait for a separate variance approval on each lot.
It is important to note that if the Board were to approve the variance request, it is possible
that lot buyers would not need to utilize these deviations. By approving the variance
request, however, the Board would be giving the buyer that option rather than requiring
them to come before the Board. Staff views this request as a pro development step by
the City of Owasso, serving as a "Stop Gap" measure until an overall review of the Zoning
Code can be achieved.
In addition to the setback deviations being requested by the developers due to an
undesirable building pad, 4 lots within the proposed addition do have unusual topographic
conditions. A small cluster of trees and steep slopes warrant these deviations in order to
provide a desirable building pad.
RECOMMENDATION:
It is the staff's opinion that because of the configuration and /or obstructions that exist on
these specific lots, the potential for construction of a house that would typically be
buildable on an RS -2 lot would be significantly restricted. Granting of this variance would
not adversely affect the citizen's of Owasso and would make this a desirable residential
area. Staff would recommend approval of the variance in the RS -2 setbacks with the
following condition:
That all setback deviations be clearly stated within the covenants of the
proposed "Camden Yard" addition and shown on the plat where applicable.
CAMDEN PARK
[insert legal description]
Section 21, Township 21 North, Range 14 East of the
I.B. &M., Tulsa County, Oklahoma.
STATE OF OKLAHOMA )
) ss.
COUNTY OF TULSA )
DEED OF DEDICATION
Trail's End Development, Inc., an Oklahoma corporation (the
"Developer "), being the sole owner of the following described real
estate:
[insert legal description]
Section 211 Township 21 North, Range 14 East of the
I.B. &M., Tulsa County, Oklahoma;
has caused the same to be engineered, surveyed, staked and platted
into lots, blocks, streets and a park area in conformity to the
plat herein contained and has caused the same to be named CAMDEN
PARK. 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 of constructing, 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 equipments for each such facility and any
other appurtenances thereto, with the right of ingress and egress,-
to and upon said easements and rights -of -way for the uses and
purposes thereof.
CONDITIONS AND RESTRICTIONS
CAMDEN PARK is an area of distinctive landscape and natural
beauty. It is the desire and intent of the Developer to create a
community in which such beauty shall be substantially preserved and
enhanced by the creation and enforcement of development standards.
The Developer, desiring to establish a compatible system of
development and preserve the character of CAMDEN PARK, does hereby
declare and establish the following restrictions, conditions and
protective covenants, to which all properties in this Addition are
subject:
Lot Use. Premises are conveyed and shall be used only for
residential single - family purposes. No lot shall be used for
any business, commercial or manufacturing purpose. No lot
may be subdivided to accommodate two or more separate owners
or dwellings. No structure shall be placed, altered, erected
or permitted to remain on any lot which exceeds two (2)
stories in height. No dwelling may be moved into CAMDEN PARR.
2. Dwellings. No structure of a temporary character may be used
as a residence. No mobile home shall be moved into or be
present in CAMDEN PARK. Unless waived by the Developer in
writing, the following standards shall apply to all dwellings
in the Addition.
A. Dwelling Size. All dwellings shall have a minimum living
space of at least 1,600 square feet. Dwellings in excess
of a single story shall have a minimum living space of
1,100 square feet at the lower level. Square footage
shall be computed on measurements over frame of the
living space exclusive of porches, patios, and garages.
B. Masonry. All dwellings shall be comprised of one hundred
per cent (100 %) to the first floor plate line, excluding
covered porches, of the exterior walls thereof comprised
of brick or stone; provided, however, that the area of
all windows and doors located in the exterior walls shall
be excluded in the determination of the area of said
exterior walls. In all cases, the masonry shall extend
to the ground line, whereby the foundation shall be
concealed. Any deviation of exterior construction
materials shall be permitted only upon the written
consent of the Developer.
C. Paint Color. All paint colors and schemes must be
approved by the Developer prior to application pursuant
to paragraph three (3) hereof.
D. Garages. All dwellings shall have attached garages
suitable for accommodating a minimum of two (2) standard
size automobiles. All garages shall be accessed by an
overhead garage door. No glass, plastic or other
transparent material shall be permitted for use in the
overhead garage door. Carports shall not be permitted.
E. Driveways. All driveways into a lot from any street
shall be constructed of concrete and shall not be less
than fourteen (14) feet in width.
F. Mailboxes; Chimneys. All mailboxes shall be enclosed in
a brick or masonry structure which shall extend to the
ground and shall conform to the dwelling. All chimneys
shall be 100% masonry veneer conforming to the dwelling.
G. Roof Pitch. The roof of the dwelling shall have a pitch
of at least 6/12 over 75 percent of the total roof area,
and none of the roof area shall have a pitch of less than
3/12.
2
H. Sodding. The front yard of each lot must be fully sodded
in the front yard prior to completion of the construction
of any residence.
3. Approval Of Plans. For the purpose of further insuring the
development of CAMDEN PARK as an area of high standards, the
Developer reserves the power to control the buildings,
structures and other improvements placed on each lot, as well
as to make such exceptions to these covenants as the Developer
shall deem necessary and proper. In its review of plans or
consideration of any request for waiver herein authorized, the
Developer may take into consideration the nature and character
of the proposed building or structure, the materials of which
it is to be built, the availability of alternative materials,
the site upon which it is proposed to be constructed, and the
harmony thereof with the surrounding area.
The Developer shall not be liable for any approval,
disapproval or failure to approve hereunder, and its approval
of building plans shall not constitute a warranty or
responsibility for building methods, materials, procedures,
structural design, grading or drainage or code compliance.
The approval, - disapproval or failure to approve of any
building plans shall not be deemed a waiver of any
restrictions, unless the Developer is herein authorized to
grant the waiver.
No residence, accessory structure, fence, wall or mailbox
shall be erected, placed or altered on any lot in the Addition
until the plans and specifications thereof have been approved
in writing by the Developer.
The required plans and specifications shall be submitted to
the Developer in duplicate and shall have the following
exhibits attached thereto.
A. Site plan showing the location and orientation of all
improvements;
B. Full working drawings with floor plan and all elevations;
C. Specifications identifying all exterior materials to be
used. Submission of the color scheme for all exterior
materials may be deferred until such time as is at least
10 days prior to application of said materials;
In the event the Developer fails to approve or disapprove any
such plans, specifications, color scheme, details and site
plans submitted to it as herein required within 10 days of
such submission, all covenants shall be deemed to be fully
complied with.
4. Homeowners' Association. A homeowners' association, known as
"CAMDEN PARK ASSOCIATION," an Oklahoma corporation, has been
established pursuant to 60 O.S.1991, 5 851, gt se q., to
maintain the Park Area and the entryway and for such other
purposes as shall be deemed advisable. All lawful acts, if
any, of CAMDEN PARK ASSOCIATION, made under and pursuant to
its Certificate of Incorporation and By -Laws shall be binding
upon the lots contained in CAMDEN PARK and the owners thereof.
Membership in the Association shall consist of all owners of
lots in the Addition and of such additional property
designated by the Developer.
Annual assessments of $100 shall be made on a per lot basis.
Such assessments may be increased five percent (5%) per year
by the Board of Directors of the Association and up to ten
percent (10 %) per year upon the affirmative vote of two - thirds
of the owners of lots in the Addition. Such assessments shall
be a lien upon the lot assessed. Any such lien may be
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 two (2) votes, regardless of the number
of owners.
5. Park Area. The area designated as the "Park Area" is hereby
reserved by the Developer for later conveyance to the CAMDEN
PARK ASSOCIATION. The Developer hereby grants to the
Association a license in the Park Area for the common use and
benefit of the CAMDEN PARK ASSOCIATION. In consideration
thereof, inspection and maintenance of the Park Area shall be
performed by the Association in accordance with the following
standards:
A. The grade of all banks and side slopes shall not be
altered from the finished grade elevation shown on the
grading plans and specifications approved by the City of
Owasso (the "City ") or its staff or such agency or
department as it may designate.
B. Areas covered by grass within the Park Area shall be
mowed in season at regular intervals.
C. Concrete appurtenances to the Park Area shall be
maintained in good condition and replaced if damaged.
The Park Area shall be kept free of trash and debris.
D. Trickle channels, if any, within the Park Area shall be
clean of siltation and vegetation.
E. Maintenance of the Park Area shall be the responsibility
of the Association except that the City, its employees or
agents, at their discretion, have the right to enter upon
4
said easements for the purpose of improving and /or
maintaining the same.
The Park Area and facilities shall be maintained by the
Association at its cost in accordance with the standards
prescribed herein. In the event the Association shall fail to
adequately and properly maintain the Park Area and facilities,
the City or its designated contractor may enter upon such
area, perform such maintenance, and the cost of performing
such maintenance shall be paid by the owner of such property.
In the event such owner fails to pay the cost of such
maintenance of any part thereof within thirty (30) days after
completion of such maintenance, such costs shall be payable by
the members of the CAMDEN PARK ASSOCIATION and shall be a lien
against the Park Area and each lot owned by a member of the
Association which may be foreclosed by the City. The City may
waive or release any lien imposed by it.
All owners shall show common courtesy and respect in the use
of the Park Area. The owners of lots in CAMDEN PARK
acknowledge that they have and accept the sole duty to protect
and safeguard the life, health, safety and property of
themselves, their families and guests in connection with the
use of the Park Area and CAMDEN PARK and its improvements and,
by accepting a deed to property in CAMDEN PARK, release the
Developer and its agents from all claims for damages relating
thereto.
6. Outbuildings. All tool sheds, hobby rooms, or other out-
buildings shall conform to the basic architectural styling of
the dwelling and shall satisfy the masonry requirement of
paragraph two (2).
7. Fences. No fence or wall shall be erected, placed or altered
on any lot nearer to the street than the minimum set -back
lines established herein. No fence shall be erected on any lot
closer to any street than the main structure without the
written approval of the Developer, and no fence on any lot
shall exceed six (6) feet in height. No chain link fences
shall be permitted without the written permission of the
Developer.
8. Animals. No animals, livestock, or poultry of any kind shall
be kept on any lot except for a total of three (3) household
pets and the suckling young of said animals; provided that no
more than two (2) adult dogs shall be maintained on any lot.
Animals shall not be kept, bred or maintained for any
commercial purposes and shall not be permitted on any lot
which does not contain a dwelling being used as a residence.
All animals must be fenced in or kept on a leash. Animal
shelters shall be screened from view from any street unless
5
built in conformity to the requirement for outbuildings
herein.
Storage. No outside storage or keeping of building materials,
tractors, mowers, equipment, implements or salvage shall be
permitted. Building materials may be stored for a period of
thirty (30) days prior to the start of construction.
Construction shall be completed within nine (9) months after
the pouring of the footing.
10. Vehicles, Motorcycles. No vehicle, motorcycle, motor bike,
camper, trailer or boat, whether or not operable,
(collectively referred to as "Vehicles ") shall be kept,
parked, stood or stored for more than forty -eight (48) hours
during any seventy -two (72) hour period, except in a garage or
screened from view in the rear yard. Vehicles shall not be
kept, parked or stood on the yard. Residents, vehicles shall
not be parked or stood in any street.
11. Antennae. No television, radio, or other antennae or reception
devices shall be constructed or maintained on any lot without
the written approval of the Developer.
12. Signs. No sign of any kind shall be displayed to the public
view on any lot, except one sign of not more than five (5)
square feet advertising the sale or rent of said property, or
signs used for the purpose of campaigning for a result in any
political election or issue or by the Developer or builder to
advertise the property during the construction and sales
period, unless approved in writing by the Developer.
13. Set -back Lines. No buildings, outbuildings, structures, or
parts thereof shall 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: 30 feet
Side yard: 5 feet
Other side yard: 10 feet
Back yard: 25 feet
Provided, however, that the back yard set back shall be twenty
(20) feet for Lots Two (2), Five (5) and Six (6), Block Two
(2) and Lots Five (5), Seven (7), Ten (10), Twelve (12),
Fifteen (15) and Sixteen (16), Block One (1) and the back yard
set -back shall be fifteen (15) feet for Lots Eighteen (18),
Nineteen (19), Twenty -three (23) and Twenty -four (24), Block
One.
On all lots where there are two set -back lines facing a public
street, the portion of the lot containing the fifteen foot
set -back shall be considered the side yard and the dwelling
shall face the other portion of the lot.
14. Drainage Easements. No trees, shrubs or seedlings of any form
shall be placed in drainage easements except certain grasses
normally used for lawn purposes. No obstructions shall be
placed or permitted to remain in any of the designated
drainage -ways that would hinder or restrict the free and
voluntary flow of stream water from its intended passageway.
15.
uici. a.i ic. rC.Lcunune UdDle Televisi-on Service. In connection
with the installation of underground electric, telephone and
cable television services, all lots are subject to the
following:
A. Overhead pole lines for the supply of electric service,
telephone and cable television service may be located
along the West and South perimeter property lines of 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,
may be also located in such easement ways.
B. Except to houses on lots described in subparagraph (A)
above, which may be served from overhead electric service
lines, telephone lines and cable television cables,
underground service cables to all houses which may be
located on all lots in said Addition may be run from the
nearest service pedestal or transformer to the point of
usage determined by the location and construction of such
house as may be located upon each said lot; 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 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 tot he service entrance on said house.
C. The supplier of electric, telephone, and cable television
service, through their proper agents and employees shall
7
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 of the 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 of
underground electric, telephone, or cable television
facilities, but the owner will pay for the damage or
relocation of such 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.
16. Water, Sanitary and Storm Sewer. 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 of grade in excess of three 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 of
public water mains and public sanitary and storm sewer
facilities, but the owner will pay for damage or relocation of
such facilities caused or necessitated by acts of the owner or
his agents or contractors.
The City shall have the right of access with its equipment to
all easement ways shown on plat, for installing, maintaining,
removing or replacing any portion of the 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.
17. Sanitary Disposal. No outside toilets shall be allowed in
CAMDEN PARK and all sanitary arrangements must comply with
local and state health requirements.
I
18. Landscape and Paving Repair. 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 or rights -of -way which would potentially
endanger, threaten, or harm any utilities located within said
easements or rights -of -ways.
If it is determined by the municipality 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.
19. waste. No lot shall be used or maintained as a dumping ground
for rubbish, trash, garbage or other wastes. All waste shall
be kept in sanitary containers and all equipment for storage
or disposal of such material and all lots shall be kept in a
clean, neat and orderly manner. Lots and all easements
thereon shall be kept clean, neat and mowed to the street.
All waste containers must be removed from the curbside and
screened from roadway view within 18 hours after refuse
collection vehicles empty the containers.
20. Nuisance. No noxious or offensive trade or activity shall be
carried on upon any lot, nor shall anything be done thereon
which may be or become an annoyance or nuisance to CAMDEN
PARK.
21. Compliance with Code. All lots are subject to the uses,
restrictions and requirements of the Code of the City of
Owasso.
22. Enforcement. Enforcement to restrain or to recover damages
for violation of the covenants may be brought by the Developer
or an owner of any lot or having any interest therein, whether
acting jointly or severally. The Developer and CAMDEN PARK
ASSOCIATION shall not be obligated to enforce any covenant or
restriction through legal proceedings or otherwise.
23. Remedies. If any person shall violate or attempt to violate
any of the covenants, conditions or restrictions herein, any
person owning any real property in CAMDEN PARK shall have
standing to prosecute any proceedings at law or in equity
F]
Given under my hand and seal of office the day and year last
above written.
My Commission Expires:
D:\58088\c=den
11
Notary Public
No lot owner shall plant any trees or shrubbery in dedicated utility easements or rights -of -way
which would potentially endanger, threaten, or harm any utilities located within said easements
or rights -of -way.
If it is determined by the municipality 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.
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TIMOTHY ROONEY, CITY PLANNER
SUBJECT: REVIEW OF THE OWASSO DESIGN CRITERIA
DATE: October 14, 1993
BACKGROUND
The Owasso Design Criteria was provided to you via an earlier delivery. As stated with the
memorandum you received, the first step in the review process is for the Planning Commission
to review the document and approve it in some form for public input.
Due to the length of this document, staff will not review it in the same manner that was utilized
for the Subdivision Regulations. I would encourage you to note any comments you may have,
prepare a list, and we will review all comments at the meeting rather than going through the
document page by page.
Rohn Munn, the City of Owasso's Engineering Technician will be attending the meeting to
answer any questions you may have.