HomeMy WebLinkAbout2023.02.14_Addendum Worksession Agendahis meeting is a work session for Council/Trustee discussion only.
There is no opportunity for public comments at work session.
PUBLIC NOTICE OF AN ADDENDUM TO THE JOINT MEETING OF THE
OWASSO CITY COUNCIL RECEIVED
OWASSO PUBLIC WORKS AUTHORITY (OPWA) FEB 10 2023
OWASSO PUBLIC GOLF AUTHORITY (OPGA)
City Clerk's Office
The Owasso City Council, Owasso Public Works Authority, and Owasso Public Golf Authority will meet in
regular session on Tuesday, February 14, 2023, at 6:00 pm at Old Central, 109 North Birch, Owasso,
Oklahoma.
Notice of addendum filed in the office of the City Clerk and posted at 1 200 South Main Street, at
1:00 pm on Friday, February 10, 2023. _
Chris Garret , eputy City Clerk
ADDENDUM
The following is submitted as an addendum to the Owasso City Council, Owasso Public Works Authority,
Owasso Public Golf Authority Joint Meeting Agenda filed on Thursday, February 9, 2023. Items numbered
1 -5 shall remain the same. New item numbered 6 shall be added. Original agenda items numbered 6 -8
shall now become items 7 -9 and the remaining agenda items will be renumbered accordingly to now read
as follows:
1. Call to Order - Mayor /Chair Kelly Lewis
2. Discussion relating to the construction of Pickleball Courts at Rayola Park
Larry Langford
3. Discussion relating to a request for a planned unit development (PUD) for Twill Johnson Ranch and a
rezoning request from Residential Estate (RE) to Residential Neighborhood Mixed (RNX) - approximately
22.55 acres located at the northwest corner of the East 101st Street North and North 129th East Avenue
intersection, as referenced in Applications OPUD 23 -01 and OZ 23 -01
Alexa Beemer
4. Discussion relating to a proposed amendment to the list of projects eligible for funding from the Capital
Improvements Fund to include East 86th Street North Widening from North 145th East Avenue to North
161 st East Avenue
Chris Garrett
S. Discussion relating to proposed revisions to the boundaries of the City Council Wards, following the 2020
Census
Juliann M. Stevens
6. Discussion relating to bids received for the East 1161h Street North Widening from North Mingo Road to
North Garnett Road Project
Daniel Dearing
7. Discussion relating to City /Authority Manager items
Warren Lehr
A. Monthly sales tax report and revenue outlook
B. City Manager report
8. City Councilor /Trustee comments and inquiries
9. Adjournment
The City of Owasso encourages citizen participation. To request an accommodation due to o disability, contact the City Clerk at
least 48 hours prior to the scheduled meeting by phone 918 -376 -1502 or by email to istevens @cifvofowasso.com
his meeting Is a work session for Council/Trustee discussion only.
There is no opportunity for publlc comments at work session.
PUBLIC NOTICE OF THE JOINT MEETING OF THE RECEIVED
OWASSO CITY COUNCIL FEB 09 2023 k�S
OWASSO PUBLIC WORKS AUTHORITY (OPWA)
OWASSO PUBLIC GOLF AUTHORITY (OPGA) City Clerk's Office
Council Chambers Old Central Building 109 North Birch, Owasso, OK
Tuesday, February 14, 2023 - 6:00 PM
NOTE., APPROPRIATE ACTION may include, but is not limited to: acknowledging, affirming, amending, approving, authorizing,
AGENDA
1. Call to Order - Mayor /Chair Kelly Lewis
2. Discussion relating to the construction of Pickleball Courts at Rayola Park
Larry Langford
3. Discussion relating to a request for a planned unit development (PUD) for Twill Johnson Ranch and a
rezoning request from Residential Estate (RE) to Residential Neighborhood Mixed (RNX) - approximately
22.55 acres located at the northwest corner of the East 101st Street North and North 129th East Avenue
intersection, as referenced in Applications OPUD 23 -01 and OZ 23 -01
Alexa Beemer
4. Discussion relating to a proposed amendment to the list of projects eligible for funding from the Capital
Improvements Fund to include East 86th Street North Widening from North 145th East Avenue to North
161 st East Avenue
Chris Garrett
5. Discussion relating to proposed revisions to the boundaries of the City Council Wards, following the 2020
Census
Juliann M. Stevens
6. Discussion relating to City /Authority Manager items
Warren Lehr
A. Monthly sales fax report and revenue outlook
B. City Manager report
7. City Councilor /Trustee comments and inquiries
8. Adjournment
Notice of Public Meeting filed in the office of the City Clerk on Friday, December 9, 2022, and the Agenda
posted at City Hall, 200 South Main Street, at 5:00 pm on Thursda r February 9, 2022.
Chris Garrett, uty City Clerk
The City of Owasso encourages citizen participation. To request on accommodation due to a disability, contact the City Clerk at
least 48 hours prior to the scheduled meeting by phone 918- 376 -1502 or by email to istevens@cftyofowasso.com
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TO: The Honorable Mayor and City Council
FROM: Larry Langford
Director of Recreation and Culture
SUBJECT: Pickleball Project
DATE: February 9, 2023
BACKGROUND:
Pickleball is an emerging fun sport that combines many elements of tennis, badminton and ping -
pong. Played both indoors and outdoors on a court roughly the size of half a tennis court with a
modified 36- inch -high net, the game can be played as doubles or singles. The equipment used is
simply a paddle and plastic ball with holes and can be enjoyed by all ages and skill levels.
Pickleball was invented in 1965, but has recently become America's fastest growing sport
according to the Sports and Fitness Industry Association with over 4.8 million players across the
country. The popularity has been attributed to the ease of play, slower paced activity with less
ground to cover that anyone can do.
During the annual assessment and evaluation of the parks, staff concluded that the
deteriorated slab from the old courts should be removed in the interest of safety and
appearance and replaced with three (3) new pickleball courts.
FUNDING:
Funds are available for the pickleball project in the Recreation and Culture Fiscal Year 2022 -2023
Budget.
FUTURE ACTION:
An advertisement for bids to construct three (3) pickleball courts at Rayola Park, will be
distributed in February 2023, and an item will be placed on a future City Council agenda to
discuss the bids received and request City Council consideration and action.
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TO: The Honorable Mayor and City Council
FROM: Alexa Beemer, AICP
Planning Manager
SUBJECT: OPUD 23 -01 /OZ 23 -01 -Twill Johnson Ranch
DATE: February 9, 2023
BACKGROUND:
The Community Development Department received a Planned Unit Development (PUD)
application (OPUD 23-01) for Twill Johnson Ranch, a proposed multi - family development located
at the northwestern corner of the intersection of East 101st Street North and North 129th East
Avenue. The subject property is approximately 22.55 acres in size, and is currently zoned
Residential Estate (RE). A separate rezoning request (OZ 23 -01) has been concurrently filed with
this PUD request, requesting the subject property be assigned the Residential Neighborhood
Mixed (RNX) zoning designation.
SUBJECT PROPERTY /PROJECT DATA:
Property Size
22.55 acres +/-
Current Zoning
Residential Estate RE
Proposed Zoning
Residential Neighborhood Mixed RNX)
Present Use
Vacant
Land Use Master Plan
Transitional
Within PUD?
No
Within Overlay District?
No
Water Provider
Washington County Rural Water District #3
Applicable Paybacks
(Assessed at Platting)
Ranch Creek Sewer Service Assessment Area ($610.33
per acre)
Storm Siren Fee $50.00 per acre
CONCEPT OF A PUD:
• A PUD is a development concept that allows for greater creativity and flexibility than
typically allowed under traditional zoning and planning practices.
o For example, PUDs often allow developers to place different zonings and land
uses in close proximity to each other.
o Developers may also have more flexibility in certain aspects of development,
such as building setback requirements and building height limitations, which can
be more restrictive in standard zoning districts.
• A PUD should not be considered as a tool to circumvent the City's Zoning Code and
Subdivision Regulations. All aspects of the PUD application are subject to public
comment as well as consideration and approval from the Community Development
Department, the Owasso Technical Advisory Committee, the Owasso Planning
Commission, and the Owasso City Council.
Page 2
OPUD 23 -01 /OZ 23 -01
• PUD applications presented to the Planning Commission and City Council are for
approval of the uses and the overall conceptual development plan as it relates to the
context of the surrounding area.
GROWASSO 2035 LAND USE MASTER PLAN CONSISTENCY:
• The GrOwasso 2035 Land Use Master Plan is a document that acts as a moderately flexible
tool for evaluating development proposals.
• The GrOwasso 2035 Land Use Master Plan identifies the property for future transitional
land uses. As such, the proposed development is in keeping with the uses called out for
this location.
ANALYSIS:
• The subject property was annexed into Owasso City Limits with Ordinance 559 in 1997,
and is currently zoned Residential Estate (RE).
• In order to accommodate the proposed use outlined in this PUD proposal, the base
zoning must be changed to a designation that allows for multi - family uses.
o As such, the applicant is requesting that the property be assigned a zoning
designation of RNX (OZ 23 -01).
• Per Section 4.4.4 of the Owasso Zoning Code, a PUD overlay is required for all multi - family
developments within the RNX Zoning District.
o As such, the applicant has brought forth OPUD 23 -01 for consideration in addition
to the rezoning request OZ 23 -01.
• The conceptual development plan submitted for OPUD 23 -01 states that the applicant
intends to construct a mix of attached and detached structures, for a total of two
hundred and twenty -four (224) dwelling units.
• The total gross density of the proposed development would be 9.93 dwelling units
per acre.
• The layout of the site would follow a "horizonal multi - family" design, where the
entire property is owned and managed by a single entity and each structure is
rented out to individuals.
• The OPUD 23 -01 document lists several amenity features for the development, including a
swimming pool, dog park, main clubhouse, walking trails, recreational courts and
greenspace that will be left open for passive recreation.
• The conceptual landscape plan shows the desired locations of various plantings, both
internal to the site and along the exteriors to the subject property.
• Additionally, the conceptual landscape plan and OPUD 23 -01 document also depicts the
placement of a six -foot (6') opaque privacy fence along the north, south, and western
property lines of the subject property. This will ensure that the property is adequately
screened from the adjacent single - family uses within the vicinity.
o A fully detailed landscape plan will be required to be submitted for City staff
approval at the time of site plan review for the development. All landscaping and
Page 2
OPUD 23 -01 /OZ 23 -01
screening will be required to meet the requirements identified in the Owasso Zoning
Code.
Two points of access are depicted on the conceptual development plan, both of which
are located off of North 129th East Avenue.
o The applicant intends for one point of access to align with East 103rd Street North,
across the street from this subject property.
o The exact location of each access point will be determined at the platting stage.
• The City of Owasso will provide police, fire, ambulance, and sanitary sewer services to
the subject property. Washington County Rural Water District #3 will provide water
services to the subject property.
• Pending rezoning of the property, the applicant would need to submit preliminary and
final plats for all of the property.
Any development that occurs on the subject property shall adhere to all
subdivision, zoning, and engineering requirements of the City of Owasso.
SURROUNDING LAND USE:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
Commercial Shopping
Transitional /
North
(CS) / Residential Estate
Residential
Tulsa County
RE
Residential
South
Commercial Shopping
Medical Offices
Transitional
City of Owasso
(CS) / Office (0)
East
Residential Estate (RE)
Residential
Commercial
Tulsa County
West
Residential Estate (RE)
Residential
Residential
Tulsa County
PLANNING COMMISSION:
The Owasso Planning Commission will consider this item at their regular meeting on February 13,
2023.
ATTACHMENTS:
Aerial Map
Zoning Map
GrOwasso 2035 Land Use Master Plan Map
OPUD 23 -01 Document
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TWILL JOHNSON RANCH
A Planned Unit Development Community
Prepared by:
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February 2, 2023
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Table of Contents
LEGAL DESCRIPTION ........................................................................ ..............................2
............................... 1
DEVELOPMENT CONCEPT ............................................................... ...............................
3
DEVELOPMENT SUMMARY .............................................. ...............................................
3
LANDSCAPING AND SCREENING ......................................... ...............................
5
AMENITIES......................................................................... ..............................5
.............................12
UTILITIES........................................................................................... ...............................
6
ZONING AND LAND USE ...................................................... ..............................6
............................... 14
ACCESS AND TRAFFIC CIRCULATION ............................................ ...............................
7
MAINTENANCE RESPONSIBILITY ........................................ ...............................
7
OPENSPACE ..................................................................... ..............................7
ENVIRONMENTAL ANALYSIS AND TOPOGRAPHY .................. ..............................8
PLATTING AND SITE PLAN REQUIREMENTS .......................... ..............................8
LIST OF TABLES
Table 1- Development Criteria .....
Table 2 — Owasso Amenity Criteria.
Table 3 — Open Space ....................
EXHIBIT LIST
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.............................................................. ..............................5
.............................................................. ..............................8
ExhibitA: Location Map .......................................................................
............................... 1
Exhibit B: Surrounding Development ...................................................
............................... 9
Exhibit C: Existing and Surrounding Zoning ..................................................................
.............................10
ExhibitD: Proposed Zoning ............................................................................................
............................... 11
ExhibitE: Land Use Plan ..................................................................................................
.............................12
Exhibit F: Existing Utilities ..................................................................................................
.............................13
Exhibit G: Conceptual Development and Landscape Plan .........................................
............................... 14
Exhibit H: Conceptual Site Plan .....................................................................................
............................... 15
Exhibit I: Conceptual Renderings .....................................................................................
.............................16
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East 96th Street North
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LEGAL DESCRIPTION OF THE PROPERTY
Site
Per the ALTA survey the entirety of the property consists of approximately 22.55
acres and is located on the west side of N 129th E Ave approximately one -half mile
north of E 96th St N and is more particularly described within the following
statement:
BEGINNING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER (NE /4) OF
SECTION SEVENTEEN (17), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE
FOURTEEN (14) EAST OF THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE
OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF;
THENCE NORTH 1068.2 FEET; THENCE WEST 415.08 FEET; THENCE NORTH 134.63
FEET; THENCE WEST 453.70 FEET; THENCE SOUTH 1202.83 FEET; THENCE EAST
868.54 FEET TO THE POINT OF BEGINNING.
LESS AND EXCEPT THE SOUTH 9.80 FEET OF THE EAST 688.16 FEET THEREOF.
The above - described property will hereinafter be referred to as the "Site" or
"Subject Property" and is depicted on Exhibit A, "Location Map"
OWNER AND DEVELOPER INFORMATION
Property Owner
Mark E Johnson Trustee and Sidney J Hudson Trustee
20070 E 72nd St N
Owasso, OK 74055
Developer
Tulsa Property Group
1209 South Frankfort Ave #302
Tulsa, OK 74120
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DEVELOPMENT CONCEPT
OPUD 23 -01, Twill Johnson Ranch, is a 22.55 -acre development located on the west side of 1291"
East Avenue approximately one -half mile north of East 961h North. The property is abutted on the
south by the Owasso Medical Park, on the north by unplatted land, on the west by a large lot rural
county subdivision and to the east by Glenn Mur Acres, another county subdivision. The eastern
boundary fronts 1291h East Avenue. This PUD (OPUD 23 -01) is presented along with a rezoning
application of the property from Residential Estate (RE) to Residential Neighborhood Mixed (RNX).
See Exhibits B & C for the surrounding area and zoning maps.
Twill Johnson Ranch provides a housing product often referred to as the "missing middle" in that
it is not a multi -story apartment complex, but a more horizontal approach to multifamily housing
than is typically found in suburban communities. Visual impacts to surrounding areas are
minimized by this horizontal approach. Situated just north of a hospital and other medical facilities,
the project will offer unique housing options in high demand by the many young professionals and
empty nesters who desire the privacy and independence of single family living with the added
benefits of onsite maintenance and management not found in traditional single - family
neighborhoods. The project will consist of one and perhaps some two -story units that will be in
form of both attached and detached units. Long -term demographic trends and recent market
conditions make this community an attractive option for those seeking this type of housing, which
has been typically in short supply. The property will be owned by one legal entity and upon
completion of construction, the property will be professionally managed by a property
management company that specializes in apartment community management.
The PUD contemplates 224 dwelling units on 22.55 gross acres (20.59 net acres), which equates
to an overall gross density of 9.93 dwelling units per acre. The development follows the same
concept as Twill Bailey Creek located in Owasso at 96`h Street North and Mingo Road. The
architectural standards set forth in this PUD shall provide visual interest and aesthetics among the
structures to maximize the unique character of the project. The development shall have attractive
landscaping with perimeter fencing and buffer yards.
By its design, as outlined in the Owasso Zoning Code, this PUD is intended to: provide a unified
treatment of the development possibilities of the project site; encourage creative development of
land; promote project design that is often unseen in conventional development; serve as a tool
for intelligent, well - planned, and quality development that fits into the context of the surrounding
area, which ensure that development is beneficial to the City of Owasso's future growth. The
project has been designed with these characteristics in mind. Exhibits G and H show the
conceptual landscape and site plan for Twill Johnson Ranch respectively.
DEVELOPMENT SUMMARY
The development shall consist of one development area which shall be governed by this PUD,
the Owasso Zoning Code, and other City development requirements. Table 1 provides the
development criteria for the project
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Development Criteria
Description: The Development proposes a maximum of 224 dwelling units. Buildings are proposed to
consist of mostly 1 story attached and detached units with some units possibly being 2 story in height.
A clubhouse/leasing office will also be built with the project.
Gross Land Area:
982,344 SF
22.55 AC
Net Land Area:
896,900 SF
20.59 AC
Building Square Footage Breakdown:
Units
223,755 SF
Clubhouse
3,500 SF
Garages
22,200 SF
Total
249,455 SF
Proposed Zoning:
Residential Neighborhood Mixed (RNX)
Permitted Uses: Uses permitted under the RNX zoning district designation as a matter of right and
customary accessory uses, including private common area facilities such as clubhouse and leasing office,
swimming pool, and recreational open space areas.
Architecture: Exterior walls, excluding porches, windows, trim, and misc. specialty items,
shall be clad with 100% masonry products consistent with brick, stone, stucco, cementitious siding, etc.
Vinyl, aluminum, or composite siding will not be used.
Site Lighting: All exterior lighting with the development shall conform to Chapter 20 of the Owasso
Zoning Code. All porch or exterior building lights that abut the north or west site boundaries shall be full
cut -off fixtures.
Minimum Distance Between Buildings:
*5 feet
Maximum Dwelling Units / Per Acre:
9.93 gross
2- stories (measured from bottom plate to top
plate), except those units located within
Maximum Building Height:
100 feet of the north and west boundaries shall be
limited to 1 story.
Rear /Side Yard Setback
20 feet, 15 feet
Front Yard Setbacks
N/A
1.5 per Single Bedroom Unit
Off Street Parking:
2 per Two and Three - Bedroom Units
Final parking tallies shall comply with City
requirements.
Other Bulk and Area Requirements:
As required within RNX zoning
*Can remain 5 -feet so long as the Public Works Department has access to utilities.
* *Figures may change as the site is engineered and final site plans are prepared.
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LANDSCAPE AND SCREENING STANDARDS
• Landscaping and screening within the development shall meet the standards of the City of
Owasso Zoning Ordinance.
• A six (6) foot opaque fence shall be installed along the south, west and north boundaries.
Said fence shall have metal posts. Decorative fencing shall be installed along the frontage
of 1291" East Avenue. Decorative metal fencing may be used around the detention pond.
• The development will meet the City of Owasso landscape and tree requirements for parking
lots.
• Within any planting islands, several varieties of shade trees will be used to create an
attractive parking area that offers shade and minimizes heat island impacts.
• The overall goal of the landscape plan for the site is to provide shade, beautiful color, and
texture through the use of different tree and plat varieties.
• Ornamental and evergreen trees as well as landscape planting beds will be installed at the
leasing office and swimming pool area for the enjoyment of all residents and visitors.
• A conceptual landscape plan is shown in attached Exhibit G.
AMENITIES
The Owasso Zoning Code requires at least one (1) amenity from each of the categories shown in
the table below for any multi - family developments residential planned unit development (PUD).
Table 2
Owasso Amenity Table
Table 9.1 - Required Amenities
Category
Amenity Feature
Active Recreation
Sports field, tennis court, basketball court, volleyball court, disc golf
Clubhouse
course, skate facility, bike path, hiking trail, or golf facility.
Passive open space areas
Stocked fishing pond, nature preserve area of at least 2 acres,
Passive Recreation
horse shoe pit, wildlife viewing area (if adjacent to preserved
habitat), camp ground, equestrian facility, meditation area,
walking path or trail, pedestrian boulevard, or open green space.
Public Gathering Areas
Dog park, picnic area, pavilion, outdoor amphitheater, clubhouse,
gazebo, BBW area, dock area, community gordei , or ark area.
Family Recreational Areas
Tot lot, splash pad, swimming pool, or playground.
The amenities proposed with Twill Johnson Ranch are as follows
➢
Dog park
➢
Swimming Pool
➢
Clubhouse
➢
Passive open space areas
➢
Walking trails
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• Exhibit G, the Conceptual Development and Landscape Plan, shows the anticipated
locations for the neighborhood amenities.
• Amenities as well as well as common areas shall be maintained by the property owner.
UTILITIES
• The City of Owasso has a sanitary sewer main to the south in the Owasso Medical Campus
and the project will likely access this main from the southwest corner of the property.
• Water service is adjacent to the property. Washington County Rural Water District #3 has
a 12" water line along 129th East Ave and along the southern boundary of the property in a
20 -foot easement.
• Franchise utilities will serve the project with communications, natural gas, and electricity
through easements that will be provided into the site during the platting process.
• GRDA operates a power line along the eastern edge of the property within a 100 -foot
easement.
• Stormwater will be conveyed through a series of underground pipes where it will be routed
to a detention pond in the southwest corner of the site and metered out at a pre -
development rate.
• An ALTA survey has been performed for the site and Exhibit F indicates specific locations
of utilities.
ZONING AND LAND USE
• The site is currently zoned RE and is undeveloped.
• The Owasso Land Use Master Plan calls out the area for Transitional uses as the preferred
highest intensity allowed in this location (Exhibit E). Transitional uses include office,
attached housing, and multi - family.
• There is a single - family neighborhood in Tulsa County with 2 plus acre lots to the east of
the site across 129th East Ave that is called out on the Land Use Plan for commercial uses.
Residents in this neighborhood petitioned the City Council in 2006 to have this area
redesignated as commercial.
• A rural unplatted Tulsa County single - family neighborhood lies to the west of the site that
contains 3 plus acre size lots.
• North of the site lies a vacant tract in Tulsa County that is zoned commercial.
• To the south are several medical office facilities.
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• Approximately %to Yz mile south is high intensity commercial corridor.
• The area is a becoming more urbanized due to the increasing availability of municipal
utilities and services and nearby growth.
• The proposed development conforms to the Owasso Land Use Master plan.
• Exhibits C and D illustrate the current zoning and proposed zoning. Exhibit E depicts the
Owasso Land Use Master Plan for the subject property location.
ACCESS AND TRAFFIC CIRCULATION
• Two points of access will be taken off 1291" E. Ave. These are shown on the conceptual
development plan. No access to be permitted off of 127th E. Ave.
• The main entrance into the community is the north access point, and will lead directly to
the clubhouse and then to a looped internal private road system. Said access point shall
comply with Chapter 21 of the Owasso Zoning Code.
• A gated secondary fire access point on 12911 E. Ave. is located at the south end of the
project site. Said access point shall comply with Chapter 21 of the Owasso Zoning Code.
• Internal roads shall be constructed in conformance with the standards of the City of
Owasso.
• Sidewalks are proposed internally, which shall be considered private and the maintenance
responsibility of owner.
• A sidewalk along 1291h East Avenue shall be provided in accordance with Owasso
Subdivision Regulations.
MAINTENANCE RESPONSIBILITY
• The entire property will be owned by one legal entity. Upon completion of construction, the
property will be professionally managed by a property management company that
specializes in apartment community management. All buildings, internal roads and
sidewalks, fencing, landscaping, detention areas, and private utilities shall be maintained
by the aforementioned entity.
OPEN SPACE
The site will include several areas of open space, which will include reserve areas, amenity areas,
and stormwater detention areas. Table 3 summarizes the open space provisions, net and gross
density.
design
collective
9185H9A58.0.�G.]655890
xabRmsyn
Table 3
Open Space and Density
Total Gross Area
982,344 SF
22.55 AC
Total Open Space Provided
*559,664 SF
exclusive of roads and buildings)
56% 12.84 AC
Gross Density
*224 Units / 22.55 AC
9.93 Units per AC
Net Density
`224 Units / 20.59 AC
10.88 Units per AC
*This value is based the conceptual site plan and is subject to change.
ENVIRONMENTAL ANALYSIS AND TOPOGRAPHY:
• The site is gently sloped and drains in a southerly direction.
• The site has been used mostly for the bailing of hay over the years.
• There are no FEMA- designated Special Flood Hazard Areas within or adjacent to the
subject property.
• There appears to be a small Corp of Engineers regulated wetland /stream along the very
south end of the project. This area will be avoided and integrated into the stormwater
detention system, pending further investigation.
PLATTING AND SITE PLAN REQUIREMENTS:
• The property will be platted as one lot, one block and no building permit shall be issued
until a final subdivision plat has been recorded.
• The plat shall be approved by the Owasso City Council with dedications thereto which shall
be duly filed of record. The required subdivision plat shall include covenants of record
implementing the development standards of the approved PUD of which Owasso shall be
a beneficiary thereof.
• The plat shall depict limits of access (LOA) and no access (LNA) along 129th East Ave.
• No building permit shall be issued for any structure until a detailed site plan including
landscaping and building elevations is submitted to and approved by the City of Owasso
as in conformance with the standards and development concept of this PUD.
• The site plan shall be presented to the Community Development Department for approval.
An entrance detail with signage plans shall be provided for review and approval.
nmxama�°mane.a
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design W;rv+.,,'.,ixa�v:mnowiAaro
MV CalleCLIVe
913'99!iLSB- [�G3M�B
Exhibit B
Surrounding Development
tN
Wallace
design
oollecYive 1�co'awl.,mman
91990999'flMYC549
xapCayApn
Exhibit C
Existing and Surrounding Zoning
OWASSO
MEDICAL PARK
tN
10
design
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collective
'
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10
Exhibit D
Proposed Zoning
OWASSO
MEDICAL PARK
OWASS0 MEDICAL
CAMPUS
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design
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Land Use Categories Legend
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ReSdentlal
Tmmidonal
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'M Redbud Oishict (see note belm)
-� Neighborhood[ommeroal
� fnmmertial
IndusblaVRegioml Empbyment
® US -169 overlay (see r to left)
Exhibit E
Land Use Master Plan
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12
COECLIVE
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Exhibit F
Existing Utilities
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Exhibit G
Rendered
Conceptual
Landscape Plan
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® ConCEPTUAL SITE PLAn ow n
i9l5APp9PEflTYCN99P TWILL Joaneon annex
TWILL .... ...........
Exhibit H
Conceptual Site Plan
PRFLIMINARY SITr PIAN
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TO: The Honorable Mayor and City Council
FROM: Chris Garrett
Assistant City Manager
SUBJECT: Capital Improvements Project Determination
DATE: February 9, 2023
SUMMARY INFORMATION:
This memorandum introduces a project recommended to be included in the Capital
Improvement Project listing. In 2003, a resolution was adopted by the City Council that establishes
the procedure for amending the list of projects eligible to receive funding from the Capital
Improvements Fund, which is derived from a dedicated 1% of the City sales tax. This procedure
includes a recommendation from the Owasso Capital Improvements Committee, followed by a
public hearing before the City Council may adopt a resolution amending the project listing.
As per the resolution defined procedures, the City Council shall conduct a public hearing to
receive and consider citizen input relevant to the recommendation made by the Capital
Improvements Committee. Notice of the public hearing must be made no less than five days prior
to the public hearing. At the conclusion of the public hearing, the City Council must continue the
matter for at least two weeks before taking any action to amend the listing of projects. Any action
taken by the City Council to amend the current list of projects must be made by adopting a
resolution.
PROPOSED PROJECT INFORMATION:
East 86th Street North from North 145th East Avenue to North 161 :t East Avenue is a 2 -lane secondary
arterial roadway which is a heavily trafficked area that conveys residential and commercial traffic
as well as commuter traffic to and from Owasso. Currently, the roadway has approximately 9,000
vehicles per day traveling east /westbound. The Transportation Master Plan forecasted this section
of East 86th Street North to be improved by Fiscal Year 2020. The proposed roadway improvements
include four lanes, bridge replacement, traffic signals, sidewalk, multi -use trail, bike - lanes,
curb /gutter, and underground storm drain systems along the one -mile section. The estimated
project cost is $20.5 million, which includes, engineering, land acquisition, utility relocation, and
construction costs.
CURRENT PROJECT PRIORITIES:
Resolution 2022 -09 designated the following list of projects as eligible for funding from the Capital
Improvements Fund:
• East 76th Street North Widening Project (Hwy 169 to North 129th East Avenue)
• East 76th Street North and US 169 Interchange Improvements
• Garnett Road Widening Project (East 96th Street North to East 106th Street North)
• Garnett Road Widening (East 106th Street North to East 116th Street North)
• East 96th Street North Widening from North 134th East Avenue to North 145th East Avenue
• East 96th Street North and North 145th East Avenue Intersection Improvements
• East 106th Street North and North 1291h East Avenue Intersection Improvements
• East 106th Street North and North 145th East Avenue Intersection Improvements
• East 116th Street North Widening from North Garnett Road to North 1291h East Avenue
• East 116th Street North and North 129th East Avenue Intersection Improvements
• East 116th Street North and North 140th East Avenue Intersection Traffic Signal Improvements
• Annual Street Rehabilitation Program
• Highway 169 East and West Service Roads (East 661h Street North to East 126th Street North)
• Central Park / Lakeridge Subdivision Stormwater Improvements
CIP List
Page 2
• Rayola Park and Elm Creek Tributary 5A Stormwater Improvements
• Northwest Regional Detention
• South Sports Park Regional Detention Pond Project
• Sports Park
• Elm Creek Park Improvements
• Parks Facility
• Public Works Facility
• Vehicle Maintenance Facility
• Firing Range Multi- Purpose Facility
• Firing Range Shoot House
• Fire Station #1 Renovations
• Fire Station #2 Renovations
• Public Safety Vehicles
• Fiber Installation Owasso Police Department to Public Works
• 5K Heart Healthy Trail
• Funtastic Island Renovations and Splash Pad
CAPITAL IMPROVEMENTS COMMITTEE RECOMMENDATION:
On January 24, 2023, the Capital Improvements Committee held a Special Meeting in
accordance with the Oklahoma Open Meeting Act and City Council Resolution 2003 -14. The
purpose of the meeting was to consider a recommendation to the City Council to amend the
current list of projects funded through the Capital Improvements Fund. Committee members
discussed the proposed project. At the conclusion of the meeting, the Capital Improvements
Committee voted unanimously to submit a recommendation to the Owasso City Council
amending the project list to include:
East 86th Street North Widening from North 145th East Avenue to North 161st East Avenue
0,113044:11U.
In accordance with the procedure for amending the Capital Improvement Projects list, the City
Council must conduct a public hearing to receive and consider citizen input relevant to the
recommendation made by the Capital Improvements Committee. The public hearing is
anticipated to be conducted on March 7, 2023.
ATTACHMENTS:
Memoranda to Owasso Capital Improvements Committee dated January 20, 2023
Site Map
sd
TO: Capital Improvements Committee
FROM: Roger Stevens
Public Works Director
SUBJECT: East 86th Street North Widening from North 145th East Avenue to North 161s'
East Avenue
DATE: January 20, 2023
BACKGROUND:
East 861h Street North from North 145th East Avenue to North 161s' East Avenue is a 2 -lane
secondary arterial roadway which is a heavily trafficked area that conveys residential and
commercial traffic as well as commuter traffic to and from Owasso. Currently, the roadway has
approximately 9,000 vehicles per day traveling east /westbound. The Transportation Master Plan
forecasted this section of East 86th Street North to be improved by Fiscal Year 2020.
SCOPE OF WORK:
The proposed roadway improvements include four lanes, bridge replacement, traffic signals,
sidewalk, multi -use trail, bike - lanes, curb /gutter, and underground storm drain systems along the
one -mile section. The estimated project cost is $20.5 million, which includes, engineering, land
acquisition, utility relocation, and construction costs.
All 11
The bridge replacement will be funded by the Capital Improvements Fund, Rogers County
District #2 (Federal Funding), and the Cherokee Nation.
Roadway and Intersection improvements will solely be funded by the Capital Improvements
Fund.
RECOMMENDATION:
Staff requests the Capital Improvements Committee submit a recommendation to the Owasso
City Council to include the East 86th Street North Widening from North 145th East Avenue to North
161st East Avenue as a project eligible for the Capital Improvement Fund.
ATTACHMENT:
Site Map
East 86th Street North from North 145th East Avenue to North 161 st East Avenue
1" = 732 ft
Sub Title
10/20/2022
5Q
RR�4RIDibRE�FAC�R+Wy.
This map may represents a visual display of related geographic information. Data provided here on is not guarantee of acutual field conditions. To be sure of complete accuracy, please contact the
responsible staff for most up -to -date information.
TO: The Honorable Mayor and City Council
FROM: Juliann M. Stevens, City Clerk
SUBJECT: Review of City Council Ward Boundaries
DATE: February 9, 2023
BACKGROUND:
The City Charter and State Statutes both require periodic review of the City Council Ward
boundaries so that each Ward will be substantially equal in population. The City of Owasso utilizes
the Indian Nations Council of Governments ( INCOG) data analysis services using the most recent
Census data. The 2020 Census has provided significant data relative to each City Council Ward
and a change in the Ward boundaries is being proposed.
PROCESS TO CHANGE WARD BOUNDARIES:
State Statute requires at least a 30 -day public notice of the proposed boundary changes before
the City Council may adopt an Ordinance to enact any such new Ward boundaries. The
Ordinance requires a 2/3 vote of its members. Unless an emergency clause is attached to the
Ordinance, the new Ward boundaries would be in affect 30 -days following adoption of the
Ordinance.
INCOG ANALYSIS:
Following the 2020 Census, the City of Owasso's population was determined to be 38,254 people.
An equal distribution of the population within each of the five Wards would be approximately
7,600 people.
The current distribution of the population by Ward is as follows:
Ward
Current Population
Deviation from the Average
1
9,904
2,253
2
8,050
399
3
6,927
-724
4
6,119
-1532
5
7,254
-397
• The suggested average Ward population is 7,651
• Ward 1 is the most populated with 2,253 people more than the average Ward size
• Ward 4 is the least populated with 1,532 people less than the average Ward size
• The suggested deviation is to be within a 10% overall deviation
• The difference between the highest and lowest Ward populations, compared to the
average Ward size, puts the overall deviation for the current boundaries at 49.5%
REDISTRICTING CRITERIA:
INCOG provided the following legally mandated requirements for establishment of Ward
boundaries:
• Each Ward shall consist of compact and contiguous territory (State statute)
• Be as substantially equal in population as practical (State statute)
Council Wards
Page 2
In addition, secondary criteria to consider is the use of major physical features, such as rivers,
expressways, or arterial streets to provide clear and concise boundaries.
PROPOSED WARD BOUNDARY CHANGES:
Based on the 2020 Census data and the criteria for redistricting, INCOG developed two options
for possible Ward boundary changes. Three sets of maps with associated population data are
attached. The first set is of the existing Ward boundaries. The next two sets are possible options
for new Ward boundaries that meet the legal criteria.
ATTACHMENTS:
Current City Council Ward Boundaries
Proposed Plan 1
Proposed Plan 2
Legend
c
Current Wards /
of
02
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1
r Comorate Limits !/ ; —� I�..� '
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uwasso aty councu uistricts `INCOG I
Current Ward Boundaries
Current Time: 5/13/2022 4:17 PM
Source: 2020 Census PL94 -171 Redistricting Data File 0 1 2 Miles
Owasso City Council Districts - Current Population
Total Pooulation & Racial Composition. 2020
District
Population Total
Deviation from
the Average
White
African
American
Ameriwnlndian
Race
Asian
11f
Hawaiian m
Other
;_.
Multiple Races,
Hispanic
Voting Age
g
2,253
I
6,527 i
384
743
322
6
307 i
1,615 9
946
6,974
1
9,904
29.5%
65.90%
388%
_ 7.50 %.
-----------
0.06%
16.31 %_______9_.55
%I
70.42 %1
399
5,746
347
474
_3.25%
219
12
165
_ 1 _____
,087
548 I
5,993 {
2
_ 8,050
_ 5.2%
71,38%
4.31%
5.89 %p
2.72%
0.15%
2.05%
13.50%
6.81 %I
74.45%
(724)
4,782
316
543
185
5
161
935
580 '
4,976
._.___._3 ._ ..
_________________6,927
-9.5%
______
_ ________69.03 %,
456%
____._.__----- _ ------
. ______7.84 %_ ___________2.67
%___________0.07
%__________232
%Ei__________13.50%
i
____..
8.37%
71.83%(
(1,532)
3,965
204
527
158
29
261
975'
____..____._...._°3
661
4,434
4
61119
-20.0%
_ 64.80%
_ 3.33%1,.
__ _8.61 %4____
258 %-----------------
0.47 %i_
4_27 %'.__
,__15.93 % #____
%t___.______
72.46 %i
_
9.2%j
37 -
_______10.80
________ 5 _____
--- _ ----------- 7,254L__
---------
__-------- 68A6 %
3 90%
__ _______7.1994 _
_ ___ 2.63%1
0.04 %�
3 97%
14.30 %f
10.45%
75.90%
25,957 1,534 2,802 1,075 55 1,182 5,649 3,493 ____ 27,883
Population 38,254 67.85% 4.01% 7.32% 2.81% 0.14% 3.09% 14.77% 9.13% 72.89%
Ideal District
Size 7,651
Overall
Deviation 49.5% Source: 2020 Census PL94 -171 Data File
5/13/2022
Legend
Planl
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Oz
O1
O 4
's
r Corporate Limits
® Coumllnss
® County Boundary
-- Major Arterials
— Streets
Water Bodles
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/
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Plan 1 - Ward Boundaries
Qsrrent Time: 5/3B/=10:40 AM
STAN
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Plan 1 - Ward Boundaries
Qsrrent Time: 5/3B/=10:40 AM
STAN
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Owasso City Council Districts - Plan 1 Population
Tntal PnnvieNnn A. 0-11 f n.........:w,._
Population 38,254
Ideal District
Size 7,651
Overall
Deviation 2.5%
1,534 2,802 1,075
67.85% 4.01% 7.32% 2.81%
5118(2022
55 1,182 5,649 3,493 27,883
0.14% 3.09% 14.77% 9.13% 72.89%
Source: 2020 Census PL94 -171 Data File
PoputationTotal
Deviation from
Race -
jj-' �. gfriml (� - - r------ "'-- ---. -j
i "'_'._._�-�--- .,._�___.
`Asian
Ict
the Average
white American American Indian; i Hawaiian Other Multiple Races Hispanic Voting Age
III
1
i)
7,692
41
0.5 %{
y{ 4,9914
%�
305
3.97
590 2421
7.67 %�
3
256
1,305 755 ? 5,419
_ -_4
. --
I
----
(44)
_._,.- ,64.89
5,435 5,435
%�
3.15 %�
—_ -- 0.04%
3.33 %�
- _ --
16_.97 %_ 9.82% 70A5%
0.45%
2
3 -
7,607
7t58�-_•'•-•�
0.6%1
(64�
- 0.8 %
71,45 %�
5,364
70.70 %
312
_4.10 %�
� 326
q,30%
447 210
5.88% 2.76 %j
$35 194
7.05 %; 2._56 %,
12
0.16 %�
_ _�___W__............_._._...._�
8
0.11%
157
2.06%
147
1,034 $26 526
13.59% 6.91 %1 74.17 %1
_...__....__
1,013 j 601 5,443
4
I (64)
254
677 �- ^ - -_ 187
€ 30
1.94 %�
34
13.35 %1 7,92 %1 71.74 %i
w - -1,221 847 5,538
-- -_._ -_ 7,587
ir
_0.8 %�
130
4.25
64.25,35
%�
8.92 %, 2.46 %1
i 553 j ^242
0.40 %111
2
L 4.52 %1
{( 279
16.09% 11.16 %'. 72.99 %'.
1........_- ____�.,�___-
j 5,292
( 337
68.01 %,
4.33 %
3.59%
1,076 764 5,841
13.83% 9.62 %, 75 07%
Population 38,254
Ideal District
Size 7,651
Overall
Deviation 2.5%
1,534 2,802 1,075
67.85% 4.01% 7.32% 2.81%
5118(2022
55 1,182 5,649 3,493 27,883
0.14% 3.09% 14.77% 9.13% 72.89%
Source: 2020 Census PL94 -171 Data File
n
Legend
r COryorate Limits
Coundlors
® County Boundary
Major Arterials
— Streets
Water Bodies
Plan 2
L� 1
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3
4
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z
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Plan 2 - Ward Boundaries
Current Time: 7/7/2022 2:49 PM
N
A
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M
E 540 RD
Q-
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District
2
3
4
Population
Ideal District
Size
Overall
Deviation
7/7/2022
Owasso City Council Districts - Plan 2 Population
®
Total Population & Racial Composition, 2020
Race
Deviation from
a
Population Total
the Average
White
African
American Indian
Asian ; Hawaiian
Other
Multiple Races
Hispanic
Voting Age
American
1
4,954
287
570
273
61
250
1,312
759
5,337
7,652
0.0%
64.74%
3.75%
7.45% _ 387%
0.08 %�
3.27%
17.15%
9.92 %I
69.75%
(46)
5,329
313
456
214
7
186
1,100 i
586
5,498
7,605
- 0.6 % .................._...
........................ 0.6... .
........................4:12%
......................_6:00.... ..__....._....
2. 81%.......................
0; 09%......................_
2. 45%.....................
14; 46% IY3...._._..............
iI
7 .73 %x'..................._7L29%
7 677
26
03%
__ _____________._
5,439 330
70 85% 4.30%
---------------
590
7.6 9 %L
----- ...._______
196
_ _ _____ _..
4
().05%1
149
1.94%
969
12.62%
573 !
7.46 %�
5,568
72.53%
`5%
_ _._______
___._.._____._._ 1,1501
758
5,664
.... ... _._ 7,609_
_______
___. ___66.82% __
3 60 %
7 78 %T� .2 60% __
0.22 %}J--
86 %�
15.11 %1
9.96 %!
74 44%
_
_'— _-__-3
.
7.711
0.8 %.
66.80 %______.... 428%
....... 770 %J....._____2S2
%�____
_ - --- -- ________
393%
_______14.50 %J1057
%'75.42%
25,957
1,534
2,802
1,075
55
1,182
5,649
3,493
27,883
38,254
67.85%
4.01%
7.32%
2.81%
0.14%
3.09%
14.77%
9.13%
72.89%
7,651
1.4%
Source:
2020 Census PL94 -171 Data File
7/7/2022
sd
REILL Papplp • REAL CbpmUar • REAL Cpmmuniry
Total Monthly Sales Tax Comparisons
S4,5U0,o00
S4,00 ,000
s0,saa.ao0
50,000.000
- ....y
•,O� " v
32 =000
52,000,000
- -
$1,500,a00
-
s1,00 ,M
m,00o
6
- -
Jul Aug Sep Od Nov D. Jai Feb Mar Apr May Jun
ti —Aad — —augn +4YYm
Year -to -Date Salos Tax Totals
sw,a00,00a
34S.MOAD
340.00g000
535,000,000
sm.00a.00a
- -
$25.000,OOO
-
520,000,000
515,p00,000
510,000,000
- -
$5,000,000
s
Jul Au0 Sap OU Nov No Jan Feb Mar Apr May Jun
City of Owasso
Total Monthly Sales Tax Revenues
Last Five Fiscal Years
* *Sales tax increase from 3.5% to 4.05% (55/100) for street improvements in 2017.
2022 -2023
2021 -2022
2020 -2021
2019 -2020
2018 -2019
Jul
$3,859,805
$ 3,440,377
$ 3,464,240
$ 3,005,671
$ 2,998,609
Aug
3,888,306
3,558,829
3,386,133
2,968,434
2,920,263
Sep
3,743,687
3,522,962
3,227,732
2,969,838
2,810,048
Oct
3,767,889
3,653,860
3,093,584
3,067,281
2,899,646
Nov
3,750,140
3,443,276
3,162,417
2,855,219
2,753,335
Dec
3,854,603
3,538,043
3,214,507
3,105,262
2,858,066
Jan
4,145,010
3,890,744
3,466,684
3,399,527
3,330,435
Feb
4,055,635
4,033,475
3,406,382
3,294,059
3,132,584
Mar
2,990,573
2,987,980
2,677,677
2,523,512
Apr
3,491,187
2,803,716
2,845,063
2,723,563
May
3,726,630
3,596,560
2,953,020
2,945,503
Jun
3,678,903
3,714,051
2,907,154
3,046,140
$ 31,065,076
$42,968,861
$39,523,987
$ 36,048,205
$ 34,941,703
* *Sales tax increase from 3.5% to 4.05% (55/100) for street improvements in 2017.
City of Owasso
Total Sales Tax Report
Budget to Actual Comparison
February 9, 2023
2022 -23
2022 -23
Actual Collections
Budget Projections
Over (Under) Projection
Amount
Percent
Amount
Percent
Amount
Percent
Jul $
3,859,805
8.8%
$ 3,671,244
8.4%
$ 188,561
5.1%
Aug
3,888,306
8.9%
3,672,395
8.4%
215,910
5.9%
Sep
3,743,687
8.5%
3,600,949
8.2%
142,738
4.0%
Oct
3,767,889
8.6%
3,635,843
8.3%
132,046
3.6%
Nov
3,750,140
8.5%
3,504,774
8.0%
245,366
7.0%
Dec
3,854,603
8.8%
3,651,804
8.3%
202,799
5.6%
Jan
4,145,010
9.4%
3,984,890
9.1%
160,120
4.0%
Feb
4,055,635
9.2%
3,976,355
9.1%
79,281
2.0%
Mar
Apr
May
Jun
Totals $ 31,065,076 70.7% $ 29,698,254 67.6% $ 1,366,822 4.6%
City of Owasso
Total Sales Tax Report
Two Year Comparison
February 9, 2023
Jul
Aug
Sep
Oct
Nov
Dec
Jan
Feb
Mar
Apr
May
Jun
2022 -23
2021 -22
_ Increase or (Decrease)
Percent
Percent
Amount
of Budget
Amount
of Actual
Amount
Percent
$ 3,859,805
8.8%
$ 3,440,377
8.0%
$ 419,428
12.2%
3,886,306
8.9%
3,558,829
8.3%
329,477
9.3%
3,743,687
8.5%
3,522,962
8.2%
220,725
6.3%
3,767,889
8.6%
3,653,860
8.5%
114,029
3.1%
3,750,140
8.5%
3,443,276
8.0%
306,864
8.9%
3,854,603
8.8%
3,538,043
8.2%
316,560
8.9%
4,145,010
9.4%
3,890,744
9.1%
254,266
6.5%
4,055,635
9.2%
4,033,475
9.4%
22,160
0.5%
Totals $31,055,076 70.7% $29,081,566 67.7% $ 1,983,510 6.8%
Note: Fiscal Year 2023 Sales Tax Budget is $43.913 million; FY'22 budget was $37.490 million.
City of Owasso
Monthly Use Tax Revenues
Last Five Fiscal Years
Fiscal Year 2023 Use Tax Budget is $4,600,000
2022 -2023
2021 -2022
2020 -2021
2019 -2020
2018 -2019
Jul
$ 401,124
$ 326,380
$ 320,463
$ 224,427
$ 107,929
Aug
363,566
404,700
308,877
213,728
134,957
Sep
425,319
318,417
319,035
258,541
237,044
Oct
357,484
392,609
322,295
211,009
177,983
Nov
406,252
339,020
325,866
212,040
151,865
Dec
422,765
368,226
353,105
226,537
193,866
Jan
478,272
487,449
406,969
280,550
265,379
Feb
574,438
509;782
493,847
404,153
290,595
Mar
330,651
291,099
187,882
140,226
Apr
310,281
286,867
233,275
173,422
May
390,745
439,483
257,842
201,224
Jun
348,589
316,929
321,127
192,601
$3,429,221
$4,526,849
$4,184,835
$3,031,109
$2,267,091
Fiscal Year 2023 Use Tax Budget is $4,600,000
City of Owasso
Total Use Tax Report
Two Year Comparison
February 9, 2023
Jul
Aug
Sep
Oct
Nov
Dec
Jan
Feb
Mar
Apr
May
Jun
Totals
2022 -23
2021 -22
Increase or (Decrease)
Percent
Percent
Amount
of Budget
Amount
of Actual
Amount
Percent
$ 401,124
8.7%
$ 326,380
7.2%
$ 74,744
22.9%
363,566
7.9%
404,700
8.9%
(41,134)
-10.2%
425,319
9.2%
318,417
7.0%
106,902
33.6%
357,484
7.8%
392,609
8.7%
(35,125)
-8.9%
406,252
8.8%
339,020
7.5%
67,232
19.8%
422,765
9.2%
368,226
8.1%
54,540
14.8%
478,272
10.4%
487,449
10.8%
(9,197)
-1.9%
574,438
12.5%
509,782
11.3%
64,655
12.7%
$ 3,429,221 74.5% $ 3,146,583 69.5% $ 282,638 9.0%