HomeMy WebLinkAbout2023.09.11_Planning Commission AgendaOWASSO PLANNING COMMISSION
REGULAR MEETING
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September 11, 2023
6:00 PM
PUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
Council Chambers Old Central Building 109 North Birch Street, Owasso, OK
Monday, September 11, 2023 - 6:00 PM
NOTE: APPROPRIATE ACTION may include, but is not limited to: acknowledging, affirming, amending, approving, authorizing,
awarding, denying, postponing, or tabling.
AGENDA RECEIVED
1. Call to Order
2. Flag Salute SEP 07 200
3. Roll Call
CitY Clerk's Office
4. Presentation of the Character Trait of Resilience - Wendy Kramer
5. Consideration and appropriate action relating to the minutes of the August 7, 2023, Regular Meeting
6. Consideration and appropriate action relating to the rezoning (OZ 23 -06) of approximately 2.22
acres + / -, located west of the North Mingo Road and East 102nd Street North intersection, from
Agriculture (AG) to Residential Estate (RE)
Wendy Kramer
Consideration and appropriate action relating to a planned unit development (OPUD 23 -05)
request for Morey Apartments, a proposed multifamily development of approximately 1.42 acres
+ / -, located west of North 125th East Avenue and south of East 861h Street North, currently zoned
Residential Multifamily (RM)
Wendy Kramer
8. Consideration and appropriate action relating to a combined preliminary and final plat request for
Twill Johnson Ranch, a proposed multifamily development of approximately 22.55 acres + / -,
located at the northwestern corner of East 101st Street North and North 1291h East Avenue, zoned
Residential Multifamily (RM) under Planned Unit Development OPUD 23 -01
Alexa Beemer
9. Consideration and appropriate action relating to a final plat request for The Reserve at Owasso, a
proposed multiuse development of approximately 51.44 acres + / -, located at the northwestern
corner of East 106th Street North and North 1451h East Avenue, zoned Commercial Shopping (CS),
Office, (0), and Residential Multifamily (RM), under Planned Unit Development OPUD 23 -02, and is
within the US -169 Overlay District
Wendy Kramer
10. Discussion relating to proposed updates of the Owasso Subdivision Regulations
Alexo Beemer
11. Community Development Report
• Director's Update
• Report on Monthly Building Permit Activity
12. Report on items from the August 16, 2023 Technical Advisory Committee (TAC) Meeting
• Site Plan -Vision Hardwood located at 11717 North Garnett Road, Collinsville, Oklahoma
13. Report from Planning Commissioners
Owasso Planning Commission
September 11, 2023
Page 2
14. New Business (New Business is any item of business which could not have been foreseen at the
time of posting of the agenda)
15. Adjournment
Notice of Public Meeting filed in the office of the City Clerk on Friday, December 9, 2022, and the Agenda
posted at City Nall, 200 South Main Street, at 1 1:30 am on Thursday, September 7, 2023.
( �n' h fir
Juli nn M. Stevens, C y Clerk
The City of Owasso encourages citizen participation. To request an accommodation due to a disability, contact the City Clerk prior
to the scheduled meeting by phone 918 -376 -1502 or by email to isfevens @citvofowasso.com
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
MONDAY, August 7, 2023
The Owasso Planning Commission met in regular session on Monday, August 7, 2023, in the Council
Chambers at Old Central, 109 North Birch Street, Owasso, Oklahoma per the Notice of Public Meeting filed
Friday, December 9, 2022; and the Agenda filed in the office of the City Clerk and posted at City Hall, 200
South Main Street, at 5:00 pm on Wednesday, August 2, 2023.
1. Call to Order- Tim Miller called the meeting to order at 6:00 pm.
2. Flag Salute
3. Roll Call - A quorum was declared present.
PRESENT: ABSENT: STAFF:
Tim Miller - Chair Dr. Chad Balthrop - Vice Chair Brian Dempster, Community Development Director
David Smith Alexa Beemer, Planning Manager
Brian Cook Wendy Kramer, City Planner
David Vines Cyndi Townsend, Recording Secretary
Julie Lombardi, City Attorney
4. Presentation of the Character Trait of Punctuality
Wendy Kramer presented the character trait for the month of August.
5. Consideration and appropriate action relating to the minutes of the July 10, 2023, Regular Meeting
Mr. Miller moved, seconded by Mr. Smith to approve the Minutes, as presented.
YEA: Cook, Miller, Smith, Vines
NAY: None
Motion carried: 4 -0
Consideration and appropriate action relating to the rezoning (OZ 23 -04) of approximately 0.20 acres +/-
located at 1012 North Ash Street from Residential Single Family (RS -3) to Office (0)
Wendy Kramer presented the item, recommending approval. There were no comments from the
audience. Mr. Miller moved, seconded by Mr. Cook to recommend approval of rezoning to the City
Council, as recommended.
YEA: Miller, Vines, Cook, Smith
NAY: None
Motion carried: 4 -0
7. Consideration and appropriate action relating to the rezoning (OZ 23 -05) of approximately 0.64 acres +/-
located at 201 North Birch Street, in the Downtown Overlay District, from Residential Single Family (RS -3) to
Downtown Mixed (DM)
Alexa Beemer presented the item, recommending approval. There were no comments from the audience.
Mr. Vines moved, seconded by Mr. Smith to recommend approval of rezoning to the City Council, as
recommended.
YEA: Miller, Vines, Cook, Smith
NAY: None
Motion carried: 4 -0
8. Consideration and appropriate action relating to a planned unit development (OPUD 23 -04) request for
German Corner PUD approximately 12.9 acres +/- zoned Commercial Shopping (CS), and is located near
the southwestern corner of the intersection of East 1161h Street North and North Garnett Road
Alexa Beemer presented the item, recommending approval. There were no comments from the audience.
After discussion, Mr. Miller moved, seconded by Mr. Cook to recommend approval, subject to the following
Technical Advisory Committee comments:
■ On all maps and within the Planned Unit Development (PUD) document, ensure that only the PUD
legal boundary is reflected /described, not the overall development boundary
❖ Some maps and language still include lot 1, block 1 - which is not included in the overall legal
description for this PUD - revise all relevant exhibits & references in the PUD document
Owasso Planning Commission
August 7, 2023
Page 2
• Exhibit D - move dumpsters so they are not abutting any residential property - add language to the
PUD document stating that no dumpster enclosures will be adjacent to residential uses
• Exhibit D - add dimensions of all required buffer yards /setbacks from all property lines
• Exhibit D - make the overall boundary line much bolder, so it's clear lot 1, block 1 is not included in
this PUD
• Remove any mention of the US -169 Overlay District from the PUD document; this property is not within
the overlay
• Page 1 - change "INCOG Major Street & Highway Plan" to "Owasso Transportation Master Plan"
• Exhibit D - put a white box behind the legend so it stands out more
• Exhibit D - add callouts showing required screening fences
• Add language to PUD document that an 8ft metal post screening fence will be required along the
entire southern property boundary
• Page 1 - revise the entire paragraph concerning Dev. Area A - it appears it needs to be updated to
reflect the fact that the existing commercial is excluded from the overall PUD boundary
• Page 1 - add language describing Dev. Area D
• Page 1 - change last sentence to read "shall comply with all applicable City of Owasso codes and
regulations"
• Page 2, Dev. Area A - remove "including uses requiring an SUP..."
• Page 2, Dev. Area A - remove "and the US -169 Overlay"
• Page 2, Dev. Area B - remove "including uses requiring an SUP..."
• Page 2, Dev. Area B - remove "and the US -169 Overlay"
• Page 2, Dev. Area B - remove mention of IL zoning uses by- right; discuss intended uses for this Area
with staff and enumerate said specific IL uses in the PUD document, specifically
• Page 2, Dev. Area B, Parking - change requirement to 1 per 500 square feet
• Page 3, Dev. Area C - remove mention of CS zoning; only uses allowed in O by -right will be allowed
here, adjacent to the residential
• Page 3, Dev. Area C - remove "including uses requiring an SUP..."
• Page 3, Dev. Area C - remove "and the US -169 Overlay"
• Page 3, Dev. Area C , Parking- change requirement to 1 per 300 square feet
• Page 3, Dev. Area D - remove "including uses requiring an SUP..."
• Page 3, Dev. Area D - remove "and the US -169 Overlay"
• Page 4, Access & Circulation - note that all entrances along 1 16t" St. N. & N. Garnett Rd. must
adhere to the approved roadway plans, as provided by Public Works
• Page 4, Access & Circulation - revise second paragraph to read "sidewalks will be required along
adjacent public streets, to be installed by either the developer or the City of Owasso, as a part of the
adjacent roadway projects"
• Page 4, Access & Circulation - add "and Owasso Engineering Design Criteria" to the end of the first
sentence
• Page 4, Access & Circulation - change "Approved by City Engineer" to "constructed in compliance
with the Owasso Engineering Design Criteria" to the end of the first sentence
• Page 4, Access & Circulation - revise last sentence of paragraph to state that all parking can also be
shared with the existing parking lot on Lot 1, Block 1 - outside of the PUD boundary
• Page 4 - add language regarding screening and landscaping meeting Ch. 19 of the Owasso Zoning
Code
• Page 4 - add language regarding signage meeting the Ch. 18 of the Owasso Zoning Code
• Page 4, Drainage & Utilities - add language regarding the maintenance of the shared detention
pond
• Page 4, Drainage & Utilities - remove second and third paragraphs and replace with "Water and
sewer connections are available on the property and can be tied onto, subject to approval by the
Public Works Department. All existing utilities must be field verified."
• Page 4, Arch. Requirements - revise sentence to read that all buildings within the PUD boundary will
meet the requirements outlined in Ch. 11 of the Owasso Zoning Code; note, buildings in
Development Area B are allowed to be treated as industrial uses for these requirements
Owasso Planning Commission
August 7, 2023
Page 3
• Exhibit A - "Tulsa County" is misspelled in the abbreviated legal descriptions - revise all
• Add language to PUD document that there will be shared access between all development areas
and existing commercial on Lot 1, Block 1; mutual access easements between lots will be required to
be filed to ensure this access, especially for the off -site access point in the northwestern corner of the
property
• Add language to PUD document regarding the maintenance of parking lots and that said lots will
need to be kept in good repair
• Add language to PUD document that bike racks will be required in Dev. Area A & D
• Note that any further subdivision of the property will require a re -plat
• Coordinate with Fire Marshal on requirements concerning hydrant separation and access around
proposed buildings
YEA: Cook, Miller, Smith, Vines
NAY: None
Motion carried: 4 -0
9. Consideration and appropriate action relating to a preliminary plat request for Presley Hollow II & III
approximately 74.0 acres +/- zoned Residential Single Family (RS -3), under planned unit development
OPUD 16 -04, and is located east of the northeastern intersection of East 761h Street North and North 145th
East Avenue
Alexa Beemer presented the item, recommending approval. There were no comments from the audience.
After discussion, Mr. Miller moved, seconded by Mr. Cook to recommend approval, subject to the following
Technical Advisory Committee comments:
• Add street name labels on the plat faces, as provided by staff
• Provide storm sewer plans to Public Works, so that proposed drainage easement locations /sizes can
be verified
• Clarify which phase is which on each title block and location map
• On location map - correct call -outs of property north and northwest of subject property, as these
areas are platted (currently shown unplatted)
• Every 5 lots must have a 15' wide utility easement between them, so utilities may access rear yards.
The 15' may be split up across lot lines (i.e. one lot can have 10' u/e and the adjacent lot can have
5' u /e)
• On the plat faces, change sewer information within the "Contacts" box. No aerobic systems allowed
in City Limits
• Provide landscaping detail for entrance, if applicable. If doing entrance landscaping /signage,
consider placing it in a Reserve Area and /or adding language regarding entrance maintenance to
the Deed of Dedication (DoD) pages
• Show the fence easements referenced in the DoD pages on the plat faces themselves. These
easements will need to be within a Reserve Area
• Label all ROW dimensions on the plat faces, specifically what is being dedicated via this plat
• Add language to the DoD pages regarding detention for the subject property, both how it will be
handled and who will maintain said facilities
• Traffic calming devices of some kind will be required on Streets A, M, and Q
• A crash gate or other equivalent device will be required at the end of Street C if it is not connecting
into the adjacent County street. Add a note stating such to the plat face
YEA: Miller, Vines, Cook, Smith
NAY: None
Motion carried: 4 -0
10. Community Development Report - Brian Dempster reported on the Monthly Building Report and Permit
Activity for July 2023
11. Report on items from the July 19, 2023 Technical Advisory Committee (TAC) Meeting - Brian Dempster
reported on a Site Plan for the Owasso Parks Building located near 10320 East 11 6th Street North
Owasso Planning Commission
August 7, 2023
Page 4
12. Report from Planning Commissioners - Mr. Miller reported the City Council meeting date chosen for the
presentation of Dr. Loving's plaque is August 15, 2023.
13. New Business -None
14. Adjournment - Mr. Miller moved, seconded by Mr. Cook fo adjourn the meeting.
YEA: Cook, Miller, Smith, Vines
NAY: None
Motion carried: 4 -0 and the meeting adjourned at 6:20 pm.
Cyndi Townsend, Recording Secretary
s�
REpL People •REAL Livrechr •REAL Community
TO: The Owasso Planning Commission
FROM: Wendy Kramer
City Planner
SUBJECT: Rezoning OZ 23 -06 - Winkley Homes
DATE: September 8, 2023
BACKGROUND:
The Community Development Department received a request for the rezoning of property
located west of the North Mingo Road and East 102nd Street North intersection. The subject
property is approximately 2.22 acres in size, and is zoned Agriculture (AG). The applicant is
requesting a rezoning to Residential Estate (RE) for the entirety of the property.
SUBJECT PROPERTY /PROJECT DATA:
Property Size
2.22 acres +/-
Current Zoning
Agriculture (AG)
Proposed Zoning
Residential Estate (RE)
Present Use
Vacant
Land Use Master Plan
Residential
Within PUD?
No
Within Overlay District?
No
Water Provider
City of Owasso
Sewer Provider
City of Owasso
ANALYSIS:
• The applicant desires to rezone the subject property to Residential Estate (RE), in order to
accommodate future construction of single - family residences.
• The GrOwasso 2035 Land Use Master Plan identifies the subject property for future
residential uses.
o Considering the above, assigning the subject property a zoning designation of RE
would be in accordance with vision laid out in the GrOwasso 2035 Land Use
Master Plan for the subject property.
• Per the Owasso Zoning Code, the minimum lot width required for RE -zoned properties is
one hundred and fifty feet (150') and the subject property is approximately two hundred
and ninety -six feet (296') wide.
o Therefore, the property would be conforming with regards to the bulk and area
standards specified in the Owasso Zoning Code for RE -zoned property.
• The City of Owasso will provide police, fire, ambulance, water and sanitary sewer
services to the subject property.
Page 2
OZ 23 -06
• Any future development that occurs on the subject property must adhere to all
subdivision, zoning, and engineering requirements of the City of Owasso.
SURROUNDING LAND USE:
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
Agriculture (AG)
Vacant
Residential
City of Owasso
South
Agriculture (AG)
Vacant
Residential
City of Owasso
East
Residential Single-
Family (RS -3)
Residential
Residential
City of Owasso
West
Agriculture (AG)
Vacant /Railroad
Residential
Tulsa County
TECHNICAL ADVISORY COMMITTEE:
The Owasso Technical Advisory Committee (TAC) reviewed this rezoning request at their regular
meeting on August 16, 2023. No comments were made on this item.
RECOMMENDATION:
In developing a recommendation, staff evaluated Oklahoma State Statute, Title 11, Chapter 1,
Part 1, Article XXI, Section 21 -101. Following this evaluation, staff concluded that the subject
rezoning request meets all of the legal requirements for approval.
Staff recommends approval of rezoning request OZ 23 -06, rezoning the subject property from
Agriculture (AG) to Residential Estate (RE).
ATTACHMENTS:
Aerial Map
Zoning Map
GrOwasso 2035 Land Use Master Plan Map
Rezoning Survey Exhibit
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features on the ground. Tract OZ 23 -06 1 1 1 1321-13
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OZ 23 -06
Public /Institutional
Residential
Transitional
Neighborhood Mixed
Redbud District
Neighborhood Commercial
Commercial
Industrial/ Regional Employment
® US -169 Overlay
N
Subject Tract
A
Legal Descriptions
PARENTTRACT
LEGAL DESCRIPTION FROM DOC 4 2019114510 RECORDED IN TULSA COUNTY
EAST HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER (E/2 NE /4
NE /4) AND THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER (NE /4 SE /4 NE /4) AND THE SOUTH HALF OF THE SOUTHEAST
QUARTER OF THE NORTHEAST QUARTER (S /2 SE /4 NE/4) AND THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER ALL LYING EAST OF THE AT &SF RAILROAD
RIGHT OF WAY, LESS 3.03 ACRES FOR RD, SECTION 13, TOWNSHIP 21 NORTH,
RANGE 13 EAST OF THE INDIAN BASE AND MERIDIAN, CONTAINING 27.87 ACRES
MORE OR LESS.
SURVEYED DESCRIPTION
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER THENCE
S88' 0'10"W FOR 50.00 FEET ALONG THE NORTH LINE OF THE SOUTHEAST
QUARTER TO A POINT ON THE WEST RIGHT -OF -WAY OF NORTH 97TH EASTAVENUE
ALSO KNOWN AS NORTH MINGO ROAD; THENCE CONTINUING ALONG SAID
RIGHT -OF -WAY SO-57'37"E 1316.37 FEETTO THE POINT OF BEGINNING THENCE
S88 °27'33 "W FOR 793.72 FEETTO A POINT ON THE EASTERLY RIGHT -OF -WAY OF
THE AT &SF RAILROAD; THENCE CONTINUING ALONG SAID RIGHT -OF -WAY
N14'16'13 "EAST FOR 3022.16 FEETTO A POINT ON THE WEST RIGHT -OF -WAY OF
SAID STREET; THENCE CONTINUING ALONG SAID RIGHT -OF -WAY SO-57'05"E FOR
1591.54 FEET TO THE NORTH LINE OF THE SOUTHEAST QUARTER; THENCE
SO-57'37"E FOR 1316.37 FEETTO THE POINT OF BEGINNING, CONTAINING
1,153,812,36 SOL FT OR 26.48 ACRES MORE OR LESS.
SURVEYED DESCRIPTION LOT 1
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER;
THE NC S88 °30'10 "W FOR 50 FEET TO A POINT ON THE WEST RIGHT -OF -WAY OF
NORTH 97TH EAST AVENUE ALSO KNOWN AS MINGO ROAD; THENCE SO °57'37 "E
ALONG SAID RIGHT -OF WAY FOR 147.77 FEET TO SOUTHEAST CORNER LOT 3.
THENCE Nfi0 °3fi'52 "W FOR 473.19 FEET TO A POINT ON THE EAST RIGHT -OF -WAY
OF AT &SF RAILROAD; THENCE N 14'16'13 "E ALONG SAID RIGHT -OF -WAY FOR
468.10 FEET TO THE POINT OF BEGIN ING; THENCE CONTINUING ALONG SAID
RAILROAD RIGHT -OF -WAY N14'16'13 "E FOR 601.75 FEET; THENCE N89 °02'55 "E
FOR 127.47 FEETTO A POINT ON SAID STREET RIGHT -OF -WAY; Thence SO °57'05 "E
ALONG SAID RIGHT -OF WAY FOR 580.63 FEET; THENCE S89 °02'52 "W FOR 285.46
FEET TO THE POINT OF BEGINNING; CONTAINING 119,882.20 SQ. FT. OR 2.75
ACRES MORE OR LESS.
SURVEYED DESCRIPTION LOT 2
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER
S8 '30'10"W FOR 50 FEET TO A POINT ON THE WEST RIGHT -OF -WAY OF NORTH
97TH EAST AVENUE ALSO KNOWN AS MINGO ROAD; THENCE SO °57'37 "E ALONG
SAID RIGHT OF WAY FOR 147.77 FEET TO SOUTHEAST CORNER LOT 3. THENCE
N6 '36'52"W FOR 473.19 FEET TO A POINT ON THE EAST RIGHT -OF -WAY OF AT &SF
RAILROAD; THENCE N14'16'13 "E ALONG SAID RIGHT -OF -WAY FOR 160.85 FEET TO
THE POINT OF BEGINNING;THENCE CONTINUING ALONG SAID RAILROAD
RIGHT -WAY N14'16'13 "E FOR 307.25 FEET; THENCE N89 °02'52 "E FOR 285.46 FEET
TO A POINT ON SAID STREET RIGHT -OF -WAY; Thence SO °57'07 "E ALONG SAID
RIGHT -OF WAY FOR 296.45 FEET; THENCE S89 °02'38 "W FOR 366.14 FEET TO THE
POINT OF BEG IN I NG; CONTAINING 96,587.08 SQ. FT. OR 2.22 ACRES MORE OR LESS.
SURVEYED DESCRIPTION LOT 3
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER;
THE NCE S88 °30'10 "W FOR 50 FEET TO A POINT ON THE WEST RIGHT -OF -WAY OF
NORTH 97TH EASTAVENUE ALSO KNOWN AS MINGO ROAD AND THE POINT OF
BEGINNING; THENCE SO °57'37 "E FOR 147.77 FEETTO THE SOUTHEAST CORNER LOT
3. THENCE N60 °36'52 "W FOR 473.19 FEET TO A POINT ON THE EAST RIGHT -OF -WAY
OF AT &SF RAILROAD; THENCE N 14'16'13 "E ALONG SAID RIGHT -OF -WAY FOR
160.85 FEET; THENCE N89 °02'38 "E FOR 366.14 FEET TO A POINT ON SAID STREET
RIGHT -OF -WAY; Thence SO °57'07 "E ALONG SAID RIGHT -OF WAY FOR 246.47 FEET
TO THE POINT OF BEGIN ING; CONTAINING 108,909.56 SQ. FT. OR 2.50 ACRES MORE
OR LESS.
SURVEYED DESCRIPTION NORTH TRACT
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER THENCE
S88 30'10"W FOR 50.00 FEET TO A POINT ON THE WEST RIGHT OF -WAY OF NORTH
97TH EAST AVENUE ALSO KNOWN AS MINGO ROAD; THENCE SO °57'37 "E ALONG
SAID RIGHT -OF WAY FOR 147.77 FEET TO THE SOUTHEAST CORNER LOT 3. THENCE
N6 '36'52"W FOR 473.19 FEET TO POINT ON THE EAST RIGHT -OF -WAY OF AT &SF
RAILROAD; THENCE N14'16'13 "E ALONG SAID RIGHT -OF -WAY FOR 1,069.85 FEET
TO THE POINT OF BEGINNING; THENCE N14'16'13 "E CONTINUING ALONG SAID
RIGHT -OF -WAY FOR 485.50 FEET TO A POINT OF INTERSECTION WITH MINGO
RIGHT -OF -WAY; THENCE SO °57'05 "E FOR 468.47 FEET; THENCE S89 °02'55 "W FOR
127.47 FEET TO THE POINT OF BEGINNING; CONTAINING 29,858.56 SQ. FT. OR 0.68
ACRES MORE OR LESS.
Subject
Property ,/T" /
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589'02"
i
Lot 1
2.75AC o
N89'02 52"E \
285.
589'0252 W 1
POBLOTf 111111
Lot2
2.22 AC
89'02'3
366.14
POBLOT2
Lot 3
2.50 AC
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Legend Survey EXHIBIT
Z ALL PROPERTY CORNERS ARE
j MARKED WITH CAPPED 3/8" IRON PINS
V
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Z
E14 CORNER
POC
POB
Notes
R 13 E
EAST 106TH STREET NORTH
SITE I
EAST 96TH STREET NORTH
Location Map
Q
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N
O
Z
1. ABSTRACT OF TITLE OR ATTORNEY'S TITLE OPINION NOT AVAILABLE TO
SURVEYOR ON DATE OF SURVEY.
2. THIS FIRM WAS NOT CONTRACTED TO RESEARCH EASEMENTS OR
ENCUMBRANCES OF RECORD. NO ATTEMPT TO RESEARCH COUNTY
RECORDS OR OTHER RECORD OFFICES WAS PERFORMED BY THIS FIRM.
EASEMENTS MAY AFFECT THE SUBJECT TRACT THAT ARE NOT REFLECTED
ON THIS PLAT. ALL AFFECTING EASEMENTS PROVIDED BY CLIENT ARE
SHOWN HEREON.
3. THE BEARING BASIS FOR THIS PLAT IS THE OKLAHOMA STATE PLANE NORTH
PROJECTION.
Surveyor's Statement
HRAOK AND I, SALVADOR TITONE, A PROFESSIONAL LAND SURVEYOR IN THE STATE OF
OKLAHOMA, DO HEREBY STATE THAT THE ABOVE MAP REPRESENTS A SURVEY
PERFORMED IN THE FIELD UNDER MY DIRECT SUPERVISION AND IS TRUE AND CORRECT
TO THE BEST OF MY KNOWLEDGE AND BELIEF AS OF THIS DATE. THIS SURVEY MEETS
OR EXCEEDS THE MINIMUM STANDARDS FOR SURVEYING IN THE STATE OF OKLAHOMA
AS SET FORTH BY THE OKLAHOMA STATE BOARD OF REGISTRATION FOR
PROFESSIONAL ENGINEERS AND LAND SURVEYOR'S AS OF THIS DATE.
WITNESS MY HAND AND SEAL THIS 31st DAY OF OCTOBER, 2021.
HRAOK
TITONE
1460
SALVADOR TITONE
PROFESSIONAL LAND SURVEYOR
OKLAHOMA NO. 1460
BEFORE BEFORE YOU DIG N PREPARED FOR: MARK HENDRICKS �
YOU DIG.. ••�•�
CONTACT OKLAHOMA
ONE -CALL: 0 100 200 400 CHECKED BY: ST SCALE: 1" =300'
1 -800- 522 -6543 W \ E SURVEY BY: EOT DRAFTED BY: DLD
\ SURVEY DATE: XX/XX/XX JOB NUMBER: 200410.11 6258. OK 74131 Ave. __
CALL �'� EXISTING UNDERGROUND LINES HAVE " SCALE: 1"=200' TUISd, OK 74131
BEEN SHOWNTOTHE EXTENTKNOWN S BOOK /PAGE: NA FILE NUMBER: 2113.13 (918) 258 -3737 HONOR • RESMICT • ACCURACY
A ARC LENGTH
CB CHORD BEARING
CD CHORD DISTANCE
B/L BUILDING SETBACK LINE
NORTH
T
IPF RONRPIN FOUND
TI?ACT
L LINE
R RADIUS
R/W RIGHT -OF -WAY
T TRACT
U/E UTILITY EASEMENT
FF FINISHED FLOOR
CELL
BDGS BUILDINGS
OWER
POB POINT OF BEGINNING
POC POINT OF COMMENCEMENT
Corner Monuments
Z ALL PROPERTY CORNERS ARE
j MARKED WITH CAPPED 3/8" IRON PINS
V
a�
om
Z
E14 CORNER
POC
POB
Notes
R 13 E
EAST 106TH STREET NORTH
SITE I
EAST 96TH STREET NORTH
Location Map
Q
O
Of T
O
z 21
N
O
Z
1. ABSTRACT OF TITLE OR ATTORNEY'S TITLE OPINION NOT AVAILABLE TO
SURVEYOR ON DATE OF SURVEY.
2. THIS FIRM WAS NOT CONTRACTED TO RESEARCH EASEMENTS OR
ENCUMBRANCES OF RECORD. NO ATTEMPT TO RESEARCH COUNTY
RECORDS OR OTHER RECORD OFFICES WAS PERFORMED BY THIS FIRM.
EASEMENTS MAY AFFECT THE SUBJECT TRACT THAT ARE NOT REFLECTED
ON THIS PLAT. ALL AFFECTING EASEMENTS PROVIDED BY CLIENT ARE
SHOWN HEREON.
3. THE BEARING BASIS FOR THIS PLAT IS THE OKLAHOMA STATE PLANE NORTH
PROJECTION.
Surveyor's Statement
HRAOK AND I, SALVADOR TITONE, A PROFESSIONAL LAND SURVEYOR IN THE STATE OF
OKLAHOMA, DO HEREBY STATE THAT THE ABOVE MAP REPRESENTS A SURVEY
PERFORMED IN THE FIELD UNDER MY DIRECT SUPERVISION AND IS TRUE AND CORRECT
TO THE BEST OF MY KNOWLEDGE AND BELIEF AS OF THIS DATE. THIS SURVEY MEETS
OR EXCEEDS THE MINIMUM STANDARDS FOR SURVEYING IN THE STATE OF OKLAHOMA
AS SET FORTH BY THE OKLAHOMA STATE BOARD OF REGISTRATION FOR
PROFESSIONAL ENGINEERS AND LAND SURVEYOR'S AS OF THIS DATE.
WITNESS MY HAND AND SEAL THIS 31st DAY OF OCTOBER, 2021.
HRAOK
TITONE
1460
SALVADOR TITONE
PROFESSIONAL LAND SURVEYOR
OKLAHOMA NO. 1460
BEFORE BEFORE YOU DIG N PREPARED FOR: MARK HENDRICKS �
YOU DIG.. ••�•�
CONTACT OKLAHOMA
ONE -CALL: 0 100 200 400 CHECKED BY: ST SCALE: 1" =300'
1 -800- 522 -6543 W \ E SURVEY BY: EOT DRAFTED BY: DLD
\ SURVEY DATE: XX/XX/XX JOB NUMBER: 200410.11 6258. OK 74131 Ave. __
CALL �'� EXISTING UNDERGROUND LINES HAVE " SCALE: 1"=200' TUISd, OK 74131
BEEN SHOWNTOTHE EXTENTKNOWN S BOOK /PAGE: NA FILE NUMBER: 2113.13 (918) 258 -3737 HONOR • RESMICT • ACCURACY
s�
REpL People •REAL Livrechr •REAL Community
TO: The Owasso Planning Commission
FROM: Wendy Kramer
City Planner
SUBJECT: OPUD 23 -05 - Morey Apartments
DATE: September 8, 2023
BACKGROUND:
The Community Development Department received a Planned Unit Development (PUD)
application (OPUD 23 -05) for the Morey Apartments, a proposed multifamily development
consisting of duplex apartment buildings, located west of North 125th East Avenue and South of
East 86th Street North. The subject property is approximately 1.42 acres in size, and is currently
zoned Residential Multifamily (RM).
SUBJECT PROPERTY /PROJECT DATA:
Property Size
1.42 acres +/-
Current Zoning
Residential Multifamily (RM)
Present Use
Vacant
Land Use Master Plan
Transitional
Within PUD?
No
Within Overlay District?
No
Water Provider
City of Owasso
Applicable Paybacks
Assessed at Platting)
N/A (already platted)
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.
• 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.
Page 2
OPUD 23 -05
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 as Transitional which
represents a transitional zone from single family residential development to non-
residential development. This district encourages attached housing types such as
duplexes, so the proposed development is in keeping with the uses called out for this
location.
ANALYSIS:
• The conceptual development plan submitted for OPUD 23 -05 states that the applicant
intends to construct four (4) duplex apartment buildings, for a total of eight (8) dwelling
units.
o The development of the four (4) buildings would occur in two phases, with Phase
1 consisting of the southern -most building.
o If approved, the PUD document would prescribe a gross density of 5.63 dwelling
units per acre.
• Per Section 4.4.4 of the Owasso Zoning Code, a PUD overlay is required for all multi - family
developments within Residential Multi- family (RM) zoning districts.
o As such, the applicant is seeking approval of OPUD 23 -05 to allow for a duplex
development within a RM zoning district.
• The conceptual site plan depicts the property being accessed on the south end via a
thirty -five foot (35') mutual access easement (MAE) from North 125th East Avenue.
o The applicant is working on acquiring an additional MAE on the north side of the
property for Emergency and Service vehicles. If this MAE is not filed by the time
that Phase 2 is being constructed, the applicant will instead put in a
hammerhead turnaround at the north end of the property to allow those vehicles
space to turn around.
o All portions of the subject property are currently platted under the Elm Creek
Condominiums subdivision (Plat #4313), but will be required to be replatted for
any future further subdivision of the property.
• A screening fence will be required to be located adjacent to any single - family uses, in order
to adequately screen the subject property from said residential uses.
o This required screening fence is shown on the conceptual site plan within the OPUD
23 -05 document, abutting the residential single - family subdivision to the south - Elm
Creek Estates First Addition.
• The conceptual site plan shows parking being accommodated for the buildings with
individual driveways to each dwelling unit.
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 will be
required to meet the requirements identified in the Owasso Zoning Code.
Page 3
OPUD 23 -05
• The City of Owasso will provide police, fire, ambulance, water and sanitary sewer
services to the subject property.
• Pending rezoning of the property, the applicant will need to submit site plans for the
development on the property.
o 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
North
Residentia�lnMultifamily
Multiplexes
Transitional
City of Owasso
South
Residential Single
Residential
Residential
City of Owasso
Family (RS -3)
East
Residential Multifamily
Multiplexes
Transitional
City of Owasso
West
Residential Multifamily
Assisted Living
Transitional
City of Owasso
(RM)
Center
TECHNICAL ADVISORY COMMITTEE:
The Owasso Technical Advisory Committee (TAC) reviewed this PUD request at their regular
meeting on August 16, 2023. Comments from that meeting are included in this Planning
Commission agenda packet.
RECOMMENDATION:
In developing a recommendation, staff evaluated the PUD's ability to accomplish the following,
as described in Section 9.1.2 of the Owasso Zoning Code:
• Maintain and enhance the quality of life in Owasso;
• Provide opportunities for urban infill;
• Maintain and promote a sense of community;
• Encourage development that otherwise could not occur on the site;
• Preserve and provide meaningful open space;
• Promote connectivity and compatibility with surrounding development;
• Inspire unique and thoughtful development;
• Support the development of strong neighborhoods;
• Provide amenities beyond conventional development; and
• Preserve the physical characteristics of the land.
Following this evaluation, staff concluded that the subject PUD meets all legal requirements for
approval.
As such, staff recommends approval of Planned Unit Development proposal OPUD 23 -05,
subject to TAC comments.
ATTACHMENTS:
Aerial Map
Zoning Map
GrOwasso 2035 Land Use Master Plan Map
OPUD 23 -05 Document
TAC Comments
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Miles OPUD 23 -05
N
Subject Tract
� A
The Morey Apartments
PLANNED UNIT DEVELOPMENT
City of Owasso, Oklahoma
A planned unit development consisting of designated Residential areas in the City of Owasso,
Tulsa County, Oklahoma.
Planned Unit Development #23 -05
Location:
The property located in the NW /4 of the NE /4 of Section 29, Township 21 North, Range 14 East,
Tulsa County, Owasso, Oklahoma. Specially, the property is located east of North 125th East
Avenue.
Date Prepared:
August 31, 2023
Owner
WARDCO, Inc
Jimmie Ward
9666 E Sycamore St.
Claremore, OK 74017
P: (918) 906 -6960
E: rvardcompany @gmadxom
Engineer
Gridline Engineering
David Henke, PE, CFM
29204 E 701h St. S
Broken Arrow, Oklahoma
P: (314) 435 -6302
E: david9gridiineengineering.com
Surveyor
Precision Surveying Services
Colt Larimore
9666 E Sycamore St.
Claremore, OK 74017
P: (918) 269 -7815
E: ic@precisionsurveying.net
TABLE OF CONTENTS
Development Concept 2
Statistical Summary 2
Development Areas 2
Development Standards 3
Access and Circulation 5
Landscape 5
Signage 5
Platting Requirements 6
Appendix Maps:
❖
Existing Conditions Plan
8
❖
Hydrology Analysis Plan
9
❖
Soil Analysis
10
❖
Zoning Map
11
❖
Legal Descriptions
12
❖
Conceptual Site Layout
13
❖
Conceptual Landscape Plan
14
❖
Survey
15
The Morey Apartments — Planned Unit Development
Owasso, Oklahoma
DEVELOPMENT CONCEPT
The Morey Apartments is a proposed Planned Unit Development (PUD) consisting of 1.42 acres
in Owasso, Oklahoma. The property is located 895 feet south of intersection of E. 86th St. N. and
N. 125th E. Ave. Further described below:
Part of Lot One (1), Block Two (2), Elm Creek Condominiums Amended, a Subdivision in the
City of Owasso, Tulsa County, Oklahoma, according to the recorded plat thereof, more
particularly described as follows:
Beginning at the Southeast corner of said Lot One (1), thence N 00° 55102" E a distance of 446
feet, thence S 89° 55' 02" E a distance of 139.11 feet; thence South parallel to the East Line of
Lot One (1), a distance of 446 feet; thence East 139.11 feet along the south line of Lot One (1)
to the Point of Beginning.
The site is generally characterized by relatively flat terrain sloping northeast to southwest. There
is currently no floodplain located onsite according to the FEMA Floodplain Maps. The site will be
control with localized drainage structures to control the storm water onsite in the post developed
conditions. Soil types found on -site are typical for the area and create no unusual development
problems that are not commonly encountered in most other area developments. Overall, this
site has excellent development possibilities due to its gentle terrain.
The subject property is presently zoned RM located in the city limits of the City of Owasso which
currently follows the land uses set forth by the City of Owasso's Zoning Code.
The Morey Apartments will feature Duplex Apartments Buildings within the lotted area described
above. These apartment buildings will be spaced throughout the site appropriately, maximizing
green space and parking. The development is consistent with the surrounding properties, with
apartment buildings located in adjoining properties to the north and east of the subject site. This
PUD will help the subject property be feasible for this development allowing for densities but
protecting the neighborhood feel within the area.
Development will be done in phases, with Phase 1 starting as soon as possible and other phases
strategically timed after the completion of Phase 1. The PUD will expire within five years if no
development has occurred after its approval
STATISICAL SUMMARY
Total Planned Unit Development Area: 62,043 Square Feet ± 1.42 gross acres
Maximum Dwelling per Acre: 8 units / 1.42 ac = 5.6 units / ac
The Morey Apartments — Planned Unit Development
Owasso, Oklahoma
DEVELOPMENT AREAS
Residential Multi - Family (RM)
The RM (Residential Multi - Family) district is designed to permit the development and
preservation of multi - family dwelling types, such as apartments, garden apartments, and
townhouses, in suitable environments in a variety of densities to offer alternative housing
types for individuals and families.
Total Area:
Maximum Number of Units:
DEVELOPMENT STANDARDS
Residential Multi - Family (RM):
❖ Permitted Uses:
o All uses allowed within this PUD
❖ Minimum Internal Landscape Open Space
❖ Minimum Building Setbacks
•'• Parking Ratio
❖ Building Height
❖ Screening and Buffering
± 1.42 gross acres
E:21li M
20% of net area
0.28 acres
Per Current Zoning
2 spaces per unit,
(Parking in the
driveways to meet
requirement)
<35 -ft
o Areas abutting developments outside of this PUD that are zoned Residential will require
some type of screening barrier between the properties. Berms in combination with
vegetation are encouraged, but fencing is allowed to achieve the desired result. Fences
The Mot-y Apartn }--, - Plar_.,�d Unit Develop,. lent
Owasso, Oklahoma
shall consist of a wood, concrete, decorate metal, and /or masonry materials to match
the building's architectural look. Chain link fencing of any kind is not allowed.
o Screening for Building Systems Areas
■ Must consist of a wood, concrete, decorate metal, and /or masonry materials to
match the building's architectural look
o Fence screening is not required or recommended with in the inner boundaries of this
PUD area.
o A Privacy Fence will be required adjacent to all single - family uses.
•'• Architectural:
Design shall evoke a modern architectural and landscape expression while providing users
with a variety of activities and opportunities. The geometry, composition, and final
articulation is to be based on a simple elegance of architectural details and style, but with
the utilization of a limited number of textures and material palettes. The overall goal is to
balance the use of buildings, paths, and parking areas with natural landscaping and water
features in an ecological and natural systems sensitivity while providing users with an
environment that provides the best design principles of simplicity, balance, unity, scale,
variety, and convenience.
The Morey Apartments — Planned Unit Development Page 14
Owasso, Oklahoma
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
•'• Access and Circulation:
• The site off of N. 125th E. Ave. through a 35 -foot mutual access easement that is located on
the south side of Lot Two (2) of the Elm Creek Condominiums Amended Subdivision. Access
for the Apartments will be utilizing the existing access easement on the south and
constructing an interior street to the north for the apartments to connect too.
•'• Landscape:
• The Landscaping concept is intended to achieve unity throughout the PUD as well as provide
an attractive view of the project from surrounding streets and neighborhoods. To achieve
continuity throughout the PUD, reference Chapter 10 and 19 of the City of Owasso Zoning
Code.
Prior to the issuance of an occupancy permit for a development area, plant materials and
any required screening fences shall be installed in conformitywith a detailed landscape plan
which will have been submitted to and approved by the City of Owasso.
❖ Signage:
All Signage reviewed via a separate sign permit, in accordance with Chapter 18 of Owasso
Zoning Code.
•'• Amenities:
Amenities for the PUD shall comply with Section 9.2.12 of the Owasso's Zoning Code. The
proposed amenities included are horseshoe pits and a picnic table.
The Morey Apartments — Planned Unit Development
Owasso, Oklahoma
APPENDIX INDEX:
APPENDIX A
EXISTING CONDITIONS
APPENDIX B
HYDROLOGY ANALYSIS
APPENDIX C
SOIL ANALYSIS (PROVIDED BY USGS SOIL SURVEY)
APPENDIX D
ZONING MAP
APPENDIX E
LEGAL DESCRIPTIONS
APPENDIX F
CONCEPTUAL SITE LAYOUT
APPENDIX G
CONCEPTUAL LANDSCAPE PLAN
APPENDIX H
SURVEY
The Morey Apartments — Planned Unit Development Page 16
Owasso, Oklahoma
APPENDIX A - EXISTING CONDITIONS
The Morey Apartments — Planned Unit Development Page 17
Owasso, Oklahoma
R 21 E
EAST 86TH STREET NORTH
rn.
29
§ EAST 76ST STREET NORTH
Lot 2, Block 2 Location Map
Elm Creek Contlom'n'ums Amtl - s - ��,�,_� e1° -2111
C and C Real Estate LLC
I
— -
-._. Lot 2 Block 25
- -- — - -- — — '� Elm Creek Estates First Atltlil
BIRCHEN MIA, DUSTIN PATRICK &
.. JENNIFER ANN THATCHER
— — — —
— — — — — -�I— — — — — — — — - f
I � -- — III �
Existing Water Line Lot o Block 2
Elm Creek Condominiums Amd
III 61,960 SF.
1.42 AC Existing Sanitary
II Sewer Line
Existing Storm Line I�
I�
Lot 3, Block 25
Est
Elm Creek ates First Addit
BECKHAM.. BERTHA M
Existing Electric Line
L- J
L— « — _
i
Port of Lot 1, Block 2
Elm Creek Condominiums Amtl
REOUIP OF OWASSO LLC
14
APPENDIX B - HYDROLOGY ANALYSIS
The Morey Apartments — Planned Unit Development Page 18
Owasso, Oklahoma
R 21 E
EAST 86TH STREET NORTH
±
T
1 122.1 .1
14
N
EAST 76ST STREET NORTH
Lo ' 2 Block 2 Location Map
Elm Creek Cardomini,ms Amd 1-2111
C and C R..I Estate ULC
Lot 2, Block 25
Elm Creek Estates First Addit
B,
RCHENOUGH, DUSTIN PATRICK ,,
JENNIFER ANN THATCHER
Lot 1 ' Block 2
Elm Creek Condominiums Amd
61,960 SF.
1.42 AC
LD - Black 21
Grade Break Elm Creek 3. Block First Addit
BECKHAM. BERTHA M
Flow Path
Flow Path
II> — — — — — — —
Part of Lot 1, Block 2
Elm Creek Condominiums Amd
REQUIP OF OWASSO ULC
i
L.
APPENDIX C - SOIL ANALYSIS
J
,_] Warning: Soil Ratings Map may not be valid at this scale.
Summary by Map Unit — Tulsa County, Oklahoma (OK143)
Summary by Map Unit — Tulsa County, Oklahoma (OK143)
Map unit symbol Map unit name Rating Acres in AOI
15 Dennis- Pharoah complex, 1 to 3 percent slopes C/D 1.7
Totals for Area of Interest 1.7
Percent of AOI
10G.aatd
The Morey Apartments — Planned Unit Development Page 19
Owasso, Oklahoma
100.0°!0
APPENDIX D -ZONING MAP
The Morey Apartments — Planned Unit Development Page 1 10
Owasso, Oklahoma
EXISTING ZONING MAP
PROPOSED ZONING MAP
RM
PUD
23 -05
{
�e
kp
y(t
R
m
RM
PUD
23 -05
APPENDIX E - LEGAL DESCRIPTIONS
RM ZONING AREA — LEGAL DESCRIPTION
Part of Lot One (1), Block Two (2), Elm Creek Condominiums Amended, a Subdivision in the
City of Owasso, Tulsa County, Oklahoma, according to the recorded plat thereof, more
particularly described as follows:
Beginning at the Southeast corner of said Lot One (1), thence N 000 55-'02-"' E a distance of 446
feet, thence S 890 55-'02-"' E a distance of 139.11 feet, thence South parallel to the East Line of
Lot One (1), a distance of 446 feet; thence East 139.11 feet along the south line of Lot One (1)
to the Point of Beginning.
The Morey Apartments — Planned Unit Development Page 1 11
Owasso, Oklahoma
APPENDIX F - CONCEPTUAL SITE LAYOUT
The Morey Apartments — Planned Unit Development Page 1 12
Owasso, Oklahoma
i
1111- -Maui%..
I- - - - - - - - - - - - -T - -
Detention I-d
%,k A'
Picnic T061.
3-Ber...
Ap"t "I" t Ap—eit 8D5 SF Bos SF
F-7p 10'
Pork Ar- Buff Fr I.rd
H.- — Pit.
4Del- P.,,d ..tie st'.11.11
R 21 E
EAST 86TH STREET NORTH
YT
122.d
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1 14
IN
EAST 76ST STREET NORTH
+
Location Map
IIIE 1-2111
II De, DWB40D
(If not ..... ..... ..... for Emergency of
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orountl will b,, me.11,,d on property)
- - - - - - -
- - -
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C-e. --- � Bike Rock
I- - - - - - - - - - - - -T - -
Detention I-d
%,k A'
Picnic T061.
3-Ber...
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Pork Ar- Buff Fr I.rd
H.- — Pit.
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R 21 E
EAST 86TH STREET NORTH
YT
122.d
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1 14
IN
EAST 76ST STREET NORTH
+
Location Map
IIIE 1-2111
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BDS SF
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EAST 86TH STREET NORTH
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1 14
IN
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+
Location Map
IIIE 1-2111
APPENDIX G - CONCEPTUAL LANDSCAPE PLAN
The Morey Apartments — Planned Unit Development Page 1 13
Owasso, Oklahoma
f
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m
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' gcceeq Esmt. I
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Bike Rock
a
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l
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Pll ,I A—
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LANDSCAPE LEGEND
Shtib,:
large Sh,.b (Jun or6i —Th.j. Tree)
Ornamental Trees.
Chase Tree(Vrtex Ag. —C.a —)
Shade Trees:
Eas[em WhH, Pine (pm— ,,bus)
Southern Red Oak�quercus (-al cat.)
R 21 E
EAST 86TH STREET NORTH
rn.
T
9 14
N
EAST 76ST STREET NORTH
E Location Map
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Pll ,I A—
Horse Shoe Pite
LANDSCAPE LEGEND
Shtib,:
large Sh,.b (Jun or6i —Th.j. Tree)
Ornamental Trees.
Chase Tree(Vrtex Ag. —C.a —)
Shade Trees:
Eas[em WhH, Pine (pm— ,,bus)
Southern Red Oak�quercus (-al cat.)
R 21 E
EAST 86TH STREET NORTH
rn.
T
9 14
N
EAST 76ST STREET NORTH
E Location Map
APPENDIX H - SURVEY
The Morey Apartments — Planned Unit Development Page 1 14
Owasso, Oklahoma
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BOUNDARY & TOPOGRAPH0C SURVEY
OF
A PART OF LOT 1 ON BLOCK 2
ELM CREEK CONDOMHUMS AMENDED
TULSA COUNTY, OKLAHOMA
LEGAL DESCRIPTION
TA PART OF LOT ONE (1) IN BLOCK TWO (2) OF ELM CREEK CONDOMINIUMS AMENDED, A SUBDIVISION
IN THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE RECORDED PLAT
THEREOF, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT ONE (1), THENCE S 88 °43'53° W ALONG THE
SOUTH LINE OF SAID LOT ONE (1) A DISTANCE OF 139.11 FEET: THENCE N 01'16'49" W A DISTANCE
OF 445.87 FEET TO A FOUND 1/2" IRON PIN; THENCE N 88'40'39" E ALONG THE NORTH LINE OF SAID
LOT ONE (1) A DISTANCE OF 138.78 FEET TO A FOUND 1/2 °IRON PIN AND THE NORTHEAST CORNER
OF SAID LOT ONE (1): THENCE S 01'19'21° E ALONG THE EAST LINE OF SAID LOT ONW (1) A
DISTANCE OF 446.00 FEET TO THE POINT OF BEGINNING.
NOTES
1, VERTICAL DATUM USED IS DAVID 88. BASED ON TOPCON
NETWORK REFERENCE STATION_
SITE CONTROL: NE PROPERTY CORNER
1/2" IRON PIN
N: 472036.78
E: 2606588.80
ELEV: 635.95
NW PROPERTY CORNER
1/2" IRON PIN
N: 472033.58
E: 2606450.05
ELEV: 633.49
2, THIS FIRM WAS NOT CONTRACTED TO RESEARCH EASEMENTS OR
ENCUMBRANCES OF RECORD_ NO ATTEMPT TO RESEARCH THE
COUNTY RECORDS OR OTHER RECORD OFFICES WAS PERFORMED
BY THIS FIRM_ THEREFORE EASEMENTS MAY AFFECT THE
SUBJECT TRACT THAT ARE NOT REFLECTED BY THIS PLAT.
3. THE OKLAHOMA ONECALL SYSTEM NO LONGER PROVIDES FIELD
LOCATES FOR DESIGN SURVEYS. ALL UNDERGROUND UTILITIES
MAY NOT BE SHOWN. CALL ODE BEFORE YOU DIG,
4, THIS LEGAL DESCRIPTION WAS PREPARED BY JAMES COLT
LARIM ORE, OKLAHOMA LICENSED PROFESSIONAL SURVEYOR
#1989.
5. PROPERTY HAS ACCESS VIA CONCRETE DRIVEWAY TO N_ 125TH
E. AVE.
SURVEYOR'S STATEMENT
0
r-�
15 AJ lo
LEGEND
MINOR CONTOUR
6/0 MAJOR CONTOUR
FENCE LINE
- -- ---- PROPERTY LINE
TEED TELEPHONE PEDESTAL
SPED ELECTRIC PEDESTAL
WM WATER METER
LP LIGHT POLE
UGE UNDERGROUND ELECTRIC
UGT UNDERGROUND TELEPHONE
FOUND 1/2" IRON PIN
• SET 3/8" IRON ON W/
CAP STAMPED PUS 1989
JAMES COLT LARIMORE, A REGISTERED PROFESSIONAL SURVEYOR IN THE STATE OF OKLAHOMA HEREBY CERTIFY THAT THE ABOVE PLAT
REPRESENTS A BOUNDARY SURVEY THE ABOVE PLAT REFLECTS ALL INSTRUMENTS THAT HAVE BEEN DISCLOSED AND FURNISHED AT THE TIME
OF SURVEY NO OPINION IS VERSED AS TO THE OWNERSHIP OF FENCES OR ANY OTHER APPURTENANCES ON SAID PROPERTY _I FURTHER
CERTIFY THAT THIS PROJECT WAS COMPLETED UNDER MY DIRECT AND RESPONSIBLE CHARGE FROM AN ACTUAL SURVEY MADE UNDER MY
SUPERVISION; THAT THIS GROUND SURVEY WAS PERFORMED AT THE 959 CONFIDENCE LEVEL TO MEET FEDERAL GEOGRAPHIC DATA COMMITTEE
STANDARDS; THAT THIS SURVEY WAS PERFORMED TO MEET THE REQUIREMENTS FOR A TOPOGRAPHIC /PLANIMETRIC SURVEY AND MEETS THE
OKLAHOMA MINIMUM TECHNICAL STANDARDS FOR THE PRACTICE OF LAND SURVEYING AS ADOPTED BY THE OKLAHOMA STATE BOARD OF
LICENSURE FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS.
P7
'
BY
/JAMES COLT LARIMOR E, RLS #1989
/ JUNE 19 2023
pA
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N 88 °43'53" E 139.11
BOUNDARY & TOPOGRAPH0C SURVEY
OF
A PART OF LOT 1 ON BLOCK 2
ELM CREEK CONDOMHUMS AMENDED
TULSA COUNTY, OKLAHOMA
LEGAL DESCRIPTION
TA PART OF LOT ONE (1) IN BLOCK TWO (2) OF ELM CREEK CONDOMINIUMS AMENDED, A SUBDIVISION
IN THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE RECORDED PLAT
THEREOF, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT ONE (1), THENCE S 88 °43'53° W ALONG THE
SOUTH LINE OF SAID LOT ONE (1) A DISTANCE OF 139.11 FEET: THENCE N 01'16'49" W A DISTANCE
OF 445.87 FEET TO A FOUND 1/2" IRON PIN; THENCE N 88'40'39" E ALONG THE NORTH LINE OF SAID
LOT ONE (1) A DISTANCE OF 138.78 FEET TO A FOUND 1/2 °IRON PIN AND THE NORTHEAST CORNER
OF SAID LOT ONE (1): THENCE S 01'19'21° E ALONG THE EAST LINE OF SAID LOT ONW (1) A
DISTANCE OF 446.00 FEET TO THE POINT OF BEGINNING.
NOTES
1, VERTICAL DATUM USED IS DAVID 88. BASED ON TOPCON
NETWORK REFERENCE STATION_
SITE CONTROL: NE PROPERTY CORNER
1/2" IRON PIN
N: 472036.78
E: 2606588.80
ELEV: 635.95
NW PROPERTY CORNER
1/2" IRON PIN
N: 472033.58
E: 2606450.05
ELEV: 633.49
2, THIS FIRM WAS NOT CONTRACTED TO RESEARCH EASEMENTS OR
ENCUMBRANCES OF RECORD_ NO ATTEMPT TO RESEARCH THE
COUNTY RECORDS OR OTHER RECORD OFFICES WAS PERFORMED
BY THIS FIRM_ THEREFORE EASEMENTS MAY AFFECT THE
SUBJECT TRACT THAT ARE NOT REFLECTED BY THIS PLAT.
3. THE OKLAHOMA ONECALL SYSTEM NO LONGER PROVIDES FIELD
LOCATES FOR DESIGN SURVEYS. ALL UNDERGROUND UTILITIES
MAY NOT BE SHOWN. CALL ODE BEFORE YOU DIG,
4, THIS LEGAL DESCRIPTION WAS PREPARED BY JAMES COLT
LARIM ORE, OKLAHOMA LICENSED PROFESSIONAL SURVEYOR
#1989.
5. PROPERTY HAS ACCESS VIA CONCRETE DRIVEWAY TO N_ 125TH
E. AVE.
SURVEYOR'S STATEMENT
0
r-�
15 AJ lo
LEGEND
MINOR CONTOUR
6/0 MAJOR CONTOUR
FENCE LINE
- -- ---- PROPERTY LINE
TEED TELEPHONE PEDESTAL
SPED ELECTRIC PEDESTAL
WM WATER METER
LP LIGHT POLE
UGE UNDERGROUND ELECTRIC
UGT UNDERGROUND TELEPHONE
FOUND 1/2" IRON PIN
• SET 3/8" IRON ON W/
CAP STAMPED PUS 1989
JAMES COLT LARIMORE, A REGISTERED PROFESSIONAL SURVEYOR IN THE STATE OF OKLAHOMA HEREBY CERTIFY THAT THE ABOVE PLAT
REPRESENTS A BOUNDARY SURVEY THE ABOVE PLAT REFLECTS ALL INSTRUMENTS THAT HAVE BEEN DISCLOSED AND FURNISHED AT THE TIME
OF SURVEY NO OPINION IS VERSED AS TO THE OWNERSHIP OF FENCES OR ANY OTHER APPURTENANCES ON SAID PROPERTY _I FURTHER
CERTIFY THAT THIS PROJECT WAS COMPLETED UNDER MY DIRECT AND RESPONSIBLE CHARGE FROM AN ACTUAL SURVEY MADE UNDER MY
SUPERVISION; THAT THIS GROUND SURVEY WAS PERFORMED AT THE 959 CONFIDENCE LEVEL TO MEET FEDERAL GEOGRAPHIC DATA COMMITTEE
STANDARDS; THAT THIS SURVEY WAS PERFORMED TO MEET THE REQUIREMENTS FOR A TOPOGRAPHIC /PLANIMETRIC SURVEY AND MEETS THE
OKLAHOMA MINIMUM TECHNICAL STANDARDS FOR THE PRACTICE OF LAND SURVEYING AS ADOPTED BY THE OKLAHOMA STATE BOARD OF
LICENSURE FOR PROFESSIONAL ENGINEERS AND LAND SURVEYORS.
EsL NAB o
BY
/JAMES COLT LARIMOR E, RLS #1989
/ JUNE 19 2023
pA
N °I9g9 �7
AnDMp
DATE OF CERTIFICATION
a
REAL People •RE _A_ AL Character •REAL Community
TO:
The Owasso Planning Commission
FROM:
Alexa Beemer, AICP
Present Use
Planning Manager
SUBJECT:
Preliminary/Final Plat -Twill Johnson Ranch
DATE:
September 8, 2023
BACKGROUND
The Community Development Department received an application for review and approval of
a combined preliminary/final plat for Twill Johnson Ranch. The subject property is located at the
northwestern corner of the intersection of East 101 It Street North and North 129th East Avenue
and comprises a total of approximately 22.55 acres. The property is zoned Residential
Multifamily (RM) under Planned Unit Development OPUD 23-01.
SUBJECT PROPERTY /PROJECT DATA
Property Size
22.55 acres +/-
Current Zoning
Residential Multi - Family (RM)
Present Use
Vacant
Proposed Use
Multiplexes
Lots /Blocks
1 Lot /1 Block
Land Use Master Plan
Transitional
Within PUD?
Yes; OPUD 23 -01
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
ANALYSIS
The subject property was annexed into Owasso City Limits with Ordinance 559 in 1997
and rezoned to RM and placed within a PUD overlay in 2023 with Ordinance 1204.
This is a one (1) lot, one (1) block combined preliminary /final plat for a multifamily
residential development. Said development will be comprised of a mix attached and
detached structures, for a total of two hundred and twenty -four (224) dwelling units.
In certain situations, the preliminary platting requirement can be waived by the
Community Development Department and the two plats can be taken for
consideration at the same time. As such, this item represents a combined
preliminary/final plat for the property.
• The proposed lot as depicted on the plat meets the bulk and area requirements outlined
in both the Owasso Zoning Code for RM -zoned properties, as well as within the OPUD 23-
01 document.
The plat depicts two (2) points of access off of North 129th East Avenue, which will be
separated from adjacent driveways an adequate distance in order to meet all
applicable separation requirements found within the Owasso Zoning Code.
Page 2
Preliminary/Final Plat- Twill Johnson Ranch
o The applicant intends for one point of access to align with East 103rd Street North,
across the street from this subject property.
• Perimeter and interior utility easements are provided as required that will allow utility
companies adequate access to serve the development.
• Right -of -Way along North 129th East Avenue is dedicated by this plat in order to
accommodate future roadway widening.
• There is a stormwater detention easement depicted on the plat, located in the
southwestern corner to handle the stormwater generated from the development.
• There are no Reserve Areas depicted on this proposed plat.
• The City of Owasso will provide police, fire, ambulance, and sanitary sewer services to
the property. Washington County Rural Water District #3 will provide water services to the
property.
• Any development that occurs on the subject property must adhere to all subdivision,
zoning, and engineering requirements as well as any requirements applied to the subject
property in OPUD 23 -01.
SURROUNDING ZONING AND LAND USE
Direction
Zoning
Use
Land Use Plan
Jurisdiction
Commercial Shopping
Transitional /
North
(CS) / Residential Estate
Residential
Residential
Tulsa County
RE
South
Commercial Shopping
Medical Offices
Transitional
City of Owasso
CS / Office O
East
Residential Estate (RE)
Residential
Commercial
Tulsa County
West
Residential Estate (RE)
Residential
Residential
Tulsa County
TECHNICAL ADVISORY COMMITTEE
The Technical Advisory Committee (TAC) reviewed the preliminary /final plat for Twill Johnson
Ranch at their regularly scheduled meeting on August 16, 2023. Comments from that meeting
have been included in this Planning Commission agenda packet.
RECOMMENDATION
In developing a recommendation, staff evaluated the combined preliminary and final plat on
the criteria outlined in Section 2.3 and 2.4 of the Owasso Subdivision Regulations. Following this
evaluation, staff concluded that the subject plat meets all of the legal requirements for
approval.
As such, staff recommends approval of the preliminary/final plat for Twill Johnson Ranch, subject to
TAC comments.
ATTACHMENTS
Aerial Map
Preliminary /Final Plat -Twill Johnson Ranch
TAC Comments
SN
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PRELIMINARY PLAT
TWILL JOHNSON RANCH
PART OF THE SOUTHEAST QUARTER (SE /4) 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,
CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA.
OWNER: ENGINEER: SURVEYOR:
Twill Partners, LLC Wallace Design Collective, PC Wallace Design Collective, PC
Twill Partners, SERIES II 123 North Martin Luther Kng Jr Blvd. 123 North Martin Luther Kng Jr Blvd
12095 Frankfort Avenue #302 Tulsa, Oklahoma, 74103 Tulsa Oklahoma 74103
Tulsa Oklahoma 74120 DPhone 1460 (918)) 584-585 P Ron e (918)P584 5858
naOiM1an @t saPmpertY9roP com sc SCOTTnDODOEwa Aae ae04rz02 =Ss LIEnep;wa aceaeeg 5025
' LLINI TOGRO�( ),Y
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(GA �a�5)
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1 PENN MUa ACaes
P O.B.
E 101st St. N.
as azas w r F r2s D/E I 1 so / E was N N01 1754 EV
�- Of °i] RI?serve AregA / / l / / / / / aH POC
SU w \ / / o 1 N
/ a Owasso 1ReocEtP �mE I �n e/L
SH / Medical Park ) I / ) d If
'I w Owasso Medial o// l w a ( ossl / Zoned C9 l l I y 14 (I nn N-
Ca,�lpus I s{ (PUD 1 02)
Zoned O jo m
I � m 1111W Ill C
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-03A) I IN 11 I l �N
FINAL PLAT
CERTIFICATE OF APPROVAL
oN CCryNrn p nn v
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LEGEND Ess
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ACC ACCESS
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CRATE, = SENT
PC
OS COMMENCEMENT
AN SUBDIVISION STATISTICS
AUBD V 5 ON CONTAINS ONE (1) LOT IN ONE (1) BLOCK
'ONN ,N. NOPBU _ ) 11 e6 ACRES)
LOT CONTA
RICK RED CITED BY 504 SF (146 ACRE)
BORON PINS SET AT L PROPERTY CORNERS
BENCHMARK 60ORNEROFLOTI, BLOCK I, TVMLL JOHNSON F
NORTHING480481 49
EL-736 42
BASIS OF BEARINGS S BASED ON I HE EAST LINE OF SECTION
AN BE NG NM�PB
7,4 CK
LOI IONTAL DATUM BASED D0)NT ONE "3, E
C O'DNNATE SYSTEM CAN E9111OOR 01
VERTICAL ADDRESS NO eL D AND E IN S ARE Or LECAL OtsHANG I ION. FILII
DATE MAP TULSA COUNTY 0 HOIA MAP NO 40143CO01371
PORTION OF THE PROPERTY DESCRIBED =FNEADS L.00ATED N
'ONE (C) NOT SHAPED PKICH A AREAS
FLOODPLAIN NOTE
DETERMINED To BE OUTSIDE of THE 12% ANNUAL CHANCE FLOOD
PLAIN
DATE OF SURVEYORS LAST SITE VISIT
' LLINI TOGRO�( ),Y
EasEM NCTTO INC
(GA �a�5)
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as azas w r F r2s D/E I 1 so / E was N N01 1754 EV
�- Of °i] RI?serve AregA / / l / / / / / aH POC
SU w \ / / o 1 N
/ a Owasso 1ReocEtP �mE I �n e/L
SH / Medical Park ) I / ) d If
'I w Owasso Medial o// l w a ( ossl / Zoned C9 l l I y 14 (I nn N-
Ca,�lpus I s{ (PUD 1 02)
Zoned O jo m
I � m 1111W Ill C
I (PUD 04
-03A) I IN 11 I l �N
FINAL PLAT
CERTIFICATE OF APPROVAL
oN CCryNrn p nn v
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LEGEND Ess
'I 11ILLIN1111-1
ACC ACCESS
I SE
SSI SAN TA EASEMENT
CRATE, = SENT
PC
OS COMMENCEMENT
AN SUBDIVISION STATISTICS
AUBD V 5 ON CONTAINS ONE (1) LOT IN ONE (1) BLOCK
'ONN ,N. NOPBU _ ) 11 e6 ACRES)
LOT CONTA
RICK RED CITED BY 504 SF (146 ACRE)
BORON PINS SET AT L PROPERTY CORNERS
BENCHMARK 60ORNEROFLOTI, BLOCK I, TVMLL JOHNSON F
NORTHING480481 49
EL-736 42
BASIS OF BEARINGS S BASED ON I HE EAST LINE OF SECTION
AN BE NG NM�PB
7,4 CK
LOI IONTAL DATUM BASED D0)NT ONE "3, E
C O'DNNATE SYSTEM CAN E9111OOR 01
VERTICAL ADDRESS NO eL D AND E IN S ARE Or LECAL OtsHANG I ION. FILII
DATE MAP TULSA COUNTY 0 HOIA MAP NO 40143CO01371
PORTION OF THE PROPERTY DESCRIBED =FNEADS L.00ATED N
'ONE (C) NOT SHAPED PKICH A AREAS
FLOODPLAIN NOTE
DETERMINED To BE OUTSIDE of THE 12% ANNUAL CHANCE FLOOD
PLAIN
DATE OF SURVEYORS LAST SITE VISIT
FINAL PLAT
CERTIFICATE OF APPROVAL
oN CCryNrn p nn v
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t✓
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LEGEND Ess
'I 11ILLIN1111-1
ACC ACCESS
I SE
SSI SAN TA EASEMENT
CRATE, = SENT
PC
OS COMMENCEMENT
AN SUBDIVISION STATISTICS
AUBD V 5 ON CONTAINS ONE (1) LOT IN ONE (1) BLOCK
'ONN ,N. NOPBU _ ) 11 e6 ACRES)
LOT CONTA
RICK RED CITED BY 504 SF (146 ACRE)
BORON PINS SET AT L PROPERTY CORNERS
BENCHMARK 60ORNEROFLOTI, BLOCK I, TVMLL JOHNSON F
NORTHING480481 49
EL-736 42
BASIS OF BEARINGS S BASED ON I HE EAST LINE OF SECTION
AN BE NG NM�PB
7,4 CK
LOI IONTAL DATUM BASED D0)NT ONE "3, E
C O'DNNATE SYSTEM CAN E9111OOR 01
VERTICAL ADDRESS NO eL D AND E IN S ARE Or LECAL OtsHANG I ION. FILII
DATE MAP TULSA COUNTY 0 HOIA MAP NO 40143CO01371
PORTION OF THE PROPERTY DESCRIBED =FNEADS L.00ATED N
'ONE (C) NOT SHAPED PKICH A AREAS
FLOODPLAIN NOTE
DETERMINED To BE OUTSIDE of THE 12% ANNUAL CHANCE FLOOD
PLAIN
DATE OF SURVEYORS LAST SITE VISIT
PRELIMINARY PLAT
TWILL JOHNSON RANCH
DEED OF DEDICATION AND RESTRICTIVE COVENANTS
SIDEVALL NOT BE USED
ODE ALL TER 01 AT HILL BE FU LL CUT OFF
FIXTURES
5 MAXIMUM D—LING UNITS PER ACRE 9 93 GROSS
ECM suDEDFR OMBIFFOMPE, FEFOFOPPE ,Fg EXCEPT THOSE UNITS LOCATEWFFIN STORY
7 REARSSIDE CARD SETBACK 20 FEEL 15 FEET
LAN DSCAPE AN D SIR FEN NG LID SCAP NG SHALL MEET TIE STANDARDS OF TIE I TY OF OIASSO ION NG CODE A six 1) Four POSTS
ORA. UE FENCE SHALL BE I STALLED ALI NG TIE SOUTH CXFAL AND NORTH BoUNDAR ES SAID FENCE SHALL 'AAE . FLAT DECO I A ALL TI
THE APPROCIAL OF THE COMMUNITY DE—OPMENT DEPARTMENT
r��mYRS�ROM�E'oAA oFrHEREOO o�N�oFrH�SO�ENOO o�o�o.4r�oNRoNs
EFFECT FOR ATER I RM OF NOT LESS FLY
TERMINATED OR AMENDED AS HERE NAFTER DECADES
PRELIMINARY PLAT
TWILL JOHNSON RANCH
DEED OF DEDICATION AND RESTRICTIVE COVENANTS
q yw siw,ni �*a.
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Unplalled
ZCOBORE N. -CRO,E FINAL PLAT
�I — - - -- � °� -� � - -71]
Jo§ TWILL JOHNSON RANCH
RE
; I Unplalled
Zoned CS PART OF THE SOUTHEAST QUARTER (SE /4) OF THE NORTHEAST QUARTER (NE /4) OF SECTION SEVENTEEN
I m ,E (17), TOWNSHIP TWENTY -ONE (21) NORTH, RANGE FOURTEEN (14) EAST OF THE INDIAN BASE AND MERIDIAN,
N
I
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_4 a, a, CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA.
zs zs
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I OWNER: ENGINEER: SURVEYOR:
ze 31L I Twill Partners, LLC Wallace Design Collective, PC Wallace Design Collective, PC
I I
1209S Frankfurt Avenue #305 123 North Martin Luther King Jr Blvd. 123 North Martin Luther King Jr Blvd.
I Tulsa, Oklahoma, 74120 Tulsa, Oklahoma, 74103 Tulsa, Oklahoma, 74103
Phone: (918) 584 -5858 Ph one :(911) 584 -5858
ISPUr �N�U @wI�pOpa G P.Pom
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5WE (gK645,P tat5)TI E,INC. O COONTAAIIRSHPIITTOCF(2040 CRESPCRE5) LOT 1 IIryy /` I 504 5F (146 ACRES)
T I 3B RON1 PIINSSET OAT ALL PROPERTY CORNERS
THESSEED I III I � BENCHMARK E
zo aL I HEART CORNER OF LOT I, BLOCK1,TPIT NICK
F— ELE,73 42 661
HI BASS 0 I? BASIS OF BEARINGS D B45ED ON Ht EAST LINT OF SECTION
AS BE NG NM�PB
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_ LOnP.(142E FH�OROP ERIN NOTE
I. A — — — k
F - -- — P LP OF AT
III Iq oEFENnoN EasMENr ,S SVE� sas azaw Nol nsa'u 66 FITS OFAT ANo
I CERTIFICATE OF APPROVAL
ATEHM �TUL54 COUNTY, 014AHOMA, MAP NO. 4010.3000131 K,
PORTIO SF
LR HV
III 3 z5 as avarl I —iymatm's pi.l. pp,.v.dbvme ETERMNEDTO BE OUTTSIIIDE OFTHE ]2HANRNOLCUANCE FLOOD
s "I a D �o I o����I °T IN
ON DATE OF SURVEYOR'S LAST SITEVISIT:
1 U1Eaa1L r UREaaL 61013
I
-- — L wwM RAOaES
—� — — --
MA Yo MAYOR
_ -- — N.
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(PUD 04-03A)
EE I
FINAL PLAT
TWILL JOHNSON RANCH
DEED OF DEDICATION AND RESTRICTIVE COVENANTS
FROWALL MEN BY THESE PRESENTS
RHE ER,, IS THE OWNER OF THE FOLLOWINO OESCRIOEO REAL ESTATE IN THE CITY OF OWASSO, TULSA
5 MAXIMUM DLNG UNITS PER
To CRT AN
I REARASIDE CARD SETBACK 20
ACRE 993GROSS
ES �M suRED FROMOOTTOM- 11TOTOPPO ,TgECEPT THOSE UNITS LOCATED ON HIN
AL
FEEL 15 FEET
I OFF STREET PAPING I ' "'
9 LANDSCAPE " SC' FEN NO
ORA. UE FENCE SHALL BE N STALLED
USED=D THE DETENT ON
SNGLEBEDIOOMUNII I TWO .1 THIEIBEDIOOM UNITS IINAL PARKING NUMBERS SHALL
LAND SCAP NO SHALL M" STAN CARDS OF HI C TY OF OWASSO ION NO CODE A FOOT POSTS
ALo NO T HE SOUTH I= AN D NORTH BoU NNAR ES S. D FENC E SHALL HAAE M FLAT
PoND No TON THE PRO NDSCAC CA SHALL BE PEI ED WTHOUT
FINAL PLAT
TWILL JOHNSON RANCH
DEED OF DEDICATION AND RESTRICTIVE COVENANTS
qeo s,owi�
�H
a
REAL People •RE _A_ AL Character •REAL Community
TO: The Owasso Planning Commission
FROM: Wendy Kramer
City Planner
SUBJECT: Final Plat - The Reserve at Owasso
DATE: September 8, 2023
BACKGROUND
The Community Development Department received an application for review and approval of
a Final Plat for The Reserve at Owasso, a proposed multi -use development located at the
northwestern corner of the intersection of East 106th Street North and North 145th East Avenue.
The property is approximately 51.44 acres in size and is zoned Commercial Shopping (CS), Office
(0), and Residential Multi- family (RM) with a PUD Overlay (OPUD 23 -02), and is within the US -169
Overlay District.
SUBJECT PROPERTY /PROJECT DATA
Property Size
51.44 acres +/-
Land Use Master Plan
Commercial
Current Zoning
CS, O, and RM
Proposed Use
Multi -Use - Commercial & Residential
Proposed Lots /Blocks
13 Lots, 2 Blocks
Within a PUD?
Yes; OPUD 23 -02
Within an Overlay District?
Yes; US -169 Overlay District
Water Provider
Washington County Rural Water District #3
Streets
N/A
Applicable Paybacks /Fees
(Assessed at platting)
Storm Siren Fee
($50.00 per acre)
Elm Creek Extended Sanitary Sewer Relief Area
($1,580.00 per acre)
ANALYSIS
• The Preliminary Plat for this property was approved by the Owasso Planning Commission
in June of 2023.
• The proposed Final Plat for The Reserve at Owasso consists of thirteen (13) lots on two (2)
blocks on approximately 51.44 acres to accommodate multi -use development.
• Lot 12, Block 2 is intended to accommodate a proposed multi - family development with
a maximum of four hundred and forty -two (442) dwelling units (per the approved OPUD
23 -02 document).
o As this lot is approximately 23.48 acres in size, this yields a gross density of
approximately 18.82 dwelling units per acre (DU /AC).
o The proposed Lot 12, Block 2, as depicted on this Plat, meets the bulk and area
requirements stipulated in the Owasso Zoning Code for RM -zoned property and
the OPUD 23 -02 document.
Page 2
Final Plat- The Reserve at Owasso
• All other lots depicted on the proposed Final Plat are being platted in order to
accommodate a mix of future commercial and office uses.
o These proposed lots all meet the bulk and area requirements stipulated in the
Owasso Zoning Code for CS- and O -zoned property and the OPUD 23 -02
document.
• Detention will be provided for via Reserve Area A for Lots 1 -12, Block 2. This reserve is
located southeast of the main portion of Lot 12, Block 2.
o Lot 1, Block 1 will have to provide its own onsite detention, separate from Reserve
Area A.
• Perimeter and interior utility easements are shown on the plat allowing utility companies
adequate access to service the subdivision.
• Eight (8) points of access are depicted on the plat face.
o Lot 1 Block 1 has one point of access proposed off of North 137th East Avenue.
• Lots 1 -3 and 12, Block 2 have two proposed points of access off of North 137th East
Avenue.
• Lots 3 -10 and 12, Block 2 have four proposed points of access off of East 106th
Street North.
• Lots 10 and 11, Block 2 have one proposed point of access off of North 145th East
Avenue.
• All adjourning lots will have lot to lot access through mutual access easements
with the exception of one (1) of the proposed entrances along East 106th Street
North, which will instead function as an exclusive drive for the proposed
apartment complex contained within Lot 12, Block 2.
• All points of access meet the separation requirements for driveways outlined in
the Owasso Zoning Code.
• The City of Owasso will provide police, fire, ambulance, and sanitary sewer services to
the property. Washington County Rural Water District #3 will provide water services.
• Any development that occurs on the subject property shall adhere to all development,
zoning, and engineering requirements of the City of Owasso.
SURROUNDING ZONING AND LAND USE
Direction
Zoning
Use
Land Use Plan
Jurisdiction
North
Office (0) / Public
Educational
Public &
City of Owasso
Facilities (PF)
Institution
Institutional
Commercial Shopping
Commercial /
South
(CS) / Residential Single
Religious
Commercial /
City of Owasso
Family (RS -3) / Residential
Institution /
Transitional
Multifamily RM )
Apartments
Residential Neighborhood
East
Mixed (RNX) / Commercial
Vacant
Commercial
City of Owasso
General CG
West
Agriculture (AG)
Highway
N/A
ODOT
Page 3
Final Plat- The Reserve at Owasso
TECHNICAL ADVISORY COMMITTEE
The Technical Advisory Committee (TAC) reviewed the Final Plat for The Reserve at Owasso at
their regularly scheduled meeting on July 19, 2023. Comments from that meeting have been
included in this Planning Commission agenda packet.
RECOMMENDATION
In developing a recommendation, staff evaluated the Final Plat on the criteria outlined in
Section 2.4 of the Owasso Subdivision Regulations. Following this evaluation, staff concluded that
the subject plat meets all of the legal requirements for approval.
As such, staff recommends approval of the Final Plat for The Reserve at Owasso, subject to TAC
comments and subject to the filing of a required Quit Claim Deed that cleans up the property
ownership of the strip of land in the southeastern corner of the subject property.
ATTACHMENTS
Aerial Map
Final Plat - The Reserve at Owasso
TAC Comments
I -:�Alll'
DEED OF DEDICA TION AND DECLARATION OF RESTRICTIVE COVENANTS
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Jab No. 221478
DATE PREPARED:AUgus[ 31, Sh-t 2 Of 2 J
s�
REpL People •REAL Livrechr •REAL Community
TO: The Owasso Planning Commission
FROM: Alexa Beemer, AICP
Planning Manager
SUBJECT: Proposed Updates to the Owasso Subdivision Regulations
DATE: September 8, 2023
BACKGROUND:
Originally adopted in November of 2008, and last updated in December of 2011, the Owasso
Subdivision Regulations provide for the arrangement of parcels of land in Owasso for residential,
office, commercial, and industrial uses and for public needs and uses, such as streets and utility
easements. In order to ensure that these regulations are maintained in a fashion that keeps up
with current best - planning - practices and the current state of the Owasso community,
Community Development staff has undertaken an update to said regulations.
PLANNING COMMISSION REVIEW:
While minor and clarifying updates to the Subdivision Regulations can be found within all
Sections of the draft Regulations, the following proposed updates are the most substantial in
nature:
• Chapter 1, Section 1.5, Page 6, Lines 19 -22- Proposed addition of language to allow for a
combined review and approval of both a preliminary and final simultaneously, in certain
situations.
o This language would codify a long- standing procedure to allow single lot /single
block subdivisions to bypass the separate preliminary plat review process.
• Chapter 2, Section 2.4.4, Page 15, Lines 1 1 -15 AND Chapter 3, Section 3.2.13, Page 20,
Lines 25 -30- Proposed addition of language to codify updated addressing procedures for
new subdivisions within the City of Owasso.
• Chapter 3, Sections 3.4.1 -3.5, Pages 22 -23, Lines 27 -43 & 1 -9- Proposed addition of
language to codify existing sidewalk design standards and sidewalk escrow practices.
• Chapter 3, Section 3.6.5, Page 24, Lines 8 -36 AND Chapter 8 (entire)- Proposed removal
of redundant language from Section 3.6.5, for inclusion in its own new chapter later in the
draft document.
o Section 12 -302 of the Owasso Code of Ordinances would be eliminated, as said
language would be codified in the new Chapter 8 of the Subdivision Regulations.
• Chapter 4, Section 4.2.6, Pages 29 -34 (entire)- Proposed removal of language to be
moved to the Owasso Engineering Design Standards.
• Chapter 6, Section 6.2.2 - 6.2.4, Page 42 -21 (entire)- Proposed addition of language to
mirror application and review procedures for Changes of Access requests seen in
previous chapters.
Page 2
OZ 23 -06
• Chapter 7, Sections 7.1.1- 7.1.3, Pages 45 -48 (entire)- Proposed addition of language to
create application, review, and approval procedures for Lot Combinations and Lot Line
Adjustment requests.
• All case types mentioned in the draft Chapter 7 (lot splits, lot combinations, lot
line adjustments) would no longer go before Planning Commission for review;
rather, these case types would be reviewed administratively by staff and the
Technical Advisory Committee.
• This would allow for a smoother, more expedited process, for applicants. Further,
these revised processes would mirror those of other municipalities in the area.
FUTURE ACTION:
Per Chapter 3, Section 12 -301 of the Owasso Code of Ordinances, staff must notify, in writing,
both the Owasso Planning Commission and the Owasso City Council of any proposed changes
to the Subdivision Regulations. Upon notification to the City Council, a thirty (30) day waiting
period will begin; if no action to disapprove the proposed updates, in part or in whole, is
undertaken by the Council within 30 days of notice, then said updates will go into effect.
ATTACHMENTS:
Redlined Copy of Draft Subdivision Regulations
SUBDIVISION REGULATIONS
ty
DRAFT NOTE- Red Font denotes proposed additions, Strikethre---iq4-'s denote
proposed removals. The entire Table of Contents is a proposed addition, and will
be updated with corrected page numbers after review. Some
formatting /bulleted lists have been adjusted and reordered for ease of the
reader.
TABLE OF CONTENTS
1
2
CHAPTER 1 - GENERAL PROVISIONS .................................... ..............................5
3
1.1
Title ........................................................................................... ..............................5
4
1.2
Purpose and Intentions .......................................................... ..............................5
s1.3
Authority .................................................................................. ..............................5
6
1.4
Jurisdiction .............................................................................. ..............................5
7
1.5
Subdivision Plat Requirement and Waiver ......................... ...............................
6
8
1.6
Plat Vacation and Alterations ............................................. ...............................
6
9
1.7
Variance of Regulations ....................................................... ...............................
6
10
1.8
Promulgation of Rules and Regulations ............................. ...............................
6
11
1.9
Separability of Provisions ..................................................... ...............................
7
12
1.10
Conflict with State or Federal Regulations .................. ..............................7
13
1.11
Conflict with Private Agreements and Covenants ...... ..............................7
14
1.12
Penalty .................................................................................... ..............................7
15
1.13
Technical Advisory Committee on Plats - Duties ............... ..............................7
16
1.14
Technical Advisory Committee on Plats - Membership ... ...............................
7
17
1.15
Minimum Design Criteria ...................................................... ...............................
7
18
CHAPTER 2 - SUBDIVISION PLAT PROCEDURES .................... ..............................9
19
2.1
Process ................................................................................... ...............................
9
20
2.2
Pre- Development Conference ............................................ ...............................
9
21
2.3
Preliminary Plat ...................................................................... ...............................
9
22
2.4
Final Plat ................................................................................. .............................12
23
2.5
Fees ........................................................................................ .............................16
24
2.6
Planned Unit Development .................................................. .............................16
25
CHAPTER 3 - SUBDIVISIONS ................................................. .............................17
26
3.1
General .................................................................................. .............................17
27
3.2
Access to Streets ................................................................... .............................17
28
3.3
Alleys .................................................................................... ...............................
20
29
3.4
Sidewalks ............................................................................... .............................20
30
3.5
Trails ..................................................................... .............................21
31
3.6
Easements .............................................................................. .............................21
32
3.7
Public Areas and Open Spaces .......................................... .............................22
33
3.8
Lot Terms .............................................................................. ...............................
22
i!
1
3.9
Blocks ................................................................................... ...............................
23
2
3.10
Flag Lots ................................................................................. .............................23
3
3.11
Building Lines and Elevations .............................................. .............................24
4
3.12
Flood Plain Areas .................................................................. .............................24
s3.13
Oil and Gas Wells .................................................................. .............................24
6
3.14
Hillside Development ........................................................... .............................24
7
3.15
Planned Unit Development .................................................. .............................25
8
3.16
Stormwater Drainage and Detention .................................. .............................25
9
3.17
Homeowners' Or Property Owners' Associations .............. .............................25
10
3.18
Required Infrastructure and Public Improvements ........... .............................25
>>
CHAPTER 4 - SUBDIVISION CONSTRUCTION PROCEDURES .............................26
12
4.1
Improvements Shall Meet Established Standards ............. .............................26
13
4.2
Improvements Required ...................................................... .............................26
14
4.3
Construction Plans ................................................................ .............................26
15
4.4
City Engineer Review .......................................................... ...............................
27
16
4.5
At -Risk Construction ........................................................... ...............................
27
17
4.6
Pre - Construction Conference ........................................... ...............................
27
18
4.7
Construction of Public Utilities and Facilities ..................... .............................27
19
4.8
Inspections and Certifications ............................................. .............................27
20
4.9
As -Built Construction Plans .................................................. .............................27
21
4.10
Maintenance Bond ............................................................... .............................27
22
4.11
Acceptance of Improvements ........................................... .............................28
23
CHAPTER 5 - FEES .................................................................. .............................29
24
5.1
Area Park, Recreational, and Cultural Requirements .... ...............................
29
25
5.2
Emergency Siren Fee ......................................................... ...............................
31
26
5.3
Additional Infrastrcuture Payback Fees ............................. .............................33
27
CHAPTER 6 - CHANGE OF LIMITS OF ACCESS .................... .............................33
28
6.1
Intentions ................................................................................ .............................33
29
6.2
Application .......................................................................... ...............................
33
30
CHAPTER 7 — LOT SPLITS, LOT COMBINATIONS, AND LOT LINE ADJUSTMENTS ........
35
31
7.1
Intentions and Definition .................................................... ...............................
35
32
7.2
Application Procedure ......................................................... .............................38
33
7.3
Review Procedure ................................................................. .............................38
34
7.4
Approval Guidelines ............................................................ .............................39
3
1
2
3
4
5
6
8
9
10
11
12
13
14
15
16
v
18
19
20
21
22
23
24
CHAPTER 8 - EASEMENTS AND RIGHTS -OF -WAY CLOSURE .............................40
8.1 Intentions .............................................................................. ............................... 40
8.2 Application Procedure ......................................................... .............................40
8.1 Approval Procedure ............................................................. .............................40
8.1 Right to Reopen ..................................................................... .............................40
CHAPTER 9 - BUILDING PERMITS .......................................... .............................42
9.1 Intentions .............................................................................. ............................... 42
CHAPTER 10- DEFINITIONS AND USAGE .............................. .............................43
10.1 Usage ..................................................................................... .............................43
10.2 Words and Terms Defined .................................................... .............................43
FIGURES
1 Preliminary Plat Flowchart .................................................... .............................12
2 Final Plat Flowchart ............................................................... .............................15
3 Right of Way Widths .............................................................. .............................19
4 Sidewalk Widths .................................................................. ............................... 21
5 Lot Types .............................................................................. ............................... 23
6 Change of Access Flowchart .............................................. .............................34
7 Typical Lot Split Configuration .................................. .............................36
8 Typical Lot Line Adjustment Configuration ................. .............................37
9 Easement and Rights -Of -Way Closure Flowchart ....... .............................41
4
2
3
4
5
6
7
8
9
10
11
12
13
14
15
CHAPTER 1 - GENERAL PROVISIONS
1.1 Title. These Regulations shall hereafter be known, cited, and referred to as the
"Subdivision Regulations of the City of Owasso, Oklahoma" and herein be referred to as
"these Regulations."
1.2 Purpose and Intentions.
1.2.1 Purpose. These Regulations and Standards for the subdivision of land are intended to
ensure the development and maintenance of a safe, healthy, attractive, and
efficient community and to provide for the conservation of its human and physical
resources. The arrangement of parcels of land in Owasso for residential, office,
commercial, and industrial uses and for public needs, such as streets and easements,
will to a large degree determine the health, safety, economy, and quality of life in
the city. As such, the arrangement of said parcels of land are a public concern and
should be held to the certain minimum requirements adopted herein, to protect the
public health, safety, and general welfare.
16 1.2.2 Intentions. These Regulations are specifically intended to:
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
a. Establish a subdivision process that is as expeditious and efficient as possible
while providing for public health, safety, and general welfare;
b. Harmoniously relate the development of various tracts of land to the existing
community and facilitate the future development of adjoining tracts, all in
accordance with the adopted GrOwasso Land Use Master Plan;
c. Provide that the cost of improvements which primarily benefit the tract of
land being developed be borne by the owners or developers of the tract;
d. Provide the best possible design for the tract;
e. Provide a proper arrangement of streets and assure the adequacy of open
spaces for traffic and access of emergency vehicles commensurate with the
intensification of land use customarily incident to a change of zoning;
f. Reconcile any differences of interest;
g. Ensure proper legal descriptions, monumenting of land, and adequate and
accurate platting and records of land subdivision;
h. Ensure that public facilities and utilities are available that will have sufficient
capacity to serve the proposed subdivision and the general community;
i. Promote development that will preserve the natural beauty and physical
characteristics of the land and will intrude upon the environment to the least
possible extent; and
j. Encourage designs which will require minimal maintenance of public
improvements by the City.
5
1 1.3
Authority. These Regulations and Standards for land development are adopted under
2
the authority granted by Oklahoma State Statutes, Title 11, Sections 41 -101 through 41-
3
115, and 45 -101 through 45 -106.
4 1.4
Jurisdiction. These Regulations shall apply to all subdivision of land located within the
5
corporate limits of the City of Owasso, Oklahoma.
6 1.5
Subdivision Plat Requirement and Exceptions. For the purposes of promoting the public
7
health, safety, and general welfare, as well as for the purposes of providing a proper
8
arrangement of streets and adequacy of open space, the following platting
9
requirement is established:
10
For any land which has been annexed into the City of Owasso limits and /or rezoned
11
upon application of a private party, no new Building Permit shall be issued until that
12
portion of the tract on which the permit is sought has been included within a subdivision
13
plat or replat, as the case may be, submitted to and approved by the Planning
14
Commission and City Council, and filed of record in the office of the County Clerk
15
where the property is situated. The Administrator, or their designee, pursuant to their
16
exclusive jurisdiction of subdivision plats, may remove the platting requirement upon a
17
determination that the above - stated purposes have been achieved by the previous
18
platting or other means, or could not be achieved by a plat or replat.
19
Additionally, the Administrator may allow an individual to submit a preliminary and final
20
plat simultaneously where the nature of the development indicates such an exception
21
would otherwise not be contrary to the intent of these Regulations, such as in the case
22
of a proposed one lot one block plat.
23 1.6
Plat Vacation and Alterations. No vacation of a plat or any parts thereof, except by
24
action of the District Court, shall be valid or impart notice until after the required consent
25
of such platted area is presented to the City Council and the approval of the Council is
26
entered thereon. All vacations or alterations of a final approved filed Plat shall require
27
the approval of the Planning Commission and City Council and the filing of a corrected
28
plat, approved deed, or accepted easement. Alterations of a plat without approval
29
shall constitute a violation of these Regulations.
30 1.7
Variance of Regulations. Whenever the tract to be subdivided is of such unusual size or
31
shape or is surrounded by such development or unusual conditions that the strict
32
application of the requirements contained in these Regulations result in substantial
33
hardship or inequity, the Planning Commission may vary or modify, and /or except as
34
otherwise indicated, such requirements of design but not of procedure or
35
improvements, so that the Subdivider may develop their property in a reasonable
36
manner, but so that at the same time, the public welfare and interests of the City are
37
protected and the purpose and intentions of these Regulations are preserved. Such
38
modification may be granted upon written request of the Subdivider stating the reason
39
for each modification and may be waived by three - fourths (3/4) vote of the members
40
of the Planning Commission present, subject to the acceptance of the plat and the
41
dedications thereon by the City Council. If three - fourths (3/4) of the members of the
42
Planning Commission are not present at the meeting at which the variance is to be
43
heard, said variance cannot be approved.
ii
1 1.7.1 Board of Adiustment Action. Prior to Planning Commission action to allow a variance
2 of these regulations, the Owasso Board of Adjustment shall grant all applicable
3 zoning variance(s) allowing such alternations to these requirements.
4 1.8 Promulgation of Rules and Reaulaflons. Please refer to Chapter 3, Section 12 -301 of the
5 Owasso Code of Ordinances for information concerning the Promulgation of Rules and
6 Regulations. i iPG)R IGI9 +„r „f th iss Q_.FGIiRGRGe, the r-+„ nn,-,r, geF ShG11 o epf R1 Iles ,-,r,�
7
8 +ho (`P (`. RGil fG)F G L )P- iG)R b Fe .,I 4GA PPA- ide I hGWe er +hr+ +ho ('`4 AAGRGga.
9
10
rmrs��rTrrr� _�errr��r�ic�cir .r- rim�cnrrz :�rTCr -r�:m
21 1.9 Separability of Provisions. If any Section, clause, paragraph, provision or portion of these
22 Regulations shall be held invalid or unconstitutional by any court of competent
23 jurisdiction, such holding shall not affect any other Section, clause, paragraph, provision
24 or portion of these Regulations.
25 1.10 Conflict with State or Federal Reaulaflons. If these regulations are inconsistent with state
26 or federal law, the more restrictive provision governs, to the extent allowed by law. The
27 more restrictive provision is the one that imposes more stringent controls.
28 1.11 Conflict with Private Agreements and Covenants. These regulations do no abrogate or
29 annul any easement, covenant, deed restriction or other agreement between private
30 parties. If these regulations impose a greater restriction than imposed by an agreement
31 or covenant among private parties, these regulations govern. The Planning Commission
32 is not responsible for monitoring or enforcing agreements or covenants among private
33 parties.
34 1.12 Penalty. Any person or persons, firm, or corporation who violate any of the provisions of
35 these Regulations, or fail to comply therewith or with any of the requirements thereof,
36 shall be deemed guilty of an offense shall be fined in accordance with the City of
37 Owasso Code of Ordinances. sh�" be fined n„+ PAG.R9 +hGR $200.99 G4rd 4 GAAG1 /,,. 39
38
39 Sete - 6449 -A549. IA .v.d.di+iGIR iG +ho 9th,9F F49r-RedieS PK9Vided herein, the ray
40 if S*ti ean�' PFG)PeF GGc iG)R G)F PFeEeeEiRgs �G) eAfG_.Fc -e these Regt ,Ir +iGRS. Each day's
41 violation thereof shall constitute a separate offense. In addition to the other remedies
42 provided herein, the City may institute any proper action or proceedings to enforce
43 these Regulations.
7
1 1.13
Technical Advisory Committee on Plats - Duties. It shall be the responsibility of the
2
Technical Advisory Committee (TAC) to meet together on the call of the Administrator,
3
who shall serve as Chairperson, to review and study all Preliminary Plats, Final Plats, and
4
Lot Splits /Lot Combinations /Lot Line Adjustments and to submit its findings and
5
recommendations to the Planning Commission.
6 1.14
Technical Advisory Committee on Plats - Membership. The membership of the Technical
7
Advisory Committee shall consist of one representative of each of the following
8
agencies, companies, and City Departments or other such public officials as the City
9
Manager, or their designee, may designate:
10
a. City Manager;
11
b. Public Works Department;
12
c. City Attorney's Office;
13
d. Community Development Department;
14
e. Building and Permitting Division;
15
f. Fire Department;
16
g. Police Department;
17
h. County Engineer of the involved county;
18
i. A natural gas company representative;
19
j. An electric company representative;
20
k. A cable television company representative;
21
I. A telephone company representative; and
22
m. A Planning Commission representative.
23 1.15
Minimum Design Criteria
24
In enacting the various provisions of these regulations and in promulgating any rules
25
deemed necessary to carry out the purposes of these regulations, the City of Owasso is
26
merely setting forth certain minimum standards for design and construction. By setting
27
forth these minimum standards, neither the City of Owasso nor any of its staff are making
28
any assurances that these minimum design standards are sufficient. Any person owning
29
such land or developing land within the City limits must rely on their own design
30
professionals to design their facilities, be it public or private, in accordance with the
31
intentions of these regulations. When the City staff examines proposed plats and their
32
supporting documents for conformity with these regulations, such review merely is being
33
performed to determine whether or not the minimum standards are met by the design
34
and layout depicted on the proposed project and its supporting documents. The
35
approval of these documents does not assure any person that the designs are
36
adequate for the purposes intended.
37
Neither the enactment of these regulations nor review of improvements to be
38
constructed or proposed under these regulations shall in any manner create liability for
39
the City of Owasso to the owner, developer, or contractor nor to any person affected
40
by the activities of such owner, developer, or contractor.
41
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CHAPTER 2 - SUBDIVISION PLAT PROCEDURES
2.1 Process.
2.1.1 Requirement. Whenever any subdivision of land is proposed, and before any permit is
issued for the erection of a structure in such proposed subdivision, the owner of the
land or their agent shall apply for and secure both Planning Commission and City
Council approval of a Final Plat for such proposed subdivision.
2.1.2 Procedure. The proposed subdivision shall be processed as follows:
a. Pre - development conference;
b. Application for Preliminary Plat
PRGr ' begiR W4h 4ep F .)f +NS 1iSf) (proposed subdivision(s) containing only one
lot may begin with the Final Plat application, or as determined by the
Administrator or their designee);
c. Technical Advisory Committee (TAC) review of the Preliminary Plat;
d. Planning Commission review of the Preliminary Plat;
e. Revision of the Preliminary Plat, if required;
f. Application for the Final Plat;
g. Submission of Construction Plans for approval to Public Works and the
Department of Environmental Quality (DEQ);
h. TAC review of the Final Plat;
i. City Addressing Coordinator provides official addresses for the Final plat;
j. Planning Commission review of the Final Plat;
k. Obtain Public Works and DEQ approval of the Construction Plans;
I. City Council review and approval of the Final Plat;
m. Certification of the Final Plat;
n. Record the certified Final Plat with the appropriate County officials and return
file- stamped original plats to the Administrator;
o. Pre - construction conference;
p. Construction of subdivision improvements in accordance with the approved
Construction Plans; and
q. Council acceptance of subdivision improvements.
2.2 Pfe-RW Pre - Development Conference. A pre — development conference shall be held
between the applicant proposing to subdivide property and the Administrator to discuss
Zoning Code requirements, subdivision design requirements, platting procedures,
improvements, layout and construction.
2.3 Preliminary Plat.
0
1 2.3.1 Purpose. The purpose of the Preliminary Plat is to provide an interim step in the
2 procedure when the Subdivider shall submit a proposed Preliminary Plat containing the
3 subsequent information outlined below. It is at this point that the items discussed at the
4 pre - development conference are shown and the development is examined to see if it
5 conforms to the Subdivision Regulations.
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2.3.2 Submittal: The Preliminary Plat shall be drawn at a scale of one hundred (100) feet to
one (1) inch or larger. All printing shall be clear and legible. All sheets shall be of a
consistent size of twenty -four (24) inches by thirty -six (36) inches. For larger subdivision,
two (2) sheets may be used. Each sheet shall be sealed by a registered professional
engineer. The Preliminary Plat shall contain or be accompanied with the following
information:
a. The subdivision shall have a unique name that shall not duplicate or closely
resemble names of other existing subdivisions in Tulsa or Rogers Counties;
b. The names and addresses of the owner(s) of record, the Subdivider(s), and the
registered engineer or land surveyor preparing the Plat;
c. An accurate legal description of the property and a complete boundary survey
showing the dimensions, distances to the nearest one - hundredth foot, bearings
to the nearest second and acreage to the nearest one - hundredth acre;
d. The scale, north point, and date;
e. The key or location map, at a legible scale, showing the locations of subdivisions
within the mile section;
f. The location of property lines of adjoining unplatted land and the names of
adjoining subdivisions and the location of City limits boundaries if adjoining the
subdivision;
g. The topography with contour intervals of not more than two (2) feet shall be
shown on the property and a minimum of 100 feet beyond the property
boundary based on United States and Geodetic Survey data;
h. The location and description of all existing structures and appurtenances;
i. The locations of all ponds, lakes, and streams as well as the areas subject to
flooding based upon the regulatory flood;
j. Any Army Corp of Engineers (CORPS) regulated stream /waterbody on or
adjacent to the subject property, along with any associated buffer requirements
to said waterbodies
k. The location, width, and name of each existing or proposed street or other
public way, railroad and utility easement, bridge, and park or other public open
space within or adjacent to the proposed subdivision;
I. The locations and widths of easements of all oil, gas, and petroleum product
pipelines within or adjacent to the proposed subdivision;
m. The location of every existing or abandoned oil or gas well or dry hole drilled in
search of oil or gas as shown by the records of the Oklahoma Corporation
IN
1 Commission and by such records as may be on file with the Planning
2 Commission;
3 n. The location of facilities and land to be considered for dedication to public use
4 or to be reserved for use of all property owners in the subdivision and any
5 conditions of such dedications or reservations;
6 o. All proposed lots consecutively numbered, their dimensions, and all building
7 setback lines;
8 p. All blocks consecutively numbered;
9 q. Draft of Restrictive Covenants;
10 r. All names of abutting property owners, adjacent subdivision names, and
11 adjacent zoning designations;
12 s. Any driveways, easements, infrastructure and utility appurtenances on and
13 adjacent to the property; and
14 t. Any other information as may be deemed by the Planning Commission as
15 reasonably necessary for the full and proper consideration of the proposed
16 subdivision.
2.3.3 Submittal. The Subdivider shall submit tWeRty-f„ r (24 five (5) copies of the Preliminary
18 Plat, application, and application fee to the Administrator no later than the first (1 St)
19 business day of the month of the TAC meeting at which time the Plat will be
20 reviewed.
21 2.3.4 Review of Preliminary Plats. The Administrator upon receipt of the Preliminary Plat and
22 Fees shall:
23 a. Distribute copies of the Preliminary Plat to the Technical Advisory Committee;
24 b. Set the Plat on the relevant TAC and Planning Commission agendas;
25 c. Review the Plat for conformance with the Owasso Zoning Code and these
26 Regulations;
27 d. Prepare recommendations for submission to the TAC and Planning Commission;
28 The Technical Advisory Committee shall review the Preliminary Plat and make
29 recommendations to the Planning Commission. At a public hearing, the Planning
30 Commission shall accept, accept with modifications, or continue to a date certain
31 the Preliminary Plat. Refer to Figure 1, Preliminary Plat Flowchart, below.
32 Such Planning Commission action will be conveyed to the applicant in writing within
33 five (5) days after the meeting in which the Plat was considered. The Subdivider shall
34 be notified of the reasons for such action and what requirements will be necessary
35 for the Final Plat to meet the approval of the Commission. It is responsibility of the
36 applicant to have a representative at all meetings.
37 The acceptance of the Preliminary Plat does not constitute acceptance of the
38 subdivision, but rather is considered to be an authorization to proceed with the
39 preparation of the Final Plat.
40
Ficjure 1, Preliminary Plat Flowchart.
PRELIMINARY PLAT PROCESS
Pre - Application Meeting with Planning Staff
I Submittal of Application Packet and Applicable Fees I
Public Hearing Scheduled I Staff Review
Technical Advisory Committee Meeting
Resubmit Preliminary Plat After Addressing TAC Comments
Owasso Planning Commission Hearing
Approval I I denial
2
3 2.3.5 Preliminary Plat Expiration. The approval of a Preliminary Plat shall be effective for a
4 period of one (1) year from the date of approval by the Planning Commission, at the
5 end of which time approval of the Final Plat must have been obtained from the City
6 Council. Unless the Administrator grants an extension in writing, any Preliminary Plat
7 not receiving Final Plat approval within one (1) year shall be null and void. In the
8 event of the Subdivider wishing to submit individual Final Plats for only a specific
9 portion or portions of an approved overall Preliminary Plat, rather than an overall Final
10 Plat, the Subdivider shall secure approval of all associated Final Plats within two (2)
11 years of overall Preliminary Plat approval; failure to do so will result in the Preliminary
12 Plat being considered null and void. Every Plat shall conform to existing Subdivision
13 Regulations applicable at the time of approval of the Preliminary Plat, unless
14 modifications have been granted.
15 2.4 Final Plat.
12
1 2.4.1 Application. The Subdivider shall submit ,+W +„' RiRe five (5) copies of the Final
2 Plat and Restrictive Covenants to the Administrator no later than the first (1 st) business
3 day of the month of the TAC meeting at which the Plat will be reviewed. The Final
4 Plat shall be accompanied by an application, the forms for which shall be supplied
5 by the Administrator, and a fee as established by Ordinance. Requests for exceptions
6 to these Regulations or Requirements of the Preliminary Plat shall be submitted in
7 accordance with these Regulations.
a 2.4.2 Submittal. All sheets shall be of a consistent size of twenty -four (24) inches by thirty -six
9 (36) inches. Each sheet shall be sealed by a registered professional engineer. The Final
10 Plat shall contain or be accompanied with the following information
11 2.4.2 Contents. The Final Plat shall show:
12 a. The subdivision shall have a unique name that shall not duplicate or closely
13 resemble names of other existing subdivisions in Tulsa or Rogers Counties;
14 b. The name and address of the owner(s) of record, the Subdivider(s) and the
15 registered engineer or land surveyor preparing the Plat. Official seals of the
16 engineer or surveyor are required;
17 c. The accurate legal description of the subdivision referenced to section, range
18 and township, based on an accurate traverse, giving angular and linear
19 dimensions which must mathematically close. The allowable error of closure
20 on any portion of a Final Plat shall be one (1) foot in five thousand (5,000);
21 d. The location of monuments shown in reference to existing United States
22 Coastal and Geodetic Survey data, or the nearest established street lines,
23 including true angles and distances, to such reference points or monuments;
24 e. The date of preparation of the Plat, north arrow, and scale (written and
25 graphic presentation);
26 f. The key or location map showing location and name of subdivisions within the
27 mile section;
28 g. The total acreage and total number of lots of the subdivision shown near the
29 key or location map;
30 h. The names of all adjacent subdivisions and the names, locations, and widths
31 of all existing streets, easements, drainage ways, and other public ways
32 adjacent to the property;
33 i. Location of lots, streets, public highways, alleys, parks, building lines, limits of
34 no access, and other features with accurate dimensions in feet and decimals
35 of feet and distances, angles, and /or bearings. Where these lines follow a
36 curve, the central angle, radius, point of curvature, length of curve, and
37 length of intermediate tangents shall be shown;
38 j. The blocks numbered consecutively throughout the entire subdivision and the
39 lots numbered consecutively throughout each block, with areas to be
40 excluded from platting marked 'reserved" or "not for public use ";
11091
k. Locations and accurate dimensions of all property offered for dedication for
2
public use and all property reserved for the common use of the property
3
owners within the subdivision, with purpose indicated. This includes, but is not
4
limited to, dedication of streets and alleys, parks, drainage ways, or other
5
areas dedicated or reserved for public use;
6
I.
The names of all streets to be dedicated, street naming as provided by the
7
City Addressing Coordinator;
8
m.
All lot addresses, as provided by the City Addressing Coordinator, unless
9
specifically instructed that addressing will occur at the site plan phase of
10
development review;
>>
n.
The dimensions of all lots and lot lines and the bearings of those lot lines not
12
parallel or perpendicular to the street right -of -way line;
13
o.
Location and dimensions of all easements, including trails, to be dedicated.
14
All easements shall be denoted by fine dashed lines, clearly identified, and if
15
already a file of record, the recorded reference (book and page and /or
16
document number) of such easements. The width of an easement with
sufficient ties to locate it definitely with respect to the subdivision must be
18
shown;
19
p.
Easements located outside the boundaries of the Plat that are required for
20
Plat approval. Proof of executed easements shall be provided to the City
21
upon request of a permit to construct;
22
q.
The deeds of dedication for all rights -of -way, easements, and other properties
23
as well as any deed restrictions applicable to the subdivision shall be shown;
24
r.
The location of every oil or gas well, abandoned oil or gas well, or dry hole
25
drilled in search of oil or gas, as certified by the records of the Oklahoma
26
Corporation Commission submitted to the Planning Commission;
27
s.
Any Army Corp of Engineers (CORPS) regulated stream on or adjacent to the
28
subject property along with any associated buffer requirements to said streams
29
t.
All lots located in a one hundred (100) year flood plain or a designated flood
30
hazard area shall have the finished floor elevation noted on each lot. Said
31
pad elevation shall be a minimum of one (1) foot above the one hundred
32
(100) year flood elevation as identified by Federal Emergency Management
33
Agency (FEMA) or other authority;
34
u.
A copy of any private restrictions /covenants affecting the subdivision or any
35
part thereof attached to each Plat;
36
v.
Reference to any separate instruments which directly affect land being
37
subdivided, including restrictive covenants, filed in the Office of the County
38
Recorder of Deeds; and
39
w.
On the plat face, include language `Addresses shown on this plat were
40
provided by the City of Owasso, and were accurate at the time this plat was
14
1 filed. Addresses are subject to change and should never be relied on in place
2 of the legal description; and
3 x. Any other information as may be deemed by the Planning Commission as
4 reasonably necessary for the full and proper consideration of the proposed
5 subdivision.
6 2.4.3 Technical Advisory Committee Action. The Technical Advisory Committee shall review
7 the Final Plat to ensure that all requirements have been satisfied. If any required items
8 are not shown on the Final Plat, the TAC shall identify the requirements on a copy of the
9 Final Plat, which shall be retained by the Administrator. Refer to Figure 2, Final Plat
10 Flowchart, below.
11 2.4.4 Final Plat Addressing. The City Addressing Coordinator shall provide the official
12 addressing for all lots, and street names for the plat as needed, approved by the City
13 Addressing Committee to the applicant as a part of the provided TAC comments to the
14 Final Plat. The addresses and street names assigned shall be displayed on the final plat
15 by the applicant before final approval and execution.
b 2.4.5 Planning Commission Action. The Planning Commission shall act upon the Final Plat after
17 it has been submitted for final approval unless the stipulation for additional time is
18 agreed to by the developer. If the Final Plat is disapproved, grounds for the refusal shall
19 be stated in writing, a copy of which shall be transmitted to the applicant. Refer to
20 Figure 2, Final Plat Flowchart, below.
21 2.4.6 City Council Action. The City Council shall act upon the Final Plat subdivision of public
22 land and for the acceptance of public ways, service and utility easements, and land
23 dedicated to public use. Approval of the Final Plat shall in no way be construed as
24 acceptance of the public works improvements. The disapproval of any plat or plan by
25 the City Council shall be deemed a refusal of the proposed dedication shown thereon.
26 Refer to Figure 2, Final Plat Flowchart, below.
27
28 Figure 2, Final Plat Flowchart.
15
FINAL PLAT PROCESS
I Pre - Application Meeting with Planning staff I
I Submittal of Application Packet and Applicable Fees I
Public Hearings Scheduled I Staff Review
I Technical Advisory Committee Meeting I
I Resubmit Final Plat After Addressing TAC Comments I
Owasso Planning Commission Hearing
I Owasso City Council Hearing I
Approval I I Denial
Final Plat Filed with the County
2 2.4.7 Drafting. The Final Plat prepared for recording purposes shall be drawn at a scale of at
s least one (1) inch equals one hundred (100) feet or larger scale. The drawing surface of
4 any such Plat shall have a binding margin of two (2) inches at the left side of the Plat
s and a margin not less than one (1) inch at the right side. Where the proposed Plat is of
6 unusual size, the Final Plat may be submitted on two (2) or more sheets of the same
7 dimensions. If more than two (2) sheets are required, an index sheet of the same
8 dimensions shall be filed showing the entire development.
9 2.4.8 Certifications. The following certifications shall be required on the Final Plat filed of
10 record in the Office of the County Clerk:
11 a. Certification signed and acknowledged by all parties having any title interest in
12 the land subdivided, consenting to the preparation and recording of the Plat as
13 submitted. All copies of the Plat shall carry the original signatures of the owner or
14 owners and notary public;
1V
1 b. Certification by the registered land surveyor or registered engineer as to the
2 accuracy of the survey and of the Plat, and that the monuments and bench
3 marks are accurate as to location shown; and
4 c. Certification by the Mayor and City Clerk, or Deputy City Clerk, of the approval
s of the Plat by the City Council.
6 2.4.9 Prints to be Furnished After Final Approval of the Plat. A minimum of el% two (2)
7 copies (1 mylar and 1 paper) of the approved Final Plat shall be furnished for
8 endorsement by the appropriate City officials. Each copy shall bear the original
9 signatures of the owner or owners and be duly acknowledged.
10 After the approved Final Plat is filed of record in the Office of the County Clerk, the
11 Subdivider shall return to the City ei one (1) certified plat, with the appropriate
12 stamps, signatures, and plat number from the County Clerk. ",-.le« ins+., +ed +hen.,ise
13 19 the Qit PIG,-Re., the flee eIGPe. iS required to r1se s I- r-Ai+ c--4A 0 te- 0 D olo +. i file
15 After the Final Plat has been executed by all required officials, the Administrator shall
16 distribute copies to appropriate officials, agencies or departments, and utility
17 companies and retain file copies in the offices of the City Clerk and City Planner.
18 2.4.10 Approval and Recording of Plats Required. No Plat or other land subdivision instrument
19 shall be filed in the Office of the County Clerk until it has been approved by the City
20 Council as required. A Final Plat shall be filed within six (6) months of the approval of the
21 City Council. Failure to record the Plat within six (6) months of the date of the City
22 Council approval shall void all approvals thereto, unless a written extension is granted
23 by the Administrator.
24 2.5 Fees. Preliminary Plat Application Fee, Final Plat Application Fee, Lot Split Application
25 Fee, Inspection Fees, and other pertinent fees shall be paid in accordance with the Fee
26 Schedule as established by resolution by the City Council.
27 2.6 Planned Unit Development. The platting of Planned Unit Developments shall proceed in
28 accordance with the information in the relevant Chapters in these Regulations. A PUD
29 must be approved by the City Council in accordance with the Owasso Zoning Code
30 prior to being platted and subdivided.
31
17
CHAPTER 3 - SUBDIVISIONS
2 3.1 General. Subdivision design shall reflect the provisions of the Owasso Zoning Code,
3 Owasso Engineering Design Criteria, other City Ordinances, and these Regulations to
4 the end that each subdivision will relate harmoniously with adjacent areas and the
5 community in an orderly, safe, efficient, and attractive manner.
6 3.2 Access to Streets.
7 3.2.1 Access to Maior Streets and Hiqhways. Each lot of a subdivision shall be provided with
8 access to a public street, approved private street, or highway to assure convenience
9 for the lot owner as well as to provide for the layout of utilities, waste removal, deliveries,
10 and emergency services. ' ^+< ShGAll n,-,+ ge o rIl„ GieFk o r o fFG)P, PRGjG)r 4.00 +
11
12 GRGi Q +" r, " C I G GASSUr9 +r.vff G S.vfo+" GRGi +., roro"o GG)RgeStiGR .v+
13
14
15 If a property with
16 frontage along a major street or highway is proposed to be subdivided or developed,
17 decision - making bodies are authorized to restrict access to the respective street or
18 highway and require that the developer take one or more of the following actions.
19
20 a. Create through lots that back onto the major street or highway and front
21 onto and take access from a parallel street, coupled with the installation of
22 a fence, wall or vegetative visual screen along the major street or highway
23 frontage;
24
25 b. Provide a frontage road separated from the major street or highway;
26
27 c. Establish deed restrictions or other legally enforceable means of preventing
28 private driveway access to the major street or highway; or
29
30 d. Provide a cross - access easement to abutting properties that front on the same
31 major street or highway.
32
33 e. Restricting ingress and egress to streets may be required by the Planning
34 Commission and /or City Council to assure traffic safety and to relieve
35 congestion at intersections.
36
37 3.2.2 Single- Family Residential Lots. Individual single - family residential lots shall not generally
38 derive access from arterial streets or highways, but shall rather take access from local
39 streets. If a single - family residential lot does have direct frontage along an arterial street
40 or highway, the exact location of any access point(s) shall be determined at such a
41 time as when a Building Permit application is filed, if the subdivision governing the
42 property does not delineate Limits of No Access.
11:1
3.2.3 Double Frontage or Through Lots. Double frontage lots shall be avoided except where
2 necessary to provide separation of residential development from traffic arterials or to
3 overcome specific issues related to topography or other physical constraints.
a 3.2.5 Abutting Railroad or Highway Right -of -Way. Where a subdivision abuts or contains a
5 railroad right -of -way or limited access highway right -of -way, the Planning Commission or
6 City Council may require a street approximately parallel to and on each side of such
7 right -of -way at a distance suitable for the appropriate use of the intervening land. Such
8 distances shall also be determined with regard for the requirements of approach
9 grades and grade separation.
10 3.2.6 Through Traffic. Minor streets shall be arranged so that their use by through traffic will be
11 discouraged. Industrial and commercial streets shall not inject non - residential traffic into
12 residential areas. The arrangement of streets within a subdivision shall, except for cul -de-
13 sacs, connect with streets already dedicated in adjoining subdivisions or provide for
14 future connections to adjoining unplatted tracts.
15 3.2.7 Adiacent Properties. Where adjoining properties are not subdivided, the arrangement
16 of streets shall be projected to the boundary of the proposed subdivision with provisions
17 made for a temporary right -of -way for a turnaround of a size acceptable to the City
18 Engineer and Fire Marshal. Barricades shall be installed at dead -end streets with signs
19 indicating "future connection ". Alignments, grades, drainage, and other appropriate
20 design criteria of all streets within and bordering new subdivisions shall be governed by
21 these Regulations, where applicable, and by the Engineering Design Criteria of the City.
22 3.2.8 Reserve Strips. Reserve strips controlling access to streets shall be prohibited except
23 where approved by the Planning Commission and City Council.
24 3.2.9 Future Development. Where a tract to be subdivided includes only a portion of the tract
25 owned or intended for development by the Subdivider, a tentative plan of a proposed
26 future street system for the unsubdivided remainder of the property shall be prepared
27 and submitted by the Subdivider.
28 3.2.10 Private Streets. Private streets shall not be approved, except when required by state
29 law, or in connection with a Planned Unit Development having appropriate controls.
30 3.2.1 1 Street Offsets. Street offsets with center line offsets of less than one hundred fifty (150)
31 feet shall not be allowed.
32 3.2.12 Dedication of Right -of -Way. Whenever an arterial is located adjacent to the outer edge
33 of a subdivision, one half ('/2) of the right -of -way necessary to widen the arterial to as
34 deemed necessary fe ,.,;,ion the c.4pteric.41 to five Ic.4pes s .hr be ,loth c.4ted by the current
35 adopted Engineering Design Criteria, unless otherwise addressed in the adopted
36 Transportation Master Plan, or as deemed necessary by City Engineer or designees, shall
37 be dedicated, if it is determined by the Planning Commission and City Council that such
38 dedication is equitable and feasible for the other half of the right -of -way from the
39 adjacent property. Half street dedications on minor streets are prohibited.
40 3.2.13 Cu/-de -sac Streets. All dead -end streets having a length of more than one hundred fifty
41 (150) feet shall terminate in a cul -de -sac which has a circular turn around having a
42 minimum right -of -way radius of fifty sixty (60) feet and a pavement radius of #er4y
43 {49) -fifty (50) feet. No such dead end cul -de -sac street shall be more than six hundred
44 (600) feet in length measured from the entrance to the center of the turnaround.
19
1 Any dead -end streets having a length of less than one hundred fifty (150) feet shall not
2 terminate in a private drive.
3 Dead end streets without a cul -de -sac should be limited to any street not containing a
4 lot that requires refuse pickup. If there is a proposed road extension on a temporary
5 dead -end road that has any lots on it, then a temporary cul -de -sac or hammerhead
6 turn - around is required.
7 3.2.14 Collector Streets. Collector streets shall be so located as to provide for smooth traffic
8 flow from local streets to arterials. Collector streets should normally be continuous for
9 distances of not more than one half ('/2) mile, and offsets which are likely to induce
10 continuing of traffic flow beyond that distance shall be avoided.
11 3.2.13 Street Names and Numbers. No street names shall be used which will duplicate or be
12 confused with the names of existing streets. All north and south thoroughfares shall be
13 designated "Avenues ", all east and west thoroughfares shall be designated as "Street"
14 "Court ", "Circle" or "Place ", and numbering of streets shall be according to the Tulsa
15 County system. The exception to this shall be in the Owasso Original Town area which is
16 generally defined by the original Cherokee Nation Plat. Where a street is an extension
of an existing street, the existing name shall be used. Where a new street is not an
18 extension of an existing street, new names or numbers may be used subject to the
19 approval of the Planning Commission and City Council.
20 �e+ '"r- acres °c��Rv'n-ra2rS ShGAlrn9 °c �ni `�r�rzrcm Bch. ,r GAA ry I Iro PIG by rho GR
21
22
23
24
25 Pf Ipk The Administrator shall be responsible for the coordination of addressing lots,
26 naming streets, and changing the addresses of lots. Lot address numbers and street
27 names shall be established by the City Addressing Coordinator and then shown on the
28 Final Plat by the Subdivider. Corner lots will be assigned addresses at to accommodate
29 all possible frontages at platting; upon permitting, the final address will be determined
30 based on which street the main structure fronts.
31 3.2.14 Intersections. Streets shall be designed to intersect at right angles or as near to right
32 angles as possible. Within subdivisions, three -way intersections are preferable to four -
33 way intersections. Right -of -way corners at residential -to- residential intersections shall
34 have a minimum radius of twenty -five (25) feet. Right -of -way corners involving all other
35 intersections shall have a minimum radius of forty (40) feet.
36 3.2.15 Street Layout. Local roads shall be curved whenever possible to avoid uniformity of lot
37 appearance and to slow traffic. All streets shall be arranged to be lower than the
38 adjoining so as to obtain as many as possible of the building sites at, or above, the
39 grades of the streets. Unless a Variance is approved by the Owasso Board of Adjustment
40 for reason of topographical uniqueness or hardship, all building sites shall be situated
41 above the grades of the streets. Grades of streets shall conform as closely as possible to
42 the original topography. A combination of steep grades and curves shall be avoided.
43 Specific standards are contained in the Owasso Engineering Design Criteria.
44 All streets shall be properly integrated with the existing and proposed system of
45 thoroughfares and dedicated right -of -way as already established.
20
1 Minor or local streets shall be laid out to conform as much as possible to the
2 topography, to discourage use by through traffic, to permit efficient drainage and utility
3 systems, and to require the minimum number of streets necessary to provide convenient
4 and safe access to property.
5 The rigid rectangular grid street pattern should be avoided and the use of curvilinear
6 streets, cul -de -sacs, or U- shaped streets shall be encouraged where such use will result in
7 a more desirable layout.
8 Unless maintained by a homeowners' association, islands in streets shall be avoided.
9 3.2.16 Ricrht -of -Way Widths. Minimum right -of -way of all proposed streets shall be of the width
10 specified in the adopted Transportation Master Plan, or as deemed necessary by City
11 Engineer or designees, or if no width is specified therein, the minimum width from the
12 section line shall be as follows:
13 Figure 3. Right of Way Widths
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
3.2.17
3.2.18
3.2.19
3.2.20
Type of Street
Minimum Right -of -Way Width
Highway
As required by the standards of the
Oklahoma Department of Transportation
Arterial
' nn# 120 feet*
Commercial or Industrial Collector
80 feet
Residential Collector
60 feet **
Residential Local
50 feet
Commercial Alley
30 feet
Residential Alley
29 -fee4 30 feet
Cul -de -Sac Radius
-59 -fee4 60 feet
*Arterial Streets shall show an additional twenty -°0x ('" twenty (20) feet of right -of -way
width for one hundred (100) feet in each direction from Arterial Street intersections to
allow for right turn lanes.
* *Collector Streets shall show an additional thirteen (13) feet of right -of -way width for
one hundred (100) feet in each direction from Arterial Street intersections to allow for a
center turn lane.
Faving Width. The minimum paving width for all streets shall conform to the Owasso
Design Criteria.
Grades. The grades of streets shall conform to the requirements of the Owasso Design
Criteria.
Street Alignments. The horizontal and vertical alignments of streets shall conform to the
requirements of the Owasso Design Criteria.
Approach Angle. Street and alley approach angle(s) shall not exceed a grade change
of 10% or as defined by the current adopted Fire Code and Owasso Design Criteria.
3.2.21 Traffic Calming Devices. Traffic Calming Devices, including but not limited to speed
tables /speed humps, signage, raised crosswalks /intersections, striping, and /or narrowing
of roadways, may be required for straight lengths of roadway in excess of three
21
1 hundred and fifty (350'), or at the discretion of the Community Development Director or
2 their designee.
3 3.3 Alleys.
4 3.3.1
Commercial and Industrial Districts. Alleys may be required by the Planning Commission
5
and City Council in commercial and industrial zoned districts to provide service access,
6
off- street loading and unloading, parking, and access for police and fire fighting
7
services. Such alleys shall be not less than thirty (30) feet in width of right -of -way.
8 3.3.2
Residential Districts. Alleys are not required for residentially zoned properties, but when
9
provided shall not be less than :,v@ 9) thirty (30) feet in width of right -of -way.
10 3.3.3
Alignment. Horizontal changes in alignment shall be gradual and at intersection corners
11
shall have a radius of �q° 0) twenty -five (25) feet if connecting to a residential local
12
or a radius of forty (40) feet if connecting to all other street types to permit safe vehicular
13
turning movements. If said alley is adjacent to any utility easements, the radius
14
dimension may be lessened as deemed necessary by the City Engineer or designee.
15 3.3.4
Dead -End Alleys. Dead -end alleys shall be avoided where possible, but where
16
unavoidable, shall be provided with an adequate vehicle turnaround at the terminus as
17
determined by the City Engineer.
18 3.3.5
Obstructions. No obstructions shall be permitted in areas reserved for alleys.
19 3.4
Sidewalks. Sidewalks shall be installed along both sides of all streets in all zoning districts
20
except industrial. Sidewalks must be located inside the right -of -way line or in an
21
alternative location approved by the City or County Engineer. The design and location
22
shall be in accordance with the Owasso Design Criteria. Subdivisions shall include
23
sidewalks located in such a manner that pedestrian access is provided to adjacent
24
land. Subdivisions in RE (Residential Estate) and AG (Agricultural) Zoning Districts are not
25
required to have sidewalks if the development contains a pedestrian trail in a common
26
area or reserve area connecting the development with adjacent properties.
27 3.4.1
Escrowing Sidewalks. In some situations where the City anticipates a new road
28
construction project in the near term, the City may allow the escrowing of sidewalks in
29
lieu of construction. Said allowances shall be determined during the TAC review of the
30
proposed development. An amount that reflects the current market value to install a
31
sidewalk, and all related infrastructure, shall be the fee assessed for this sidewalk escrow;
32
this amount will be calculated on a "per linear foot" basis.
33 3.4.2
Waiver. The City Engineer, or their designee, may waive or defer the requirement for
34
sidewalk installation in situations where topography, natural resource constraints or other
35
factors that are unique to the subject property make sidewalk installation impractical.
36 3.4.3
Design Standards. The minimum sidewalk width is five (5) feet, but this may vary
37
depending upon the location of the development and whether the abutting street is
38
identified as a "complete street" (see Figure 4 below). Sidewalk widths are determined
39
at the time a development proposal is submitted for review. When a sidewalk will
40
provide a connection between existing sidewalks that are less than otherwise required
41
widths, the new sidewalk connection may be constructed to match the width of the
42
adjacent sidewalks. This reduced width option may not be used when one end of the
43
new sidewalk will provide a connection to future sidewalks for new development. In
22
such cases, the new sidewalk must be tapered to provide a transition be -tween
differing sidewalk width sections.
Figure 4. Sidewalk Widths:
Complete Street
Non - Complete
Street
Eight (8) foot wide
Five (5) foot
on one side of
minimum
street, Five (5) foot
minimum width on
the other side
5 3.5 Trails. When a trail or trail extension, as identified in a local comprehensive plan or a
6 trails plan that has been adopted by the governing body is located on the subject
7 property, the Planning Commission is authorized to require that an easement be
8 provided for the trail. Trail easements are to be (20) twenty feet in width. Trail widths
9 shall be a minimum of eight (8) feet.
10 3.6 Easements.
11 3.6.1 General. In the dedication of easements and rights -of -way, the developer shall stipulate
12 that no building, structure, or other above or below ground obstruction shall be placed,
13 constructed, installed, or permitted on such easement or rights -of -way in a manner that
14 will interfere with the installation, operation, maintenance, repairing, removing, or
15 replacing of utilities.
16 3.6.2 Width. Easements shall be of a minimum width of twenty -two (22) feet, eleven (1 1) feet
17 on each rear lot line and along each side lot line, and seventeen and one half (17.5)
18 feet (or of a width as specified by the Technical Advisory Committee and City Engineer)
19 on the subdivision perimeter for poles, wires, conduits, drainage, sanitary sewer, gas,
20 water, power, cable television, and other utility lines.
21 3.6.3 Continuity. Utility easements shall connect with easements established in adjoining
22 properties. These easements, when approved, shall not thereafter be changed without
23 the approval of the City Council, by Ordinance, after review and recommendation by
24 the City Engineer.
25 3.6.4 Drainage Easements. a ge e se erg s��s sewers �reEl red Open
26 ,hGAll Pet 199 }he PFiP,..,n, GiFGiRGge e4se eR4 rye
27 1,
28 EE4xieE i.p the - street right G)f y. ditiGRGI Fight G)f W G„ ' Width PR , be Fe6JcireeGd. Alll
29
30 m rer c-e of the am Drainage easements for storm sewers are required for all
31 associated infrastructure that crosses property boundaries and /or flows offsite of the
32 subject property. Open channels shall not be the primary drainage mechanism. These
33 easements may be along the side lot lines, but usually the design should be such that
34 the drainage will be carried in the street right -of -way. Additional right -of -way width may
23
1 be required. All drainage easements shall be of a size to allow equipment access for
2 construction and maintenance of the facility.
3 Within residential developments, all open -flow channels must be platted as an
4 individual parcel, to be dedicated to the City or as a Reserve Area to be maintained by
5 the Home Owner's or Property Owner's Association. Underground storm sewer
6 infrastructure crossing residential lot boundaries shall be allowed so long as said
7 infrastructure is contained within a drainage easement.
11 ROG-F r^G t hie -EIOSi g r,f ry i JbliG F eGSeMeRf, ry i il-,liG heGgRgShGII be,
Ce", -rc cC eEi
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13 Sr,GII be vfaetl— ic- -GARry' rh Glcer ^, GNS-e Gr ^+hor Q_A *y Gto +erpRiRed_l to hr4Ve_
14
15
16 , he Sib eEt PFePe0 ' G)R 10"hiGh 4 ;e -EIoSiR eseGl. The -reed Re, (=e qic Ile
17 giVeR rv+ lows+ +hint (39) GIry „S G)F +G) +ho r,i il-,liG horrrir ry
Mai
20
21 eXpeRSe to the ThPU19liGWG=' GF eesei + , 199 FeepeR I-„, QFdiRrvRG9
22 ,”
23 e. The Qi+" r,f ("lWrvssr, ("`i +" Q Gil rJeer ,s i+ Ae e
24 b, +ir,r. r,f the . PeF#y GWReFS OWRi;g; e +hGA GAe hg4 lf ip PFeP Pf
25 ,+hc°- pr^vPeFf" G196 i + +iRg +he r,i i19liG WG�' e e eAt to I e r•Ir,_erJ iq filer) 4,,i +i
26 me Q4' Gf r �' 9eVeIGPPReR� De rAerteed.. Fs
27 6 19Sery er. +h, re Vie .,ed by the ("` f (`r,. RGil
28 iA g^FaeriG FePR^vTe- e- Pv'bliG Wes' eFe6FSP -RA + frr,r,�, +he P i19liG FeGG)Fdrer -4 PRI-14
29 Te e +�n�S#fiEt Qeurt. efC �� ppnee,„ ShiRg �Gc- en,p;e�e;�
30 TeEG49 t��UbliG 4FC-F. ' GF- eGSeMel IS�1C III PFeEee r- ,•,i +h ry pli +ir,r, +hrr, gh
31 a,iStFiEt ( r ..r+ 0 r, bliG W r,r eeSeMer Rlh' 1-,e r .49-d rvf +er +he (;i +" QP1 IAC=,il
32 rvrvrvrGVes the GIGSiRg Qrd_.i.PrvPre rvr d the is +rj! kQ_A to the Cel ir+ \/r GGtiRg
33 the PYbliG WGY er eGSe PAQ_R+ fG_IReGlG_SQ_ rR +he City's right tG reGpeR the p bliG wG
34 er eeSeMe{" +�P 4 PRG�' be iSSUed fG)F Gr� GieVeIGPPReRt iA thi -- 49GSecPAeP-At G
35 rig'h"' +_r,f_w Gy of rY Prep_ upless the e e er+ r gh +_r,f_Wry , hrvs 194949A GIGS49d GAGA
36
37 3.7 Public Areas and Open Spaces. Public parks, playgrounds, school sites, and other public
38 areas and open spaces shall be provided in accordance with the requirements and
39 standards set forth in the ^^' preheRSi „e r IGR GRGI iA the ordinances Land Use Master
40 Plan and in the Ordinances and /or Resolutions relating thereto.
41 3.8 Lot Terms
24
1 3.8.1 Access. Every lot shall abut a street dedicated to the public or a private street of an
2 approved Planned Unit Development or other approved access.
3 3.8.2 Through or Double Frontage. Subdivisions should be designed so that lots do not front on
4 two parallel streets except where a row of lots is designed to separate residential
5 development from through traffic or overcome specific disadvantages of terrain and
6 orientation.
7 3.8.3 Zoning Code Reauirements. Lot dimensions, yard sizes, building setback line dimensions,
8 and lot areas shall conform to the minimum requirements of the Zoning Code.
9 3.8.4 Corner Lots. Where possible, lots at the intersections of streets should exceed minimum
10 Zoning Code area requirements to provide adequate building areas and required
11 building setbacks from intersecting streets.
12 3.8.5 Lot Depth. Unless otherwise stated in the relevant Chapter of the adopted Owasso
13 Zoning Code, excessive lot depth in relation to lot width is prohibited. The maximum lot
14 depth shall not be greater than the quotient of the lot width divided by 0.45 (45 %). In
15 other words, the maximum lot depth = lot width / 0.45.
16 3.8.6 Lot Lines. Side lot lines should be approximately at right angles to straight street lines or
17 radial to curved street lines.
I
20
21
22
23
24
25
26
3.8.7 Parking and Loading. Commercial and Industrial lots should be of an appropriate size
and shape to provide for adequate off - street parking and loading facilities.
3.8.8 Lot Types. The most common lot types are illustrated in Figure 5, below.
Figure 5. Lot Types
&t_x K
.�
p4EO NT �t7AC. Y. _
r
CoR1.16tZ INT6rZlolL,.
1 6aCic c.oTs.
lu TLe Ids. �THiCP L1GH Ga RNJ-V_
FLAG I�r 1-.oT'
LGY �
far
Ij S Ind � 1
Itil �Er FZ10 t� � WIOTH
j GO0N1vL�1 L4�
1
LdT
E � 6LOCK �ODU GAILY
3.9 Blocks. The length, width, and shape of blocks shall be well suited for the planned use of
land, consistent with Owasso Zoning Code requirements and the need for convenient
access, control, and safety of street traffic and the limitations of terrain. If a Block is
25
1 separated by a Reserve Area or larger utility easement, the resulting tract(s) of land will
2 need to be included in a new Block, with its own unique Block number.
3 3.9.1
Lencith. Blocks for residential use shall normally not exceed one thousand three hundred
4
and twenty (1320) feet in length. When such a block exceeds eight hundred (800) feet,
5
the City of Owasso may require a dedicated easement not less than fifteen (15) feet in
6
width and a paved crosswalk according to ANSI standards to provide pedestrian
7
access across the block.
8 3.9.2
Width. Blocks for residential use shall have sufficient width to provide for two (2) tiers of
9
lots of appropriate depth, except on the boundaries of a proposed subdivision or where
10
it is important to separate residential development from other types of development or
11
through traffic. Blocks intended for commercial, office or industrial uses should be of a
12
width suitable for the intended use, with due allowance for off - street parking and
13
loading facilities. Blocks for such uses should normally not exceed six hundred (600) feet
14
in length.
15 3.10
Flag Lots. The creation of flag lots may be approved subject to the provisions below and
16
approval by the Planning Commission:
17
a. To avoid direct access onto a major street;
18
b. Provide greater protection of sensitive natural resources areas
19
c. Hide or conceal utility buildings /substations, or radio, television or
20
telecommunication towers;
21
d. In subdivisions that contain a golf course or natural buffer;
22
e. Avoid substantial hardship to the subject to the subject property owner due to
23
the property's topography or another condition that is unique to the property.
24
25
Flag lots created prior to annexing into City Limits shall be allowed to continue to
26
exist until such a time as any additional subdividing actions are taken on the
27
property.
28
The Planning Commission is authorized to impose conditions on the approval of a
29
flag lot, including but not limited to requirements for shared driveways, maximum
30
flag lot length, minimum street frontage and minimum flag pole width.
31 3.11
Building Lines and Elevations.
32 3.11.1
Zonincl Code Requirements. Building lines shall not be required to be shown on all
33
subdivision plats in accordance with the requirements of the Zoning District in which the
34
subdivision is located unless a variance is issued by the Board of Adjustment or
35
superseded as specified by the Planned United Development text.
36 3.1 1.2
Zero Lot Lines. In areas of the subdivision where zero lot lines are permitted, appropriate
37
provisions in plats and restrictive covenants may be permitted. The subdivider must label
38
the lot boundary that will function as the "zero lot line" on the tract(s) of land.
39 3.1 1.3
Restrictions on Plat. Restrictions requiring buildings to be located within the building lines
40
shown on the Plat shall be set forth on the Plat or on a separate recorded instrument.
41 3.1 1.4
Pad Elevations in Flood Areas. Minimum building pad elevations shall be shown on each
42
lot included in the Final Plat, where said lots are contained within an identified flood
43
area.
3.12 Flood Plain Areas.
2 3.12.1
Prohibitions and Exceptions. As stated within the adopted City ordinance regulating
3
floodplains, areas identified by the official flood plain maps of the City of Owasso as
4
subject to flooding hazards and periodic inundations shall not be subdivided into lots,
5
tracts, or parcels for any use which would be incompatible with such flooding hazards
6
unless:
7
a. Improvements meeting the standards and requirements of the City Engineer are
8
designed to render such land safe for residential or other uses, or
9
b. The intended use of the land is permitted by City Ordinances or permitted by
10
Variance or Special Exception as outlined by City Ordinance.
11 3.13
Oil and Gas Wells.
12 3.13.1
Setback from Producing Wells. Where there is found to be a producing oil or gas well
13
which is within the boundaries of a proposed subdivision, there shall be a building
14
setback line so placed on the plat to prevent the construction of a building within one
15
hundred and fifty (150) feet of such well.
6 3.13.2
Setback from or Plugging of Abandoned Wells. Prior to receiving final approval of a Plat,
17
all oil and gas wells within the boundaries of a proposed subdivision shall be adequately
18
plugged according to the standards established by State law and the Oklahoma
19
Corporation Commission, and be so certified by said Commission. In lieu of plugging
20
such wells, a building setback line shall be so placed on the Plat to prevent the
21
construction of a building within one hundred and fifty (150) feet of such a well. In any
22
event, a certificate of clearance shall be obtained from the Oklahoma Corporation
23
Commission as to the existence of any wells reflected in their records.
24 3.13.3
Access. Access shall be provided and so indicated on the face of the Plat for all
25
unplugged wells for the purpose of maintenance and rework.
26 3.14
Hillside Development. The development of hillside areas or any area with a slope of
27
greater than eight (8) percent shall be designed to minimize grading and filling and
28
retain natural ground cover. Areas with slopes in excess of twenty (20) percent shall be
29
utilized as open space or developed in accordance with a Planned Unit Development
30
as defined by the Owasso Zoning Code.
31 3.15
Planned Unit Development. When a subdivision is developed as a Planned Unit
32
Development in accordance with applicable provisions of the Owasso Zoning Code,
33
the Planning Commission and City Council may adjust the requirements of these
34
Regulations in order to allow the Subdivider more freedom in the arrangement of the
35
subdivision but at the same time protect the convenience, health, safety, and welfare
36
of the probable future residents of the subdivision as well as the character of the
37
surrounding property and the general welfare of the entire community.
38 3.16
Stormwater Drainage and Detention. Every subdivision shall be provided with a storm
39
water drainage system adequate to serve the area being platted. Such storm water
40
drainage system shall be designed so that property located downstream from and
41
upstream from the subdivision shall not be injuriously affected by the construction,
42
operation, or maintenance of such system. Storm water detention and drainage
43
systems shall be designed according to the Owasso Design Criteria. The covenants of
27
each subdivision shall require that the subdivision's homeowners' or property owners'
2
association be responsible for the maintenance of the stormwater drainage system and
3
detention facilities.
a 3.17
Homeowners' or Property Owners' Associations. For every residential subdivision platted
5
and developed in Owasso after the passage of these Regulations, a homeowners'
6
association shall be created. Enforcement of the subdivision's covenants and ownership
7
and control over the subdivision's common areas shall be transferred to the
8
homeowners' association by the time that eighty -five (85) percent of the lots within the
9
subdivision have received building permits.
10
For every non - residential subdivision or mixed -use subdivision platted and developed in
11
Owasso that contains common or reserve areas, a property owner's association shall be
12
created.
13 3.18
Required Infrastructure and Public Improvements. Except as otherwise expressly
14
stated, developers are responsible for the construction and installation of
15
infrastructure and public improvements in accordance with the regulations of this
16
article. Required infrastructure and improvements must comply with all applicable
17
design criteria and standard specifications laid out in the Owasso Engineering Design
18
Criteria.
19
All improvements must be designed and installed to provide for a logical
20
interconnected system of infrastructure and to create continuity of improvements
21
that will facilitate land development on adjacent properties.
22
Q
1 CHAPTER 4 - SUBDIVISION CONSTRUCTION PROCEDURES
2 4.1 Improvements Shall Meet Established Standards. All improvements shall be designed
3 and installed in accordance with the Owasso Design Criteria established by the City
4 Engineer and approved by the City Council. The City Engineer may establish special
5 standards in excess of the Owasso Design Criteria which are generally applicable to
6 safely accommodate unusual circumstances or the heavy commercial and industrial
7 use of streets, utilities, water, sewer, and other public improvements.
8 4.2 Improvements Required.
9 4.2.1 Street Improvements. The Subdivider shall design, grade, oversee, test, and otherwise
10 improve all streets which are designated on the approved Plat or which directly serve
11 the subdivision in accordance with the Owasso Design Criteria as directed by the City
12 Engineer.
13 4.2.2 Street Traffic Control Devices, Sicros, and Names. At their expense, the Subdivider shall
14 provide and install all traffic control devices and signs required by the City prior to
15 acceptance of the street by the City Council. Street name signs are to be furnished and
16 installed by the Subdivider at all intersections within or abutting the subdivision, the type
17 of which shall be in accordance with the specifications of the Owasso Design Criteria
18 and locations approved by the Director of Public Works. Street r o< ghrll he
19 apprG)VeE G�' the P?IGRRiRg r ^rv,rv,is�ivr .Rd gity QG ^oil. Street names shall be
20 determined by City Addressing Coordinator and approved by the Address Committee.
21
22
23 of ^11 S+.00+s A,heRevar ^ f.o hydFGRt s Ir„-^+prl
24 4.2.3 Monuments and Markers. The location of all permanent markers shall be shown on the
25 face of the Final Plat. Permanent reference markers shall be placed according to the
26 specifications of the Owasso Design Criteria.
27 4.2.4 st'Feet Li F
29 4.2.4 Public Water Supply. Where an approved public water supply is reasonably accessible,
30 the Subdivider shall install water lines and fire hydrants to connect with such water
31 supply and make it available for each lot within the subdivided area. The- Fippl RIP-4 shrll
32
33 hGS ycer�GG)iRGe YYiir- Q- Re ilGtiG)RS fT- h, - rvc arvircrS+- te- DepGrtPReRt G4
34 .
35 4.2:6- RI Ir'qI R rv.dc .dam flr vin vg n(�-llr-pg*
36 y. NC1fi"'r�m^vr;-- �^vc -rc`�i 1�F�iy%e ° ° °°'"°l-I GIG) .^ the
37 SiEt°cS ,-,� f� -+rho - FG)GIGiWGI" rIRd IGGG. 9-d - _4,her Wh.,lh, G)F r,rvr +h, Wi+hiR the Street ri ^h +_.,f_
38 wGy. The pt=jrpese G)f these dit -hes is to elle -+ sterry p-4er r eff fre.m the
39 FG)G WGIv ' r RGi GGijrvGeRt t9.b6JtGPr ' GFeGS r,l-I o , the G i ilrv+od_. r eff to
29
1 PQ_Pr -Ai4 "SeS. IJRless ;Qed fe;- G)�'speGiGl eX r, +iG)R 1,,, +h° (;4 ' €RgiReeF,
2
3 r RGi AG (0 rriG I+ rrl) ZG)Rir,r Pic +ri. - +c nnr r + °r rr ° of r r Ici I° li+ h °c chrll he
4 #heFeSpGRS+bil , hie ASSP -G;ia cc "�m�a`'�•'r�r'��:^r�r, -GRGi chc '' hhe
5 inc--de "A"i+hip the ef�che s i diyisi.e.p.
6 e. €asemepts. Rec-_4dSiEe IeGG44e d ".,i+ Stree# Fig,+ GfW_G ' .i, „+
7 re ccrsemer�-- rrvc�d-rsrc,e -drr egarecr- e,- r�er34fse
8 �e�iea#° '�- EiFGiRGge eEiSei }e.Pt P_XtP_RdiRg fFeR=i the s+ eet Fight e , to +Ooe (2)
9 f....+ pi i+cidg-, of the +ep of +hp-, pi i+cidg-, L=GRL (199GLclepe) of the Glq -,r.r...l
10 d. P°ci„r, pr.,EeGiores* PeSlgR G)f d_.4G -he5 1-I'd p,Q- h-GASPd GR C-_4 k
I c +, yr lir G)f +h° ° Ih, r ! I I °c f he -4ppel f'PAA'
1 1 a,�er� gc° i�cien- �T° ccvgn' r' c° ccrpiir' T` c' rla r'res- er- ep•°c�rc��rrrTC��rvrr.
12 WRIP- SS eFeXGepted the -Gle Hasid -le
13 GG_.Rf.,rm l.,i +h the . ° ° ° °r +c f (l .,rcc P °cirr ( ri + °rir The Frrir ° °r
14
15 r,.-.r,_. G)Rf..rmir,r I°cirr,c
16 e. Pesil9R 9G)G1c D.,rl- ISilde l-li+ h °c chrll;
17 1. A cee Qti the desigR r G)ff it A PAGRAPP IAII=li(= ,h Aqql reS tl=IQ qAfQ�y
18 Gf
19 2 EFei��C --,GR eYGREe t9PieVeRt dGFnGge tG iGGeR
20 prepertiesi
21 Sj lbSdr c-e w�c ter fFGPA th, base e# +�r;e- r AdIAIG" +„ prel,l
22 ,
23 4. Po4ipi r,aae leRg, +erm r-AAiptQAAA c-e reejt=JIrePReRts 19�iRGIUGfiRg GieSigR
24 49- GilreS thr— r}iiPir;-rr2e tre„r— Ve'ocit�' iRdQEedsee
25
26 5. AAi +igGte ° Ad ether Advert° ° °r+rl °c +h ° +i Off°.- +c
27
28 rho rretUFR freefceR - j'eGr) S+,,rm ".,i+hiA +h° f the llrrir.rr°
+ Ch.-,r.r, hle fr..m r. .iGm.-ge Rd ch.-,II .-lle'.,
29 eese��„ -�,n s s ee�r- eros+e�, °
30 free ,crg °c 9f the r9Gd,,gGy gGse rK}C- Fterl'"I dl it r the 19% Fet irr, fFeGj e
31 ( 1 Q -YeGr) sterm
32 g. DeSiqR G, +., The hy&Gulie - eGpGeit., eff the dittsh 5h0 d pe -sutsh a5 to
33 e1RSYr Q- tllh-v +he high WGte- ��yVry +i �r rv+ the 1 Q-yeGr (10% ret irR freq i°RGY)
.,
34 GieSigR f'G ".,in h�� be G_AA' thQ- h,-,+ +.,m pf +h° pr base ee se pe
35 EBiTre Ge Sc 'SFeR:l ShGIrn l l l9e FeGjUiired "A"h°ci th Q- GieSig` R GiiSGhGFge exGeedq the
36 ditch +
37 b. FlpjlA, ll °l gi+" GSS Ilr= re6i-- ^vr -C-9; - rp ^vSitCi ditGh - ^vr hrv',ir.g ry Fr.,i il-I
38 ^giber ^f ter .9 G)r- greGter GI. )Rg G G)FtiG)R G)f i+ GligRPReRt 'O,ill be G '- -I
39 AAir.im m e'G)Gi+" i hrr r °I hr"iRg r AAGRRiRg'c rhr. °cc effi.-ieAt less
40 +thGR Grr l irvl +rte Q 015 ch,^vi �_.5f°et per
41 mQr° iAfQrmrv+iQA
42
9111
3
i. Typieal SeetieR. The- ga re-a-disidle pnipirnize-
shape- e# e-happel see#i;an
4
Ti Il'H Ilrvr im r-�ry rat rvr�l -I r�rr��,il -lo ry +rrn ,�- hlo corms +ir�r� fr�r orrry r�+ �,ohir�loc lorn,44g
5
the Tho il-lo(Ql SeGtiG)R frem G sGfety stGR -peiRt hg\,o
6
Side clr PeS GR(J G G IrVed 1'll"I Yl"11'lll lll'� frGn Siti +i G.R +Gc +ho �h rv�Tr��l bette rr�m
�.vpc�-- cn-- rcrcrc -or-r
7
fare sleres fer grGSS -lilR Q-d- tichcal�he QeTlered with gr" dec Ret to
8
0 0o 11 herize -pirl to 1 v er +i.-rl ni +.-h I- GGkS'G)Poc ch l Il I I o GiesirlRed'.,i +h +ho
9
r~ GGie• I-,I I+ m , be r eGi 6)p +r, 3 h rim r+ l tG 1 er +iGGI Giepor,ll44g
10
11
G)R Fig, +_.,f_'.,r„ r,r riFGir,r-ge eGsefx P-.Pt GGRSUGAWs AteRGRGe es,
nr, r,Irr-ICC_liRed Ghr -RRP -1 Steeper thGR 3; 1 .,ill l9e r eGi
12
r
vv reel SI6perr5h`"'I�ll RGt ei(Eee6 +i�-re -ogle 9fFePG)Se Qf the SG)il GRGi /.,r iRil—l.
13
Side >•IrG)Pec fcr liRiRgS G+hrer +hGR r grGSS 441 be r G °ccr -C4rse PA the
14
phyciGGI GRd hydrG IliG prepertiec ref the mrvferiry We Feca!dside ;hrvnr,e hrv�,inr ry
15
SideSIG)pe Steeper +hGR 2,85 h rim r,+ +r, 1 er+ierl I.,ill be r eGi re rrGilecc P
16
the liRiRg mr-I+erir -II
17
18
GGhie"ed I-," GI Ir ec h dr J[ Ic efl.
19
20
A - AAir,iml Im c--4 -IiI Ic eAterlipe iA fee+
21
necigR elG)Gi+" (I n_"er-Irl r,f flr ., iR feet Pe Sec=GRd
22
r - \n /irl +h pf .-hl -p el l-I+ ., ter cI Irfl -I.-e it fee+
23
- ner, +h G)f flPA., ip fee+
24
G) three (3) +imegfh,-- m tG)p '.,ir-I +h r-I+ +he GiecigR fle'oy (19 yeGF) G lei-, +h
25
;;; c ever iS IGFgeF. The- €RgieeeF PRGy TeEjt=jire di +i.,r,rl r rl„ sG beRdS}G-
26
de+ermipe the r, cible reel -I f.,r l- Il-di+iG RGAI (reel r I . r.,+eGtiG-.R fr.,m V e'G)Gi +"
27
it III e Ie
28
k. yer +iGGI AliQRPReRtAG)RG ~i +I I Jir cl r,e � � + ��rn eef +hem
�
29
A,ill felle w the prefile grrvJee e.f the rGrvl -WGY These to plrvte l-I itr,hec rvre
30
geRe��EerA iRP-d- Gt r RIY iR prefile gr�^ de hl Itr-vlc� ir, nmeRt G d Gress
31
seeti^fie- g;✓G)PRe#9GeeGi sa#e#�l eG�le to the gFGjee #. IR
32
Gddi+ir,r r,r-I m l le ro c + q \Alill Qe�Tfir e the �pe�r a
33
fi
34
�, �'[
= vF�eEt�� l crrttrl�c� �mvSe SIcpe- FiiTerq- frr-m thGlt r)f the Prregrrn�e
35
€Rg:,eeeF PRG�' TeE'b:re G sler,e r,f 9.29 +„ r, e er,+ PG)RdiRg. nr.,r,
KI
1
2
GF d- #Gh ( -=heE S
eXGeed 2.5%. Steeper lG)Rg4
YRry' IG)eFe6b:reGi, e'G)Gif�' Where SIG)pe&
G iRGI rle,r,e PRG�' he .-IllG)" 9- -I 4,49-A +ho di +.-h it
3
.
4
TeF#ieGll ppr^vrnf'12S fA
e 44Gh@S -5 rhGPOOR ,.r, +h. ,-I, I .,,-I., ,- IFG'O,ir„„r
5
nrGde f di+
vl�c�c5- C��5�3eE+C- h-c�rr ^�Sr�c-
hgall he indie Gt djga + +e +h efile. Velee.itier
rr,�rrcccr Eel�,�- o -n�eH" "`r
6
ror the 1 n yeGF Rd 1 nn .
r derigR e r. +r she -III be ir,e.11 IeJe.eJ ir, the de Sign eJ. -I +.-I
7
W eJ G IliG l-RGi ER@rq 9rG -lolir
-S rhGll ho it III to I ire +ho d@SigR l-I4.4
8
;. Fee eb is rte,+-
rreEb:reE aqid di#c�-gthat c-e e
9
+h � SIgR �pa �- a^--
'r +h �n e �,( •+ erG
10
ERd— ShGA'A ir,- nhicr +l-I r.l -Il-I rI -I
of herize.r. +.-II
the
liFG'6iiRgS. I -II-Ii iGRGAr�f-rr °e °e L.. -.l-I rl -I rn i be Feecj'v'ireecl
her.eJr he•Ired elee.ity .-Rd r ele,'Gtie.r.
11
12
gat eutsiele.
e`GRSi eJereY +le 1p.s
13
The, de. II
„- ,�- �,�Sl�i -�iel" ei(erC♦58
th.-I+ the 1 nn / 1 �/ r +I freq 1 eierie•Ir.
Et ran- I�,- �,-, �rvtr¢ �^- ��=- �,- �oT�rv- 'rr'r,TCCf���cYT��=T9T�
14
flpAAI .r p�Q Ap leqq jhPA
z?9 fee t help „- �r;�;,,rm flppp f r reiireer;#
15
d'OVelliRg e r+rl le. +l Ire
16
F"A e5SQGeff;Eiel�.The
F6U GG)effiGieRt, "R„ f9fU5e irk Aug S
„,eSS
17
e GtiG)R fe,r e,r,eR -Gh R Rel
fle ., rhGll he he,Iroe-I GA +he Ghevr.r.el h r +orir+i r
18
9# e6Fr% PGF#iGUIGF GleSigA.
The efeh-le -S �SveE$iorrQ5Q-9.1�-- ef the- Q-\A'GSS6
19
PeSigR Sepl4es GS CG
)ff pessible e II Io n +her \,' III Ior fer spec='ifi..
20
GhGAFGG orir +iGS P ho rrieJoryo
I if de-Ov ed frle.m rolie�hlo referept -=er AAe- ppiRg'r
21
II „ f C-9mPG)Si {iC�'�c RRQ-lq-
�rrvF-
iAI -Issf l C thei�etC�#iv� f e,f +h .Jiff +
c �rT r�' v' li- a^ c°c�r°c- c�'r- vrrr�c°- crt'rr°c -rr �ri-r
22
mmevtn�Trie,lele
23
R Ir er+ nitGh iR er+ r,re,+eGtiG)R
rhGAII he I eeJ .,her. eierigR V ele,.-i+ier e eeeJ fee+
24
p eF SeGG) -PI#G'a-- ir=r`reF#
PFG)teGtie1r kill ho 1-ISP -d- -GAt the UpS#Fe6PR c--4 G-i
25
eJe .,r r+reevrn PRds; e,f evll GI II"or
+r
26
27
eRd- Figid— ChRRei IiRiRgS iS their FeSgG)RSe t6
28
ev I �� �r-n�p�r
E C %gel ehGpg --'
Flevihle lir.iRgS hle to r.fe,rrn to he Rge the
-r T„ ae- m�mg��r�Y °-- �e�,e- rccvi- rtvrrrrTCCl�e r�- -'nr'�- -rr-re
29
ei gel s- ;hGpe- While -F+gid
IiRiRgS ' ,il t WhQ C fie- (ih',Q liliAgs Gre G 'fie*
30
31
evre e r r +rl Ie +eeJ e,f +he fe,lle,
.,iRg rnev+erievlr,
32
1. Ced e, seeded g
33
2. €roSiepe -en +re l lam
e #-
34
-2. Turf- rreinfrEerneR+ h.'GRke#S;
35
4. n4e4e.hir,ed ri
36
\A /iro_or e le eeeJ rGGk (gGh-i e,r,e
e,r FAGJ!#reeeee) rRigid liRiRgS rune e GRSiet e,f either
37
GGSt- iR-- PAGE. EBrr' -rE Fe+l: er
grew -ted ip- r- rGp-The use e,f rigid liRiRgS fe,r re GdSidQ
38
eJi +.-her it eJir. eGi
39
n Fre,rie,r. (:!P .tppl The eierigReF
rhGll V egffi' thGt he, +h ternr.e.revr�i GRGi ere+
p•
Pe
40
TegetGtive rai,,gs�- lFE? S6i #emstIG
h G GG)R itiGRSfQ-e� �el�f^or
41
;;;hiCh thej' GFe- SpeGif#e�oc
evhle e,f reSiStiRg eFG)SiG)R rte
42
p erRRGR tere RS#ed -Sed-
lld he PIGGeel- P.FG''el to fah,- dirk - tie
32
1
2
f„oAO" GlAd SeEkJree iR PIGGe WA h PiRS OF4Gp;e5. Seeded gre55e5
S 1(3 - -iRGG_ pope- ef0S16;TC-9R rte- b-IGA;k,94 tG eASEI1 —Seil =+Gift t=JR it
3
per G^eRt VegetGJAGA iS P- StGIbR3FF . Iii +phes s bjeGt +�hlyerQ�e flews
°m�o�Jr�+
4
r-AGy require the use ref r�ermr-vnen+ +i irf roir�fr�rr�o mry +c
5
The r,+r..l r.IGR Ei �r h.-,II h.e ffiGier,+ +e
,,,� err�eros+erre� c�rr ei=-r »����„ -,�
6
preVeRt Se6irt +r-, +iGA Gf GkGiRGge',YG�'S, GiFGiRGge c +r. + .re RGi f'G)G) i r,IriR
7
Gre6FS th,GAt GGI Ild-I rcS-11t iR cEe fElfIIGNA' G ipc Gat i', -e55 V° h c--4pk e
8
9
Tore -pert- Gr@At eresi p r GRtrGI r IGR Sh,^..11 b-e cS6iffi�riQAttry;
10
11
i . e el + Z2 r'II (disturbed. I rr e ,41; pe 9Rt a gtGtiG)
iRGlt=JGfiRg SIG)Pec GRGi emh,rr,Lmer, +c•
12
�. Prea/er er0519n fr rQ-.Pm -Xit e t G-1-T4149 s Gf GYI,T'ertS;
13
PFe"49 -At goI SGG)t=)FiRg .,f r .�.d516�difGheS erg G)PeR GhGRRe�
14
fre �exC- essiye s e-Q-r stress threug Wege +tG +iG ,, 'ip1Rg5, retell ;i9,'"'
15
191e.,„ket5, GiFG)TS$IJett=JFeS, etG. +h G44iRg Rd_. .tif +el" the- Wege$GtiG)R
16
ec+ h lichmer + r.e G)Gi; GlAd
17
4. PFG_tQ_Gt the iRteggt+ ' r-,f rtill c +r. + r til im a eRtS GRGi r e e-pt e e e
18
GG_.,+iR i eGlimer, +r-, +iGR frr,m As_;tGh,le right G)f_3.,r" r-,reGS iRtG) GiFGiRGge
19
c +r. r-+ re GhGRRelc rtiRd rGGGiWr" diiGhec
20
Q-694.TVege;c.4_Rest 44 GRGgeMeR# P?lFGAC_tIC —e5" WHthiR +rnrr�rh- nQ_'A'G556
21
necigR QFi+eri 4 fr,r r I Ii +i r,rl it f rmr +i r rr I ri +erir
22 Gi.
23
B14111eWGY Gt=J TeFtS -S I ,Q- PGSS the t n_"e r (t nom/_
24
re+i IPR frerri e ail GiitGh flee, . Gi+" Yi+h.v i+ . eFtG)Pr.iRg the lkk'e YGr '
25
TTh nrSF;ze fpp GjrjT h II h 1 Q ipc=hQq di + f
26
r,rl Pipe e er + e +i r G Q_GA fr,r r- Gh r elliptiGGI
27
chGpec 9 I"er +c chr-,II he de ed t=)SiRg Rlet GG) tPp-1
28
2. (;a,5Ari-iC�lep 44p-#arip -1. �C Iorm,ere la;5- listed ip o51 Q:z2 'A' (;r
29
,+,h,��aSSe D@SIgR t,94GA - ere -GGGe +p ;e-fer EkJ,'eFt
30
r c +r. +i r IR GAd -44G)r . r+eGi me+rl Pipe (("`QA,4P?) . Rf.,rmiRg to
31
nnnT sfGR iGrGi SpeGifiGGAtiG_.Rq_ f.,r High YGr ' ('`G)RStr GtiG)R (1000 .,r Ir+ec+
32
eEIitiG)R). PgVeN,YG�' GI_1TeFtS G; -High PeRSity Pelye eR
33
T(ku PPElj GFe GGEep$ebe -G)Rl" I�f +rh— QrlTe`V�6 GTTJTIVCTZI —GT
34
er,.-re +e Gf A less +h44R L ir,r-hes +hipk AQ cc
35
'nim irm�rnm �cvr "erDri�,rrreWGY GYIrr'ertSS shGll he preyided the- minimum
36
eeT'erree EerArrnendec by the Pipe cStrWGt ir�cl r- le l- Iecign Grr 1
37
feet whiGhever is greGter
38
4. 14141 r- SIGpe. 4 r- 516pe— ShGIr,�rll be Pied t r,+.4ir
39
,= n;mmdr—A VebGit�' G)f 2..5 feet Per SeC-9r I +ugh the G I"er+ fer the
40
9M
7 6. DesigndGeRstfueti herds. ddi +i,.r,.VI •r,f..rrA -, +ieR
8 must be— ineluded in the —fie re eFt Rd_ the RStF etieR
9 .J ; g S CI Te9' SfArrS- �rrT eFCi x}52 ' dit c h c`--mrd
10 GTreW G4VeFtS iS P=9p^vSeGi. DFiiVeW GiiverfrrS I�IC I�rrse-- i.- ccrfr^vr
11 let ip tl=IQ o 'Q ril GFec .v+ +ho .a. .,r � � r, �$
12 lipQ Tho GGAS41 IG4GA l-FGWiRgS Shrll i to iAfG_.FP,r +iPA Fe rrdiRg SiZeS7
13 MGteFiGIS, I. GGtiGRS IeRgthS GGieq GAd PAd +ror+rr PA4 fe'F rll IriVeWG"
14 I"or +� T r i rl Iri"o .,r" ^r «ir r / "or+ lJo +ril< <hrll I o it l 'Qd ip the
15 GiFGN,YiRgS.
16 7 iRteRGRre VdAterir RGe reSPG_rRcihili +ioc fGr driVoWGY ^i il'494S shill he
17 G,,GeXPlGiRe i.A t CSO hAC YTJICTr ^- ^CTGIZQTTTT
18 4.2.5 Stormwater Drainage and Detention Facilities. The Subdivider shall provide a stormwater
19 drainage system that is designed and constructed in accordance with the Owasso
20 Design Criteria.
21 4.2.6 Sanitary Sewer System. Unless an exemption is granted in writing by the City Engineer, all
22 lots platted within the Owasso City limits shall be provided with a connection to sanitary
23 sewer. All connections shall be subject to the approval of the City Engineer and be in
24 accordance with all the applicable regulations of the nl lrh. r ,r S +G. e DepGr *-Aept Pf
25 HQcqlth Oklahoma Department of Environmental Quality.
26 Where a public sanitary sewer system is not reasonably accessible but where plans for
27 the installation of private sanitary sewers in the vicinity of the subdivision have been
28 prepared and approved by the m' 'tea —S +G, e D Te__A He- Im+,h, Oklahoma
29 Department of Environmental Quality, the Subdivider shall install sewers in conformity
30 with such plans.
31 4.2.7 Utilities. All utilities shall be installed within easements specified on the subdivision plat.
32 4.3 Construction Plans. The Subdivider shall submit six (6) Gepies a pdf copy (one pdf
33 marked set will be returned to the applicant) of the Construction Plans for streets,
34 drainage and detention, sanitary sewer, and water systems, including off -site systems
35 and erosion control. The Construction Plans shall show basic horizontal
36 configurations, connections to existing utilities, sizes and locations of proposed lines,
37 proposed street widths and horizontal curves, locations of storm sewers, and
38 detention facilities.
39
40
41 rARd 449- -I 4 "i +h +he Qi +' ER9rir.00r
42 4.4 City Engineer Review. Upon completing their review, the City Engineer shall submit their
43 comments to the Subdivider. All comments suggesting revision shall be accompanied
34
1 by a reference to appropriate sections of the Subdivision Regulations or Design Criteria.
2 The City Engineer's comments shall be delivered to the Subdivider. The- ro +, Irp +„ the
3
4 ,
Jr preyil-ed he wever, +hGt P Gr +rte GPPrr_Vrvl ref +ho PIGIRc by the
6
7 sele risk rvrc (City chrvll nef be licablefe l -IGrn Gge c+rviRed by reGSGR of +ho
8 Su er's- -c s we r—Ne construction may commence prior to the subdivider
9 obtaining all necessary approvals from, but not limited to, the City Engineer and the
10 Oklahoma Department of Environmental Quality. Said City Engineer review occurs
11 within the Engineering Division of the Public Works Department, and is separate from
12 any reviews undertaken by other City Departments.
13 4.5 �QAIQQIG I ANID ADDDI\ /AI OF ?GTIQTRUCTIG I PLANS BY TY €INIGN € €IRE At -Risk
14 Construction. Suh-Missielp RstG) the 94Y ERgrRt_-er ShG11 c-e,As#+tI 149 GA
15
16 of SGid PIGIRs by the DeprvG+meRt Gff F_=R�iir�Tr�m tGI Q GIlity GRd the City ERgiReer chGH
17 s6;el�' IG)e— Gt tl=le —Sp iders -FiSk G.Ad fhr+ +ho Qit�' ;h,-vlm be- lip_l-,lo fer GiG
18
19 +th— c +G-Rd the City ERgiReer. Per adopted State Statute, no at -risk construction is
20 allowed. Any at -risk construction undertaken by the subdivider, prior to approval of said
21 plans by the Department of Environmental Quality and the City Engineer shall solely be
22 at the Subdivider's risk and that the City shall not be liable for damages sustained by
23 reason of construction having taken place before approval of the plans by the State
24 and the City Engineer
A L �QIUIIQQION OF GGINIST_RUCTIGINI D�AIQ Tel _DEPARTI►ACAIT OF �\ /IRGINIAA�TAI QUAt4V
25 r.� rra -r�vcr mrcm --vr Trrcvnrrr rrcc -vcvrc T
26 PriG)F +G) (`4 QG RGil . rI Gf +ho fir,rl ,-,Ir+ +ho Gie elG)Per chrll fi r ich fG rl 11 0
27 of eII wester end- se "4eF P I GI R S f G :)F to tkQ- --rte I GhG)PRG De ReR� e#
28 €pyviir^v.pr-A +rl Q Gli +„ fer rr Gl rlr,r,g W4h +ho 0 ppli.-r +ic::) . fGF Porrr,i+ tG (`.-.r.c +n 1(_=4
29
30 DepGr +rReRf r914491.,
31 4.6 Preconstruction Conference. The Subdivider shall be required to participate in a pre -
32 construction meeting with the appropriate City Staff, as facilitated by the Public Works
33 Department.
34 4.7 Construction of Public Utilities and Facilities. Following the approval of the Construction
35 Plans, the Subdivider shall complete in a manner satisfactory with the City Engineer all
36 required improvements, and said improvements shall be free and clear of all liens,
37 claims, and encumbrances.
38 4.8 Inspections and Certifications. The City Engineer shall inspect the construction of the
39 required improvements for defects. Upon completion of the improvements, the City
40 Engineer shall file with the City Council a statement either certifying that the
41 improvements have been completed in accordance with the Owasso Design Criteria or
42 that the improvements are defective, listing the defects.
43 4.9 As -Built Construction Plans. Upon completion of the improvements, the Subdivider and
44 their engineer shall file with the City Engineer ^^° (" rr,� lrr . RGi f^, ,r (4) r,riR, se4 a set of
45 As -Built Construction Plans certified and signed by a registered engineer for said
35
improvements, as instructed by the City Engineer or their designee. These As -Built Plans
2
3
4
need to be submitted to the City Engineer prior to the acceptance of all public
improvements by the City Council. The DeyelepeF i6 o eGI +„ S ,I,Y,.,i+ r-,,PRP , +o._
Aided D-es+gR (rimes Gf the AS41_14 As B44 As Reed te be Ted
5
IRIc.4psThese
6
City CGURGil.
7
The As -Built Construction Plans shall certify:
8
a. That all required improvements are complete;
9
b. That the subdivision improvements are in compliance with these Regulations
10
and the Owasso Design Criteria;
11
c. That the Subdivider knows of no defects in the improvements, and
12
d. That the subdivision improvements are free and clear of any encumbrance or
13
lien.
14 4.10
Maintenance Bond. Prior to acceptance of those improvements by the City Council,
15
the Subdivider shall obtain a maintenance Surety for the maintenance of said
16
improvements as provided herein. The Surety shall be in the form of a maintenance
17
bond from a surety bonding company authorized to do business in the State of
18
Oklahoma or an irrevocable letter of credit from a financial institution regulated by the
19
State Banking Department or the United States Treasury Department. The Surety shall be
20
filed with the City Clerk and shall be payable to the City of Owasso. The amount of the
21
Surety shall be equal to one hundred percent (100 %) of the entire cost of materials for all
22
water lines, sewer lines, paving, and storm sewer improvements which the City shall
23
accept for maintenance. The duration of the maintenance Surety for all public
24
improvements shall be two (2) years from the date of acceptance of said
25
improvements by the City Council. The d ,.r4e.p of the S ,.o +„ fer Gil G4he:
26
27
28 4.11 Acceptance of Improvements. The Owasso City Council shall formally accept, by
29 Resolution or Ordinance, any or all improvements before such improvements become
30 public property, provided that all statements and agreements specified above have
31 been received and that As -Built Construction Plans have been submitted. No building
32 construction shall be permitted on any lot to, or on which, improvements have not been
33 completed in accordance with the provisions of these Regulations and no municipal
34 utility service will be furnished to such lot.
35
36
98i
CHAPTER 5 - FEES
2 5.1 Area Park, Recreational, and Cultural Requirements. All residential subdivision plats
3 having a dwelling unit density of greater than one (1) unit per acre shall dedicate,
4 according to the requirements hereinafter specified, a fee to be utilized by the residents
5 of the subdivision and the City of Owasso.
6 5.1.1 Fork Development Fee. In order to provide for area parks, cultural, and
7 recreation needs for newly developing areas of Owasso, a Fork Rec=r'-644e ,
8 Development Fee shall be assessed on each lot or multi - family unit created by
9 subdivision, re- subdivision, or lot split. The Park Rer-rec4„e , Development Fee shall be
10 assessed th, -_ GP, GI .,f +he fiRGI , IGf 199 +he r-+„ QG RGil G n ,i gh ,, ii
11 . when a building permit is applied for.
12 5.1.2 Definitions. For the purposes of this Chapter, the following definitions are established:
13 a.
Residential Dwelling Unit. Any room or group of rooms located within a dwelling
14
and forming a single habitable unit with facilities that are used or intended to be
15
used for living, sleeping, and cooking by one (1) or more individuals living
16
together.
17 b.
Bedroom. Any room within a residential dwelling unit which is designed to be
18
used for sleeping purposes and containing a closet of sufficient size to hold
19
clothing. One living room with entry closet shall not be considered a bedroom in
20
each residential dwelling unit other than a studio or efficiency apartment.
21 c.
Person. Any domestic or foreign corporation, firm, association, syndicate, joint
22
stock company, partnership of any kind, joint venture club, society, or individual.
23 d.
Mobile Home. A vehicle other than a motor vehicle, designed or used for
24
residential purposes, for carrying persons and property on its own structure, and
25
for being drawn by a motor vehicle.
26 e.
Mobile Home Lot. Any area or portion of a Mobile Home Park designated,
27
designed, or used for the occupancy of one (1) mobile home or a temporary,
28
semi - permanent or permanent basis.
29 f.
Mobile Home Park. Any area or tract of land established under the Mobile
30
Home Park District of the Owasso Zoning Code.
31 5.1.3 Fee Structure.
32 ,heSe re , lGfiGRS) Fe or +,„n �o"o nry on+ foe A Park Development Fee, totaling an
33 amount defined in the adopted Owasso Fee Schedule, is hereby imposed on the
34 privilege of constructing any residential dwelling unit or mobile home lot in the City of
35 Owasso and every person to whom a permit to construct a residential dwelling unit is
36 issued, shall pay to the City of Owasso such fee. The fee will be assessed based on the
37 number of dwelling units proposed to be constructed within the subdivision.
38 5.1.4 Park Development Fund.
39 a. All fees collected under these Regulations shall be placed in the Parks
40 Development Fund.
37
b. Use of Funds.
2 1. All Park Development Fees collected under these Regulations shall be
3 used and expended for the acquisition, purchase, developing,
4 improving, and equipping public parks, playgrounds, and cultural and
5 recreational facilities located in the corporate limits of the City of
6 Owasso and shall never be used for operating public park facilities or
7 any other purpose.
8 2. All Park Development Fees collected under these Regulations shall also
9 be used for the development of any of the above - described facilities
10 constructed or installed within or upon public property owned by the
11 City of Owasso or property in which the City has a leasehold interest or
12 where the City is given a right to use the same for public playground or
13 recreational purposes. All such funds shall be spent in areas reasonably
14 close to where they are collected, and in as timely a fashion as possible.
15 c. Purchase of Land. At such time as the City Council, based upon the
16 recommendations of the Planning Commission, determines that there are
17 sufficient funds achieved from a certain area in the Park Development Fund for
18 the acquisition, purchase, developing, improving, and equipping public parks,
19 playgrounds, and cultural and recreational facilities located in the corporate
20 limits of the City of Owasso, the Council shall cause negotiations to be
21 undertaken to purchase the site by mutual agreement or by condemnation
22 proceedings. The principal and interest deposited and kept in the Park
23 Development Fund shall be used solely for the purposes of purchasing land for
24 area parks, recreation and cultural uses.
25 5.1.5 Place of Payment. The Park Development Fee shall be paid at the time of purchase of
26 the building permit in the office of the Bt.JildiRg '^°^°^+i^^ Community Development
27 Department of the City of Owasso.
28 5.1.6 Refund of Fees. Any fee paid to the City under these Regulations for any residential
29 dwelling unit which is not constructed shall be refunded upon application of the
30 applicant and a showing to the satisfaction of the Building Inspector that the building or
31 unit has not been constructed or construction commenced and that the building
32 permit issued for the building or unit has been canceled or surrendered or otherwise
33 does not authorize the construction of the building or unit.
34 5.1.7 Exemptions. The fee imposed under this Article shall not apply to the following:
35 a. Construction or reconstruction of a residential dwelling unit which was
36 damaged or destroyed by fire, flood, or other cause over which the owner had
37 no control (provided that compliance with any building code or other
38 Ordinance requirement of the City of Owasso or of any other applicable law
39 shall not be deemed a cause over which the owner has no control), but only if
40 the number of bedrooms in the dwelling unit is increased, then the fee imposed
41 under this Ordinance shall apply to such increased number of bedrooms.
42 b. Enlargement, expansion, remodeling and /or alteration of a residential dwelling
43 unit but only if the number of bedrooms therein is not increased. If the number of
91-2
1 bedrooms in the dwelling unit is increased, then the fee imposed under this
2 Ordinance shall apply to such increased number of bedrooms.
3 5.1.8 Provision for the Dedication of Lands in Lieu of Fees. The City Council, at its sole option,
4 may accept the dedication or reservation of suitable sites for area parks, playgrounds,
5 cultural facility or other public recreational area providing that the land to be
6 dedicated is located within an area designated by the QG)MPFeheR ° Master Plan, as
7 having a significant need for an area park.
8 a. Land accepted for dedication under the requirements of these Regulations shall
9 be conveyed by either of the following methods:
10 1. By dedication within the plat to be filed for record in the Office of the
11 County Clerk.
12 2. By Warranty Deed transferring the property in fee simple to the City of
13 Owasso.
14 In any event, land must be free and clear of any mortgages or liens at the time
15 of such dedication or conveyance.
16 b. The value of real estate dedicated for recreation or cultural purposes shall be
17 determined as the price of the land at the time of purchase by the land owner
18 who is making application for subdivision. Usability of land for development
19 should be considered when establishing the price (for example, development of
20 flood prone land is restricted by Ordinance).
21 c. If agreement cannot be reached as to the credit for the real estate, an
22 arbitration procedure shall be invoked. The City and the applicant shall each
23 select the name of one (1) arbitrator and shall immediately thereafter notify
24 each other in writing of the name and address of the person so selected. The
25 two (2) arbitrators so selected and named shall agree upon and select a third
26 arbitrator. The decision of the arbitration panel shall be final.
27 5.1.9 Private Recreation Facilities Credit. When a master plan of development allocates
28 space for a private recreational facility, with usage not open to the general public, to
29 serve three (3) or more residential dwelling units such as, but not limited to, the following:
30 swimming pool, tennis court, recreational building or center, recreational facility area,
31 developed open space, or combination of any of the above, the Council may waive
32 part or all of the fee established by this Article. The size, quality, and design of such
33 facility which will entitle such dwelling units to a credit on the fee otherwise required,
34 and the amount of such credit shall be determined by negotiation between the parties.
35 If agreement cannot be reached, an arbitration procedure shall be invoked.
36 5.1.10 Residential Planned Unit Development (PUD) Credit. The City Council, in the case of a
37 Residential Planned Unit Development, may waive part or the entire fee established in
38 this Article. Such waiver may be granted when, in the opinion of the Council, common
39 areas, created and developed in a Residential Planned Unit Development pursuant to
40 the Chapter on Planned Unit Developments in the Owasso Zoning Code; the regulations
41 in this Chapter in the Zoning Code provides recreation opportunity for the residents of
42 said areas sufficient to impose no measurable increment in the need for neighborhood
43 park acreage.
9M
5.1.11 Fublic Recreational Facilities Credit. When a master plan of development allocates
2
space for a public recreational facility, with said facility constructed either solely at that
3
person's expense or in concert with others, and said facility serves the general public, to
4
serve three or more residential dwelling units, such as, but not limited to, the following:
5
swimming pool, tennis court, recreational building or center, recreational facility area,
6
area park, cultural facility, or combination of any of the above, the City Council may
7
waive part or all of the fee established in this Article if it is in conformance with the
8
recreation portion of the r'^^^ ^r ^h^^° ^ Master Plan.
9 5.1.12
Maintenance of Private Recreation Facilities. Maintenance of private recreation
10
facilities approved by the City in lieu of Park Fees will be the responsibility of the owner(s)
11
or homeowners' association (s). The City of Owasso will not maintain lands or facilities not
12
dedicated to the public.
13 5.2
Emergency Siren Fee. In order to provide adequate warning of severe weather for
14
newly developing areas of Owasso, an Emergency Siren Fee shall be assessed on each
15
acre of a newly created subdivision. The Emergency Siren Fee shall be payable upon
16
approval of the Final Plat, prior to the Subdivider recording said plat with the County
17
of record.
18 5.2.1
Fees.
19
a. Fee Imposed. An Emergency Siren Fee is hereby imposed on the privilege of
20
subdividing any land within the City of Owasso and every person subdividing
21
land within the City of Owasso, shall pay to the City of Owasso such fee at the
22
following rate.
23
� Fee Schedule. A fee totaling an amount defined in the adopted Owasso
24
Comprehensive Fee Schedule. Thir+„_fi"° (x35 R °« r Jiff °Fe -At rrAP-11pt ig-
25
r°rvi ii ed 19 ' +h° gif" Gf () YGSSG) rr # °r +h° GA -G)Pr i. R G)f these r° i JIGv iG)RS ° .-h
Per
26
.
27
b. Use of Funds. All fees collected under this Ordinance shall be used and
28
expended for the acquisition and /or purchase of emergency sirens only.
29 5.2.2
Place of Fayment. The Emergency Siren Fee shall be paid prior to recording the
30
subdivision plat. Said fee shall be paid in the Office of the ('i + %er Community
31
Development Department.
32 5.2.3
Refund of Fees. Any Emergency Storm Siren fee paid to the City for any subdivision
33
which is not recorded shall be refunded upon application of the applicant.
34
Application for refund must be received by the Administrator within two (2) years of
35
the date of City Council approval.
36 5.3
Sc notaFy Sewer Additional Infrastructure Payback Fees. In order to provide
37
reimbursement to the City of Owasso for the cost of extending SGR4..,r„ Se', °
38
infrastructure including, but not limited to, sanitary sewer lines, water lines, and
39
regional detention facilities, in various parts of the community, Payback Fees shall be
40
assessed on a per acre basis to new subdivisions that connect to certain municipally -
41
funded infrastructure and /or mains. These various Payback Fees shall be payable
42
upon approval of the Final Plat, prior to the Subdivider recording said plat with the
43
County of record.
Cho]
5.3.1 Fees.
2 a. Fee Imposed. A set of Payback Fees is hereby imposed on the privilege of
3 subdividing any land within the City of Owasso and every person subdividing land
4 within the City of Owasso shall pay to the City of Owasso such fee(s) established
5 in the adopted Owasso Code of Ordinances.
6 b. Fee Schedule. A fee totaling an amount defined in the adopted Owasso
7 Comprehensive Fee Schedule.
s 5.3.2 Place of Payment. The relevant Infrastructure Payback Fee(s) shall be paid prior to
9 recording the subdivision plat. Said fee shall be paid in the Office of the Community
10 Development Department.
11 5.3.3 Refund of Fees. Any Infrastructure Payback Fee(s) paid to the City for any subdivision
12 which is not recorded shall be refunded upon application of the Subdivider.
13 Application for refund must be received by the Administrator within two (2) years of
14 the date of City Council approval of the relevant Final Plat.
15
41
CHAPTER 6 - CHANGE OF LIMITS OF ACCESS
2 6.1 Intentions. When land has been platted under these Regulations, or under other
3 applicable law, and the owner of all land affected proposes to add limits of no
4 access to the plat, or to remove or otherwise alter limits of no access on the plat,
5 such action shall not require replatting, nor shall it require vacation of the old plat.
6 6.2 Application. The ev rer g-hG!l rreE�je4 +he GI=1GR9e ^+ I;, itg- .,f r o FitiRg +., +he
7 Q +" PIr,- Re. , +her pl GGr iG)R fee rAl -I shrll s I- r-A + I.r ., r� G)f +ho P rl The
8 Teee%ri•Ebi; 4sep, ( G)r- ",-WQ -,Q- ShGll T2a%2Vt- the P°IveSed GhGRgee •,f . e RIGA
9 \'Afhe$ her +�PFG)peSedc%RgeSWeUIGI iRGre FSePFG)brePR 4h +he Pt=Jl9liG
10 trpfficfle— u#ili- eeser-AeAtg PAd thQ ir-a er tp fi„r .-,f , is s a6le,ereE
12
13 +he PFG)PG)SeGi c%m,ge G)f QeE2S5GARdeither G e GpprGve 4lh
14 . The owner shall request a Change of Limits of Access in writing to the
15 Community Development Department via an application supplied by the
16 Administrator, pay the Application Fee, and shall submit drawings of the proposed
17 change(s). The completed application package should be submitted to the
18 Administrator no later than the first (11t) business day of the month of the Technical
19 Advisory Committee meeting at which the Change of Limits of Access will be
20 reviewed.
21 6.2.1 Specifications. The drawing submitted by the applicant shall include the proposed
22 change(s) to all relevant access point(s) and all existing curb cuts, buildings, drives,
23 parking areas, easements, and other relevant items with their distances from lot lines
24 and adjacent streets.
25 6.2.2 Technical Advisory Committee Action. The Technical Advisory Committee shall review
26 the proposed change of access and evaluate whether the proposed changes
27 would increase problems with the public traffic flow, utility easements, and /or the
28 implementation of various plans adopted by the City, or would create problems with
29 the flow of traffic on private streets owned by persons other than the applicant. TAC
30 will make any comments they see fit, and these comments will be furnished to the
31 applicant by the Administrator, to be addressed by the applicant. Refer to Figure 7,
32 Change of Access Flowchart, below.
33 6.2.3 Planning Commission Action. The Planning Commission shall act upon the proposed
34 Change of Access after it has been submitted to TAC; the Planning Commission will
35 review the proposed change of access and evaluate whether the proposed
36 changes would increase problems with the public traffic flow, utility easements,
37 and /or the implementation of various plans adopted by the City, or would create
38 problems with the flow of traffic on private streets owned by persons other than the
39 applicant. Planning Commission will then take action to either approve or deny the
40 proposed Change of Access. If the Change of Access is denied, grounds for the refusal
41 shall be stated in writing, a copy of which shall be transmitted to the applicant.
42
1 6.2.4 Further Administrator Action. Upon approval by the Owasso Planning Commission, the
2 Administrator shall draft an instrument outlining the change of access to occur. This
3 instrument will then be given to the Planning Commission Chairperson and the City
4 Engineer for approval signatures. Once signatures are obtained, the instrument will be
s given to the applicant for filing at the office of the County Clerk.
6
7
8
9
10
11 Figure 6. Change of Access Flowchart.
43
CHANGE OF ACCESS PROCESS
Pre - Application Meeting with Planning Staff
Submittal of Application Packet and Applicable Fees
Public Hearings Scheduled I Staff Review
Technical Advisory Committee Meeting
Owasso Planning Commission Hearing
Approval I I Denial
Applicant Files Instrument with the County
44
1 CHAPTER 7 - LOT SPLITS, LOT COMBINATIONS, AND LOT LINE
2 ADJUSTMENTS
3 7.1 Intentions and Definition. This Chapter is intended to provide for a simplified
4 method of regulating the subdivision, combination, and adjustment of small
5 numbers of lots while still requiring that such action meets all the requirements of
6 applicable City Ordinances and these Regulations.
7 A let split IS G FRiRGF Sul b- drv4sior-- ^vfpreyieusly Subdivided am- i-vi=dl. The PIGRRiRg
8 vvv^rnrrnrrtSSie" rn GPPFG)','e eGrSplit thGt GFeGIU- -S Av Q-- trn --4three (3) 4
9 4G)RtiRg o iStiRg S #ee+ „+ i ,i„iRg GR�' o s+I-oo+ Gd er
10 PAI -Irri C�l,$ieS, Pr thQ Ef +I,-,n „+ I iblip I P-,Q1 -Aertq
12 ,
13 ZeniRg n., -yin,- Inc -e (6)Rless GPpFG)VeGI b- ' floe .,f o djUS +erg,-,) --^or —these
14 Fegl T
15 7.1.1 Lot Split Procedure. A Lot Split is a minor subdivision of previously platted or
16 unplatted land. The Administrator may approve a Lot Split, so long as it meets the
17 following criteria:
18 The lot split procedures of this section may not be used and no lot split
19 application may be approved if the requested lot split would result in the
20 creation of more than three (3) resulting lots from the original parent tract,
21 and is required for any division of land resulting in tracts of (5) five acres or
22 less.
23 The maximum number of splits that may occur on the parent tract is three
24 (3) in any five (5) year period immediately preceding the submittal date of
25 the application. For the purposes of this section, the division of property by
26 meets and bounds legal descriptions in the County of record shall be
27 construed as a lot split. Additionally, the City shall reserve the right to
28 require platting of the larger parent tract if it better serves the public
29 interest.
30 . The Lot Split must involve lots fronting on an existing, dedicated street and
31 may not involve the creation of any new public street or road.
32 . The Lot Split may not involve the extension of new municipal facilities, such
33 as sewer or water lines.
34 0 The Lot Split may not involve the creation of any public improvements,
35 such as new public streets or land for public facilities.
36 . The Lot Split may not involve the creation of a lot that does not have
37 access to an existing, dedicated street. This access may in the form of a
38 recorded access easement.
45
1 The Lot Split may not adversely affect the remainder of the parent tract or
2 any adjacent properties.
3 . The Lot Split may not create a land locked parcel without concurrently
a dedicating a legal means of access to each proposed new tract, via a
s Mutual Access Easement; and
6 . The Lot Split may not be in conflict with any provision or portion of the
7 currently adopted Land Use Master Plan, Zoning Code (unless approved
8 by the Board of Adjustment), or these Regulations. Figure 8 below
9 exemplifies a typical Lot Split configuration.
10
12 Figure 7. Typical Lot Split Configuration
Parent Tract 5 Ac.
` Frontage to meet
minimum zoning
district. requirements
13
Frontage
Centerline Road
14 7.1.2 Lot Combination Procedure. A Lot Combination involves the amalgamation of
15 existing abutting lots, in order to create a single lot that is larger in size than the
16 original lots. The Administrator may approve a Lot Combination, so long as it
17 meets the following criteria:
18 . Any lot(s) resulting from an approved Lot Combination may not be split further
19 unless said lot(s) is(are) involved in a lot line adjustment request or split through
20 the platting procedure outlined in these Regulations.
21
22 . The Lot Combination must involve lots fronting on an existing, dedicated
23 street and may not involve the creation of any new public street or road.
Er'.
1 The Lot Combination may not involve the extension of new municipal
2 facilities, such as sewer or water lines.
3 0 The Lot Combination may not involve the creation of any public
4 improvements, such as new public streets or land for public facilities.
5 . The Lot Combination may not involve the creation of a lot that does not
6 have access to an existing, dedicated street. This access may in the form
7 of a recorded access easement.
s . The Lot Combination may not adversely affect any adjacent properties.
9 . The Lot Combination may not create a land locked parcel without
10 concurrently dedicating a legal means of access to each proposed new
11 tract, via a Mutual Access Easement; and
12 . The Lot Combination may not be in conflict with any provision or portion of
13 the currently adopted Land Use Master Plan, Zoning Code (unless
14 approved by the Board of Adjustment), or these Regulations.
15 7.1.3 Lot Line Adiustment Procedure. A Lot Line Adjustment involves the altering of
16 the boundary between, or the reconfiguration of the shape of, existing
abutting lots. The Administrator may approve a Lot Line Adjustment, so long as
is it meets the following criteria:
19 A Lot Line Adjustment may not be used and no Lot Line Adjustment
20 application may be approved if the requested lot line adjustment would
21 result in the creation of more lots than existed before the lot line adjustment
22 occurred.
23
24 The Lot Line Adjustment must involve lots fronting on an existing, dedicated
25 street and may not involve the creation of any new public street or road.
26 The Lot Line Adjustment may not involve the extension of new municipal
27 facilities, such as sewer or water lines.
28 The Lot Line Adjustment may not involve the creation of any public
29 improvements, such as new public streets or land for public facilities.
30 . The Lot Line Adjustment may not involve the creation of a lot that does not
31 have access to an existing, dedicated street. This access may in the form
32 of a recorded access easement.
33 . The Lot Line Adjustment may not adversely affect the lots involved in any
34 adjoining properties.
35 . The Lot Line Adjustment may not create a land locked parcel without
36 concurrently dedicating a legal means of access to each proposed new
37 tract, via a Mutual Access Easement; and
38 • The Lot Line Adjustment may not be in conflict with any provision or portion
39 of the currently adopted Land Use Master Plan, Zoning Code (unless
47
1 approved by the Board of Adjustment), or these Regulations. Figure 9
2 below exemplifies a typical Lot Line Adjustment configuration.
s Figure 8. Typical Lot Line Adiustment Configuration
4
E
I
I
I
4
v
d
G
d
U I
I
I
I
_Centerline Road
rea to be split from Tract 2
and combined with Tract 1
iolid red line becomes the
new southern property
boundary for Tract 1
Eij
2 7.2 Application Procedure. The Subdivider shall submit the LG4 SP14 relevant Lot Split, Lot
3 Combination, and /or Lot Line Adjustment Application(s) to the Administrator, pay the
4 Application Fee in an amount as provided by Ordinance, and shall submit exhibits
5 that accompany the proposal in accordance with the specifications in the following
6 subsections of these Regulations.
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
IIXA
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
7.2.1 Copies. Unless instructed otherwise by the Administrator, G)R e A uteC o n
eepy RGI +hFee s of P- sep -led- iRg ShS!l , the applieatieR.. one
(1) PDF digital copy of each required exhibit must accompany the application.
7.2.2 Specifications. The applicant must provide the following exhibits for each lot involved
in the requested Lot Split, Lot Combination, and /or Lot Line Adjustment, include the
Original Parent Tract lot(s) and any lot(s) resulting from the requested action:
• A detailed property survey that includes all existing and proposed lot lines, all
existing easements, all existing buildings and improvements and their
distances from lot lines, adjacent streets and their widths, a north arrow,
existing instruments, and a scale. This survey should be prepared by a
registered land surveyor.
• A legal description of each parcel to be created, including the original
parent tract and resulting tract(s).
• A certificate or certificates of closure, stating that each legal description
provided does indeed close.
• A copy of all separate instruments, including but not limited to Mutual Access
Easements and /or Utility Easements, affecting the land to be split, combined,
and /or altered.
a, ;e„ R; 914" IG)�' 1; —taw + *Iree (23) G- ePies GFe reEJ64ed.
7.3 Gilty Peer Review Procedure.
7.3.1 Distribution. The Administrator shall distribute copies of the application form and
exhibits to the Technical Advisory Committee (TAC) for review.
7.3.2 Field Check. The Administrator &4G4 may visually inspect the lots proposed to be split,
combined, and /or altered and report any findings or concerns to the Technical
Advisory Committee.
7.3.3 Review. The Administrator shall review the application for conformance with the
Owasso Zoning Code, PUD conditions, Board of Adjustment actions, these Subdivision
Regulations, and other City Ordinances.
7.3.4 Schedule Hearings. The r'; +„ p GPP, --. �hr ho I , o the G4 SP 14 +„ ho hor. I beferp +ho
r-.,,.,.,,.,. i#ee (Ter- rn,I +ho pIrRRiRg r-.,,.,.,r-Aissiep The Administrator
shall schedule the Lot Split, Lot combination, and /or Lot Line Adjustment to be
reviewed by the Technical Advisory Committee. Applicants should submit their Lot
Split, Lot Combination, and /or Lot Line Adjustment application(s) by no later than the
first (1st) of the month in which they would like the application to be considered by
the Technical Advisory Committee.
EI
1 7.3.5 Technical Advisory Committee Review. The Administrator shall present the
2 application at a regular Technical Advisory Committee meeting where the Lot Split,
3 Lot Combination, and /or Lot Line Adjustment may be reviewed by the Committee.
4 The comment(s) made by the Technical Advisory Committee shall be compiled with
5 that of the Administrator's comment(s) and then forwarded to the applicant for
6 correction, if needed. Once said comment(s) are addressed by the applicant, a
7 revised application, including any revised or additional exhibits deemed necessary
8 by the Technical Advisory Committee, shall be resubmitted to the Administrator.
9 7.3.7 Administrator Review. After any subsequent resubmiteal by the applicant, addressing
10 any comments made by the Technical Advisory Committee, the Administrator shall
11 review the proposed Lot Split, Lot Combination, and /or Lot Line Adjustment and
12 either approve, approve with conditions, or disapprove the application. The
13 applicant will be informed of the Administrator's decision in writing. If the Lot Split is
14 disapproved, the applicant may appeal the decision of the Planning Commission to
15 the City Council.
16
17 " rI=li(= 1'"cn nppl1' Q EBmrr-A2Ar f +ho To hr i rvl ° I ris r" rr rr i + +oo
18 (T° Q) rv,orv,beFS .-RGI Q +" l-lopr4.,-,eR4 hr" Rg GA iR4Q_RQ_4 iR the P GI
19
20 7.4 TFEQ:H \I I(` ° I ° DVISQRY Qn—M M.ITTFF DF \ /IF\°/
21 Trh,Q ,T' PIar,n2r ShGAI.;-- PFeSeRt the GPP**E;✓ egt=jlarTBC�'AE6'1 °�''I`.isery
22 _W K 2t ng= .T,h2rC�thG�l6t Sp pFea/i2 ed eC The
23 FeCGMMeRGi,.+ „r „f +ho TBC� E64; �°�''yiser„ Q,,., r-A ttee ;h19eGompile W +aT
24 9f the r` + n21"'S I rter ,.+ „r ,.Rd +ho GP E;✓ iG)R Sh,A I-,o hQ-GFGi b , the
25 P?IGRR Rg (,„
I.
II
■T7J TIIii� ��rTilRnii�
30 the GppliGGRt G P P e G
32 7.3.8 Addressing Review. Any resulting tracts created by split, combination, or other
33 alterations, must have their addresses reviewed or assigned by the City Addressing
34 Coordinator and Addressing Committee. Addresses will be provided to the applicant
35 before approval of their lot split, lot combination, or lot line adjustment may be
36 granted, unless instructed otherwise by City Addressing Coordinator.
37 7.4 Approval Guidelines. The approval or disapproval of Lot Splits, Lot Combinations, and
38 Lot Line Adjustments shall be based upon the following guidelines, as well as its
39 adherence to the criteria outlined in the first Section of this Chapter:
40 7.4.1 Lots. Lot dimensions shall conform to Owasso Zoning Code standards. If the proposed
41 tract(s) to be created do(es) not meet minimum Zoning Code standards, a Variance
42 of the Zoning Code must be approved by the Board of Adjustment prior to the
Me]
1 consideration, review, and approval or denial of any Lot Split, Lot Combination, or Lot
2 Line Adjustment application.
3 Corner lots should have such extra width and area as may be necessary to satisfy
4 appropriate Owasso Zoning Code setback requirements from both streets while
5 ensuring that adequate buildable space remains.
6 7.4.2 Access and Streets. Where prep erty to be split is , ,,r +r„Ilo by r,,,r,_r,.G
7 prGvrsi6,=-S, Re let. shp-II be Gpprevedwhere SUGh r, i11 r, eGI de r o S fG-r Srid
8 I..+ n r. apnerldlpnelpt of "lipAits of r, eFeleel p! -,+ FA US+ be G ed by
9 ,th, =P (;G)PRPRi55+6r GRGi (;4+ ' r, r EF of- rrQC- 9rd if tlqefiQ- i6 C--4 RQ-4FiG Q-G1
10 G^^ef GR G4 S- +root G-f +he re n=Fded r,lr+ . .,hi. -h the r or+" hrg C-AGGPqq
11
12 gf d r "i le rIq l.,+ 1.,i +h fFG)RtGge tG) G PUIGIiG Stree# G)F high',YG�', SG +her+ +hrtQ
13 rr� rro r r ++
14
15 GAssUr \41qer9 GARB tG) be-SpIi GG- 1RfG4iRq- "�it�m�+h'ir-r'4S lh-wAd -IG *1eS-- Gr°ccr.`S GieS'r`�'g RG!ted fvr
16 street right_rf_VVGY GR the �AMGjGr 3Mce1 GRGI IighWGy PlrR the split shall Rrt
17 be ppPFG)\re ,v street rights G)f INGY fril +r r frrrr +r Srid r,lrr. a ept
18
19 C +root l-vRd I-1 it h \ V G y Plrr-
20 A Lot Split, Lot Combination, or Lot Line Adjustment may not involve the creation of a
21 lot that does not have access to an existing, dedicated street. If the Parent Tract from
22 which new lots are to be derived is controlled by Limits of No Access (LNA), no new
23 lot shall be approved that is effectively cut off from access to the existing street. In
24 order to abide by such a regulation, the applicant may need to apply for a Change
25 of Access, which must be approved by the Planning Commission and then filed of
26 record. A denial of access change constitutes a denial of the requested Lot Split, Lot
27 Combination, or Lot Line Adjustment.
28 The splitting of land shall provide each lot with access, as dictated by the most
29 current Owasso Zoning Code for the relevant Zoning District, to a public street or
30 highway, so that the access of the lot owner or user is assured, as well as the layout of
31 utilities, garbage and waste removal, fire protection, and public health and safety
32 thereby adequately assured.
33 7.4.3 Sewage Disposal. Where a tract to be split, combined, and /or altered abuts a public
34 sanitary sewer, no split, combination, or lot line adjustment should create a lot which
35 is cut off from said sewer.
36 7.4.4 Water Service Where a tract to be split, combined, and /or altered abuts a public
37 water main, no split, combination, or lot line adjustment should create a lot which is
38 cut off from a water main.
39 7.4.4 Certificate of Approval. Approval shall be shown by certificate on the instrument of
40 transfer as required by State Statute. The certification shall be signed by the g
41 QG-.rAr-ARss+e^ QhGiFPeFSGR Gr .4c-e r'hrirr,er` ^r, Community Development Department
42 Director, or their designee. The Subdivider will then file the instrument with the County
43 Clerk, the approval being an official document that will be contained in the abstract
44 of the property being split, combined, and /or altered.
45
51
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
CHAPTER 8 - EASEMENT AND RIGHTS -OF -WAY CLOSURE
8.1 Intentions. All requests for the closing of any public way or easement within the City
limits of Owasso shall be submitted, with the appropriate documentation as outlined
in this Chapter, to the Community Development Department.
8.2 Application Procedure. The Subdivider shall submit the relevant Easement or Public
Way Closing Application to the Administrator, pay the Application Fee in an amount
as provided by Ordinance, and shall submit exhibits that accompany the proposal in
accordance with the specifications in the following subsections of these Regulations.
8.2.1 Copies. Unless instructed otherwise by the Administrator, one (1) PDF digital copy of
each required exhibit must accompany the application.
8.2.2 Specifications. The applicant must provide the following exhibits for each easement
and /or Right -of -Way parcel to be closed:
• A detailed property survey of the parcel that contains the easement and /or
Right -of -Way. This survey should be prepared by a registered land surveyor.
• A legal description of each easement and /or Right -of -Way parcel to be
closed.
• A certificate or certificates of closure, stating that each legal description
provided does indeed close.
• A copy of the existing recorded instrument for current easement or public
way to be closed
8.3 Approval Procedure. Prior to the closing of a public way or easement, a public
hearing shall be conducted by the City Council. Written notice of any proposed
closing of public way or easement shall be provided to any holder of a franchise or
other entity determined to have special rights or privileges granted by the legislative
body. Notice shall also be sent to property owners abutting the subject right -of -way
or easement to be closed or abutting the subject property on which the closing is
proposed. The required notice shall be given at least thirty (30) days prior to the
public hearing. The closing of any public way or easement shall only be allowed
through an ordinance passed by the City Council.
8.4 Right to Reopen. The City of Owasso shall retain the right to reopen any public way or
easement without expense to the City. The public way or easement may be
reopened by ordinance when:
1. The City of Owasso City Council deems it necessary; or
2. An application of the property owners owning more than one half in area of the
property abutting the public way or easement to be closed is filed with the City
of Owasso Community Development Department and is subsequently reviewed
by the City Council.
It is also suggested that applicants vacate the public way or easement by
proceeding through district court. A public way or easement can only be vacated
after the City Council approves the closing ordinance and the ordinance is taken to
the court. Vacating the public way or easement forecloses on the City's right to
52
1 reopen the public way or easement. No permit may be issued for any development
2 in the easement or right -of -way of an area unless the easement or right -of -way has
3 been closed and vacated.
a Figure 9. Easement and Rights -of -Way Closure Flowchart
EASEMENT CLOSURE PROCESS
Pre - Application Meeting wifh Planning Staff
Submittal of Application Packet with List of Adjoining Property Owners and Applicable Fees
Public Hearing Scheduied I Staff Review
Notification Posted in Newspaper
Notification Mailed to Adjoining Property Owners
Technical Advisory Committee Meeting
Owasso City Council Hearing kE36 Denial
Approval
Ordinance Prepared
File Easement Closure with County
53
CHAPTER 9 - BUILDING PERMITS
2 9.1 Intentions. Building permits shall be issuable after completion of the following items:
s
a.
Final Plat Recorded. The Final Plat shall have been approved by the City
4
Council, certified, recorded with the appropriate county clerk, and certified
5
originals returned to the City Planner as provided herein.
6
b.
City Engineer Approval. The City Engineer shall have approved the
7
construction plans for water, sanitary sewer, storm sewer, and streets.
8
c.
Environmental Quality #eaa#h Department Approval. The Oklahoma
9
Department of Environmental Quality shall have issued certification
10
numbers for the water and sanitary sewer plans.
>>
d-
Water and Sanitary Sewer. The water and sanitary sewer utilities shall have
12
been constructed per approval plans, inspected by the City Engineer and
13
accepted for maintenance by the City Council or another political
14
subdivision having jurisdiction over said utilities. Further, the Subdivider shall
15
have delivered a one (1) year maintenance bond to the Public Works
16
Director as required herein. Upon acceptance of water and sanitary sewer
utilities, a number of lots as determined by the adopted Engineering
18
Design Criteria in a residential subdivision may be made eligible for building
19
permits. I IPGR r ePfGR e Gf ,. r +o. GlAd SG.RifGF�' Se o , , litieS p +„ ,n% of
20
the lets ip es l ept rl s I- d v s GR PA Gy l9e .RGGie eligible fG)F b ld Rg Pe R:I +
21
e.
Streets and Storm Sewer. Construction plans shall have been approved by the
22
City Engineer and either:
23
1. The street and storm sewer improvements have been accepted for
24
maintenance by the City Council and a two (2) year maintenance
25
bond delivered to the Public Works Director; or
26
2. The Subdivider has delivered to the Public Works Director a two (2)
27
year performance bond or other surety for these improvements.
28
54
CHAPTER 10 - DEFINITIONS AND USAGE
2 10.1 Usage. For the purpose of these Regulations, certain terms and words are to be used
3 and interpreted as defined in this Chapter. Where terms are not defined, they shall
4 have their ordinarily accepted meanings or such as the context may imply.
5 10.1.1 Tense, Plural, and Directives. Words used in the present tense shall include the future
6 tense, words in the singular number shall include the plural and words in the plural
7 number shall include the singular, except where the natural construction of the
8 writing indicates otherwise. The word "should" is directory and not mandatory. The
9 word "shall" is mandatory and directory.
10 10.1.2 Person, Herein, and Regulations. A "person" includes an individual, corporation,
11 partnership and an incorporated association of persons such as a club. The word
12 "herein" means in these Regulations. The word "Regulations" means these Subdivision
13 Regulations for the City of Owasso, Oklahoma.
14
15 10.2 Words and Terms Defined.
16
17 Abut (Abutting): To share a contiguous boundary with, as defined in accordance with relevant
18 state law.
19 Administrator: Any person employed by the City of Owasso, or their designee, to fulfill any of the
20 duties of the Planning Division of the Community Development Department.
21 Addressing Coordinator. Any person employed by the City of Owasso, or their designee, to fulfill
22 any of the duties related to the assignment, maintenance, and distribution of official addresses
23 and official street names within Owasso City Limits.
24 Addressing Committee. A review body consisting of a number of persons employed by the City
25 of Owasso, or their designee(s), and any external entities determined necessary by the
26 Addressing Coordinator, that assists in reviewing and approving proposed address(es) found
27 within the City of Owasso.
28 Alley: A minor public or private right -of -way which gives a secondary means of access to the
29 rear or side of a property that has primary access to some other street. Alleys may be used for
30 public or private utilities, and public service, emergency or private vehicles.
31 Arterial Street: See Street, Arterial in this Section.
32 As -Built Construction Plans: Those subdivision construction plans of completed paving, drainage,
33 water, sewer or other public improvements.
34 Block: A grouping of subdivided lots intended for urban purposes, bounded by streets or by a
35 combination of streets and public parks, cemeteries, railroad right -of -way, shorelines, waterways,
36 or municipal boundaries.
37 Board of Adjustment: The Board of Adjustment of the City of Owasso established in accordance
38 with state law by City Ordinance.
55
I Bond: A type of security or collateral posted by the Subdivider and approved by the City
2 Attorney which guarantees that all required improvements shall be maintained according to the
3 approved plans and requirements of Owasso Design Criteria and these Subdivision Regulations.
a Building: A structure which is permanently affixed to the land, has one or more floors and a roof,
5 and is bounded by either another building with a common party wall, open air, or the lot lines of
6 a lot.
7 Building Permit: A Permit required by the City of Owasso before any building construction is
8 commenced.
9 Building Setback Line: The horizontal distance from the point of measurement, such as the
10 centerline of an abutting street, the boundary line of an abutting zoning district, or the boundary
>> line of an abutting tract of land, to the nearest building wall.
12 C� The City of Owasso, Oklahoma.
13 City Council: The governing and legislative body of the City of Owasso, Oklahoma.
14 City (Officer): The word "City" followed by the name of any officer means any officer or designee
15 to such officer employed by the City of Owasso to fulfill any of the duties of the office named.
16 Construction Plan: The maps or drawings prepared by a registered professional engineer
17 accompanying a subdivision plat and showing the specific location and design of
18 improvements to be installed in the subdivision in accordance with the Owasso Design Criteria
19 and requirements of the City Engineer, Planning Commission and City Council as a condition of
20 the approval of the plat.
21 County: The County of Tulsa, Oklahoma or the County of Rogers, Oklahoma.
22 County Clerk: The office of the clerk for Tulsa County, Oklahoma or Rogers County, Oklahoma.
23 Covenants: Agreements binding the owners of the lots of a subdivision as shown on the face of a
24 recorded subdivision plat.
25 Dedicate: To set apart a portion of the area of a subdivision for a specific use or uses to the
26 public or to a specific group.
27 Detention: The act of detaining stormwater as outlined in the Owasso Design Criteria.
28 Deed of Dedication: That portion of a plat that dedicates an area or areas of a subdivision for
29 public use.
30 Design Criteria: Engineering standards used in the design and construction of subdivision
31 improvements.
32 Developer: The owner of land proposed to be subdivided, or their designee.
33 Development: A tract of land which is subdivided or otherwise altered and provided with all
34 necessary utilities and public improvements.
35 District Court: The District Court of Tulsa County, Oklahoma or Rogers County, Oklahoma.
36 Double Frontage: A situation in which a lot has access to two streets that do not intersect.
37 Easement: Authorization by a property owner for the use by another, and for a specific purpose,
38 of any designated part of his property.
M-i
1 Flood Plain: The area of land adjoining the channel of a river, stream or other similar body of
2 water which may be inundated by a flood that can be reasonably expected to occur. The
3 flood plain includes all lands within the limits of the 100 -year flood plain as defined by the
a Federal Emergency Management Agency and all lands within the limits of all City - jurisdictional
5 flood areas
6 Frontage: That side of a lot abutting on a street or way to which access is available for the lot.
7 Health Department: The Tulsa County, Oklahoma or Rogers County, Oklahoma agency
8 empowered by the Oklahoma State Department of Health to enforce health laws.
9 Improvements: Grading, streets, sidewalks, crosswalks, culverts, bridges, water lines, sanitary
10 sewer lines, force mains and lift stations, storm sewer lines, other utilities, and other features
11 required to support a development.
12 Improvements, Off -Site: A utility, structure, or modification of topography located outside the
13 property to be subdivided.
14 Improvements, Public: Any street, sidewalk, utility line, drainage way or other facility for which
15 the City may ultimately assume the responsibility for the maintenance and operation of.
16 Improvements, Required: Any improvement required by the Planning Commission and /or City
17 Council as a condition of approval of a subdivision plat.
18 Local Street: See Street, Minor (Local) in this section.
19 Lot: A tract, plot or portion of a subdivision or other parcel of land intended as a unit for the
20 purpose, whether immediate or future, of transfer of ownership or for building development.
21 Lot Area: The total area measured on a horizontal plane, included within the lot boundaries.
22 Lot Depth: The mean horizontal distance between the front and rear lot lines.
23 Lot Combination: A Lot Combination involves the amalgamation of existing abutting lots, in order
24 to create a single lot that is larger in size than the original lots.
25 Lot Line Adiustment: A Lot Line Adjustment involves the altering of the boundary between, or the
26 reconfiguration of the shape of, existing abutting lots.
27 Lot Split: A let split is .rsi-ih-divisie.p of prev us su e - !C.4pd. Th'Q P?IG=n=iRg
28 cQ -.FAF r'l' rriSSi.GR MGY GpPrGVe G 'Gt split thGt GreEiT °crrRv+ FAQ -Ir- thGIR thro - lets rfrr .At*' - r�r rvr
29
30
31
32
33 rr,r,r,,"o.i b, ' +ho R.,.vrGi of dj ,S+r,. eRt) „r these ro , lGti„r,S. A Lot Split is a minor subdivision of
34 previously platted or unplatted land.
35 Mayor: The Chief elected official of the City of Owasso, Oklahoma.
36 Open Space, Public: Land which may be dedicated to or reserved for acquisition for general
37 use by the public, including parks, recreation areas, school sites, community and public building
38 sites, and other similar lands. This specifically does not include floodway drainage courses, public
39 lakes and ponds or any area within the fully urbanized flood plain, but may include other areas
40 in the 100 -year full urbanized flood plain.
57
1 Off -Site Improvements: See Improvements, Off -Site in this section.
2 Owner: A person or any other legal entity having legal title to or sufficient proprietary interest in
3 the land sought to be subdivided under these Regulations.
4 Parent Tract: The parcel of land from which a new lot or tract is derived from.
5 Planned Unit Development (PUD): A discretionary type of development for a tract of land under
6 single ownership or control, based upon an approved development plan permitting flexibility of
7 principal land uses, lot sizes and accessory uses not otherwise available under conventional
8 development standards.
9 Planning Commission: The Owasso Planning Commission as established in accordance with state
10 law by City Ordinance.
>> Plat: A graphical representation of a subdivision showing the division of the land into lots, blocks,
12 street(s), dedications, and /or other divisions.
13 Plat, Final: The final graphical representation of a subdivision and any accompanying material,
14 as described in these Regulations, based on a Preliminary Plat with revisions, if any, to be
15 submitted to the Planning Commission and City Council for approval, denial, or approval with
16 conditions.
17 Plat, Preliminary: The drawing or drawings described in these Regulations, indicating the
18 proposed manner or layout of the subdivision to be submitted to the Planning Commission for
19 approval.
20 Rte- W Pre - Application Conference: A meeting between the Subdivider and the Administrator
21 to discuss the procedure for approval of a subdivision plat, provisions of the Zoning Code,
22 requirements as to general layout of streets, reservations of land, street improvements, drainage,
23 sewerage, fire protection, availability of existing services and utilities and /or similar matters.
24 Pre - Construction Conference: A meeting among the developer, the Subdivider or designee,
25 contractors and the relevant City Staff prior to improvements construction.
26 Registered Engineer: An engineer properly registered and licensed in the State of Oklahoma.
27 Registered Land Surveyor: A land surveyor properly registered and licensed in the State of
28 Oklahoma.
29 Resulting Tract: A parcel of land that is created as an end product of a lot split, lot combination
30 and /or lot line adjustment.
31 Reverse Frontage: That side of a lot abutting on a street or way which no access is available for
32 the lot. See Frontage and Double Frontage in this section.
33 Right -of -Way: A parcel of land, usually a strip, occupied or intended to be occupied by a street,
34 crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water line, sanitary or storm
35 sewer facility, or for any other public use. The use of the term right -of -way for land platting
36 purposes in connection with these Regulations shall mean that every right -of -way hereafter
37 established and shown on a Final Plat is to be separate and distinct from the lots and parcels
38 adjoining such right -of -way and not included within the dimensions or areas of such lots or
39 parcels. Rights -of -way intended for any use involving maintenance by a public agency shall be
40 dedicated to public use by the owner of the land which is being subdivided.
RIQ
1 Separate Instrument: A document that dedicates land and /or easements, or accomplishes
2 some other task(s), and is filed of record separately from the original subdivision plat documents.
3 Setback: The distance between a building and the nearest street right -of -way line or property
4 line. Also see Building Setback Line in this section.
5 State: The State of Oklahoma.
6 Street: A public or private right -of -way which affords the primary means of access to abutting
7 property or serves as a thoroughfare for vehicular traffic, or both, but excluding alleys.
8 Street, Arterial: A thoroughfare which carries a significant portion of the interurban vehicle traffic
9 at moderate speeds with some traffic stops.
10 Street, Collector: A street intended to move traffic from minor to arterial streets, including the
11 principal entrance and circulation street or streets of a development.
12 Street, Cul -De -Sac: A minor street with only one outlet and having a terminal for the safe and
13 convenient reversal of traffic movement including all emergency and service vehicles.
14 Street, Maior: Highways, arterial and collector streets.
15 Street, Minor (Local): A trafficway of limited length that is not classified as a Major Street or
16 highway, providing direct access to abutting tracts of land and access to more heavily traveled
17 streets.
18 Street, Service Road: A minor street which is parallel and adjacent to major streets, trafficways,
19 highways or railroad rights -of -way and which provides access to abutting properties and
20 protection from through traffic.
21 Subdivider: A person undertaking the subdivision or re- subdivision of a lot, tract or parcel of land
22 into two or more lots, or other subdivision of land for the purpose of transfer of ownership or
23 development, whether immediate or future, including all changes in lot lines.
24 Subdivision: Any division of land into four (4) or more lots, tracts or parcels for the purpose of
25 transfer of ownership or development, whether immediate or future, or any re- subdivision of
26 land. See also Plat in this section.
27 Technical Advisory Committee (TAC): A committee composed of public officials, City staff, and
28 utility company representatives to review and study all plats and minor subdivision proposals and
29 make recommendations concerning those subdivisions to the Planning Commission.
30 Zoninq Code: The adopted City Ordinance regulating land use in the City.
31
32
33
59
RESIDENTIAL SINGLE FAMILY NEW CONSTRUCTION MONTH END REPORT AUGUST 2023
Month
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
1 January
22
12
15
9
8
9
9
7
35
8
2 February
21
19
26
15
8
8
4
8
11
4
3 March
31
23
18
55
19
4
12
9
8
29
4 April
36
27
23
20
17
6
8
49
25
13
5 May
17
15
9
11
20
4
5
19
24
19
6 June
12
11
31
5
7
5
22
24
7
11
7 July
23
20
16
9
14
11
11
34
7
8
8 August
19
33
15
12
6
6
35
17
1
23
9 September
15
13
15
6
2
7
17
33
3
10 October
19
23
12
7
3
21
7
24
2
11 November
21
25
6
19
7
2
10
20
5
12 December
34
7
3
9
6
3
7
14
3
Totals
270
228
189
177
117
86
147
258
131
115
YTD
181
160
153
136
99
53
106
167
118
115
AUGUST YEAR -TO -DATE COUNT
200
150 - -- - - - - - -- - - - -- ------------------------------------------------------- - - - - -- ------------------------------
100 - -- - - - - -- - - - -- - - - - - -- -------------- - - - - -- - - - - - -- - - - - - -- - - - - --
50 - -- - - - - -- - - - -- - - - - - -- - - - - -- ❑ - - - - - -- - - - - - -- - - - - --
0
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
AUGUST 181 160 153 136 99 53 106 167 118 115
CITY OF OWASSO
RESIDENTIAL LOT INVENTORY STATUS
August 31, 2023
SUBDIVISION
Charleston Place (4/19)
Hawthorne at Stone Canyon (3/20)
Morrow Place Phase 11 (2/21)
Nottingham Hill (6/09)
Parker Village (4/21)
Presley Hollow (3/21)
Stone Creek at Owasso (9/20)
TOTALS
# OF LOTS
# DEVELOPED
# AVAILABLE
17
17
0
56
16
40
79
79
0
58
44
14
120
58
62
197
161
36
100
42
58
627
417
210
RESIDENTIAL MULTI - FAMILY NEW CONSTRUCTION MONTH END REPORT AUGUST 2023
(Initial recording began May 2016)
Month
2016
2017
2018
2019
2020
2021
2022
2023 2024 2025
1 January
4
0
0
0
0
107
0
2 February
6
0
0
0
0
4
14
3 March
*13
0
64
0
22
0
0
4 April
0
4
0
0
0
6
0
5 May
0
0
0
0
0
0
262
0
6 June
0
0
0
0
0
0
240
0
7 July
0
0
0
0
0
0
0
366
8 August
0
0
0
0
0
0
0
42
9 September
0
4
9
0
0
0
36
10 October
0
0
0
0
0
0
0
11 November
0
0
0
0
0
0
0
12 December
0
*10
0
0
58
0
0
Totals
0
37
13
64
58
22
655
422 0 0
YTD 0 23 4 64 0 22 619 422 0 0
*Units part of mixed use projects. Construction dollars counted towards new commercial.
AUGUST YEAR -TO -DATE COUNT
700
600 ---------------------------------------------------------------------------- - - - - -- --------------------------------------------
500 ----------------------------------------------------------------------------- - - - - -- --------------------------------------------
400 ----------------------------------------------------------------------------- - - - - -- - - - - -- ------------------------------
300 ----------------------------------------------------------------------------- - - - - -- - - - - - -- ------------------------------
200 ----------------------------------------------------------------------------- - - - - -- - - - - - -- ------------------------------
100 -------------------------------------------------------------------------------
0 H ------- - -------------------------------
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
AUGUST 0 23 4 64 0 22 619 422 0 0
AUGUST YEAR -TO -DATE DOLLARS
100,000,000
80,000,000 --------------------------------------------------------------------------------- - - - - -- ----------------------------- - - - - --
60,000,000 --------------------------------------------------------------------------------------
----------------------------------
40,000,000 --------------------------------------------------------------------------------------
--------------- - - - - - --
20,000,000 --------------------------------------------------------------------------------------
0 ------- -- �J -
2019 2020 2021 2022 2023
AUGUST 5,513,02— 0 1,239,000 79,494,792 45,437,640
TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR
90,000,000
75,000,000 -------------------------------------------------------------------------------------
----------------------------------
60,000,000 -------------------------------------------------------------------------------------
----------------------------------
45,000,000 -------------------------------------------------------------------------------------
--------------- - - - - - --
30,000,000 ------------------------------------------------------------------------------- - - - - -- --------------- --------
15,000,000 -------------------------------------------------------------------------------------
0
2019 2020 2021 2022 2023
TOTAL 5,513,020 4,800,000 1,239,000 82,454,792 45,437,640
COMMERCIAL NEW CONSTRUCTION MONTH END REPORT AUGUST 2023
Month
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
1 January
1
1
2
2
0
0
1
1
0
1
2 February
0
2
1
0
0
3
0
0
3
2
3 March
1
2
0
2
3
2
1
1
8
1
4 April
0
2
0
0
0
0
0
3
2
3
5 May
0
0
0
1
2
1
0
0
1
3
6 June
2
3
2
0
1
1
2
2
3
1
7 July
0
0
2
0
2
0
2
2
0
0
8 August
0
0
2
2
1
2
0
2
2
2
9 September
3
2
3
1
1
2
1
3
1
10 October
0
1
2
0
0
0
1
0
1
11 November
3
1
1
2
1
0
1
3
2
12 December
2
0
0
0
0
0
0
1
0
Totals
12
14
15
10
11
11
9
18
23
13
YTD
4
10
9
7
9
9
6
11
19
13
AUGUST YEAR -TO -DATE COUNT
25
20 -------------------------------------------------------------------------------------------------------------------------------------
15 ------------------------------------------------------------------------------------------------------- - - - - -- - ------------------
10 ---------- - - - - -- ------------------------------------------------------------------- - - - - -- - - - - -- --------
5 ---------- - - - - -- a2l - -- - - - - - -- --------
0
2014 2015 2017 2018 2019 2020 2022023
AUGUST 4 10 7 9 9 6 11411 13
AUGUST YEAR -TO -DATE DOLLARS
50,000,000
40,000,000 -----------------------------------------------------------
------------------------------------------------------------
30,000,000 ------------------------------------------------------ - - - - -- ------------------------------------------------------------
20,000,000 --------------------------- - - - - -- -------- - - - - -- ------------------- - - - - -- ---------------
10,000,000 ------- �--------- - - - - -- ------- - - - - -- --------- - - - - -- --------- - - - - --
0
2019 2020 2021 2022 2023
AUGUST 15,660,600 1 24,906,000 43,883,266 16,169,25 21,018,000
TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR
60,000,000
45,000,000 -----------------------------------------------------------
------------------------------------------------------------
30,000,000 ------------------------------------------------------ - - - - -- ------------------------------------------------------------
15,000,000 - - - - - - -- ------- - - - - -- ---------------
2019 2020 2021 2022 2023
TOTAL 17,040,600 25,640,180 56,068,466 25,134,256 21,018,000
Certificate
of Occupancy
Monthly
List
NAME
ADDRESS
DATE COMPLETE
►_11jeILI&I dpjoy *?
Township 21
8560 N 145 E Ave
8/1/2023
Yes
OPS Owasso Wellness Center
12901 E 86 St N
8/3/2023
Yes
011ie Pop
209 E 2 Ave #2
8/3/2023
Yes
#5 Gold Diggers
8751 N 117 E Ave #A
8/3/2023
Yes
Performance Repair
520 S Cedat St #D
8/10/2023
Yes
169 Business Park (white box only)
7301 N Owasso Exp., Building E
8/16/2023
Yes
Journey To Success
13315 E 112 St N #206
8/21/2023
Yes
Salad & Go
11360 E 96 St N
8/22/2023
Yes
Owasso Motors
7301 N Owasso Exp., Build E, Unit 100
8/22/2023
Yes
Where The Wild Things Play
117 S Main St
8/28/2023
Yes
The D Taylor
7301 N Owasso Exp., Build E, Unit 125
8/30/2023
Yes
Owasso Physical Therapy
8283 N Owasso Exp #C
8/30/2023
Yes
Yes
JULY 2023
Pool Time
11560 N 135 E Ave #101 -B
7/5/2022
Yes
Dunkin Donuts
11420 E 96 ST N
7/6/2023
Yes
918 Family Wellness
8430 N 123 E Ave
7/11/2023
Yes
JUNE 2023
Foster's Auto Body
108 S Birch St
6/5/2023
Yes
Evergreen Coffee Co.
11204 N Garnett Rd
6/8/2023
Yes
On Call Pediatrics
12150 E 96 St N #10
6/21/2023
Yes
Healing Harvest Growers
7794 N Owasso Exp #3338
6/26/2023
Yes
Owasso Joy Academy
9000 N 145 E Ave
6/26/2023
Yes
Hawaiian Bros
11602 E 96 St N
6/23/2023
Yes
Owasso Behavioral Health
12808 E 86 St N
6/27/2023
Yes
Armstrong Bank
12401 E 86 St N
6/28/2023
Yes
MAY 2023
Vision Source
10304 N Garnett Rd
5/1/2023
Yes
T Nugs World of Cannabis Dispensary
11230 N Garnett Rd #B
5/11/2023
Yes
APRIL 2023
This & That Candles and More
403 E 2 Ave
4/5/2023
Yes
Flourish Clothing Co
108 W 1 Ave, Suite A -1
4/19/2023
Yes
Baptist Children's Home
12791 E 74 St N
4/25/2023
Yes
MARCH 2023
First Church Owasso
10100 N Garnett Rd
3/3/2023
Yes
Caliber Collison
9155 N Owasso Exp
3/10/2023
Yes
Criterion — Complete Building
13315 E 112 St N
3/10/2023
Yes
Criterion — 3rd Floor Office Space
13315 E 112 St N #300
3/10/2023
Yes
Batteries Plus
12140 E 96 St N #104
3/16/2023
Yes
The Big Biscuit
8529 N 129 E Ave
3/29/2023
Yes
FEBRUARY 2023
Thunder Puffs
7800 N Owasso Exp #B
2/6/2023
Yes
Evermore Exotics 28
7800 N Owasso Exp #A
2/6/2023
Yes
The Beauty Pharm Medspa & Wellness
13315 E 112 St N #204
2/9/2023
Yes
Crumbl Cookie
9002 N 121 E Ave #400
2/9/2023
Yes
Criterion — 2nd Floor Office Space
13315 E 112 St N #201
2/16/2023
Yes
Nothing Bundt Cakes
9045 N 121 E Ave #400
2/17/2023
Yes
918 Chiropractic Owasso
12150 E 96 St N #100
2/17/2023
Yes
Diversity Fade Barbershop
9220 N Garnett Rd #1040
2/21/2023
Yes
C,fy of Owasso 200 S. Mai,wSf: Owass -, OK 74055
Certificate of Occupancy Monthly List
NAME
ADDRESS
DATE
COMPLETE
Drayer Physical Therapy Partners
9045 N 121 E Ave #700
2/22/2023
Yes
Ascension St. John — Rehab Hospital
13402 E 86 St N
2/27/2023
Yes
Mariner Finance
9021 N 121 E Ave #300B
2/28/2023
Yes
Attic Storage of Owasso
11500 E 80 ST N #AA
2/28/2023
Yes
Attic Storage of Owasso
11500 E 80 ST N #BB
2/28/2023
Yes
Attic Storage of Owasso
11500 E 80 ST N #W
2/28/2023
Yes
Attic Storage of Owasso
11500 E 80 ST N #Y
2/28/2023
Yes
JANUARY 2023
8535 N Memorial Dr #116
12/7/2022
Yes
Redline Nutrition
118 S Main St
1/10/2023
Yes
Rooster's Sports Bar & Grill
12551 E 86 St N
1/18/2023
Yes
Ascension St. John (2nd Floor)
12451 E 100 St N
1/18/2023
Yes
McDonald's (kitchen remodel)
11604 N 135 E Ave
1/24/2023
Yes
Verve Fitness
8528 N 129 E Ave
1/30/2023
Yes
Focus Financial
14501 E 89 St N
1/26/2023
Yes
1]x03:II4I-3:I:iifY *%
Pine Ridge Mental Healthcare
8422 N 123 E Ave
12/2/2022
Yes
Chick -Fil -A (remodel)
12015 E 96 St N
12/2/2022
Yes
Dental Solutions
9050 N Garnett Rd
12/2/2022
Yes
Candy Destination
8509 N 129 E Ave
12/2/2022
Yes
Hotworx Studio
9045 N 121 E Ave #740
12/2/2022
Yes
CFA Owasso Office
201 S Main St #208
12/5/2022
Yes
Dutch Bros Coffee
13001 E 116 St N
12/6/2022
Yes
Wendy's
11396 N 135 E Ave
12/7/2022
Yes
A New Leaf — Cafeteria
8535 N Memorial Dr #116
12/7/2022
Yes
Chipotle
11320 E 96 St N
12/9/2022
Yes
Keller Williams (1st Floor- Criterion Build.)
11315 E 112 St N #100
12/12/2022
Yes
Jordy Jo Coffee
1102A N Main St
12/12/2022
Yes
Mozilla's Kitchen
11610 E 86 St N
12/12/2022
Yes
Wendy's
11610 N 137 E Ave
12/12/2022
Yes
Birch & Co Salon (2nd Floor- Criterion Build.)
13315 E 112 St N #202
12/22/2022
Yes
NOVEMBER 2022
Sugar Llamas
9530 N 129 E Ave #101
11/3/2022
Yes
LaTorta Chilanga
11501 N Garnett Rd
11/15/2022
Yes
OCTOBER 2022
A New Leaf — Maintenance Building
8535 N Memorial Dr #108
10/3/2022
Yes
Dodwell Designs
108 W 1 Ave #B
10/12/2022
Yes
Airtopia Adventure Park
12932 E 86 St N
10/13/2022
Yes
3 Kids & A Cake
429 E 2 Ave
10/18/2022
Yes
Andy's Frozen Custard
11502 E 96 St N
10/19/2022
Yes
SEPTEMBER 2022
A New Leaf — Retail Building
8535 N Memorial Dr #109
9/7/2022
Yes
Blue Collar Barber Co.
11215 N Garnett Rd
9/21/2022
Yes
011ie's Bargan Outlet
11520 N Garnett Rd
9/21/2022
Yes
Cloud Chaserz
8351 N Owasso Exp
9/21/2022
Yes
Attic Storage
11500 E 80 St N #V
9/21/2022
Yes
C,fy of Owasyo- 200 S. Mai,wSf: Owcuyo -, OK 74055
PERMITS APPLIED FOR IN AUGUST 2023
ADDRESS
BUILDER
ADD /ZONE
VALUE
A.S.F.
PERMIT#
8011 N 146 E Ave
Executive Homes
PH /RS3
$ 198,900
2,652
23- 0801 -X
12030 E 108 PI N
Capital Homes
PV /RS3
$ 209,550
2,794
23- 0802 -X
9507 N 139 E Ct
Phoenix Landscapes
NEIV /RS3
$ 45,000
480
23- 0803 -P
403 N Dogwood St
Creative Building Sol.
MW /RS3
$ 43,200
576
23- 0804 -X
117 S Main St
Fastsigns
OT /CS
$ 851
50
23- 0805 -S
8751 N 117 E Ave #A
Global Sign Solutions
MVSC /CS
$ 5,000
57
23- 0806 -S
12924 E 76 St N
12924E76th Investments
SBII /PUD
$ 9,000,000
92,808
23- 0807 -X
12033 E 108 St N
Capital Homes
PV /RS3
$ 204,675
2,729
23- 0808 -X
11202 N 130 E Ave
Blue Environments
FGC /RS3
$ 40,000
346
23- 0809 -P
10813 N 121 E Ave
Capital Homes
PV /RS3
$ 201,600
2,688
23- 0810 -X
12029 E 108 PI N
Capital Homes
PV /RS3
$ 201,675
2,689
23- 0811 -X
12029 E 108 St N
Capital Homes
PV /RS3
$ 138,675
1,849
23- 0812 -X
9910 N 120 E Ave
Belgas Painting
BREII /RS3
$ 165,000
2,409
23- 0813 -X
8263 N Owasso Exp #G
Business Owner
3LIP /CS
$ 8,000
1,000
23- 0814 -C
13904 E 89 Ct N
Vista Pools
BP /RS3
$ 75,000
435
23- 0815 -P
15906 E 74 St N
Shaw Homes
SC /RS3
$ 173,550
21314
23- 0816 -X
102 S Main St
Encino Signs
Unplatted
$ 8,500
24
23- 0817 -S
9225 N 141 E Ave
Old School Construction
CP /RS3
$ 216,150
2,882
23- 0818 -X
9229 N 141 E Ave
Old School Construction
CP /RS3
$ 227,550
3,034
23- 0819 -X
15813 E 75 St N
Shaw Homes
SC /RS3
$ 192,675
2,569
23- 0820 -X
11595 E 116 St N #B
Winkley Homes
CAS /CS
$ 9,500
1,624
23- 0821 -C
12656 E 86 PI N
Business Owner
RP /CS
$ 2,380
5,151
23- 0822 -C
8283 N Owasso Exp #C
Highwayman Signs
TLIP /IL
$ 2,898
26
23- 0823 -S
700 S Main St
Precision Signs
Unplatted
$ 6,500
15
23- 0824 -S
12805 E 101 PI N
Cripple Creek Const.
0MP /CS
$ 1,800,000
4,067
23- 0825 -C
12305 E 96 St N #5
TBD
OM /CS
$ 150,000
2,500
23- 0826 -C
7919 N 146 E Ave
Executive Homes
PH /RS3
$ 185,100
2,468
23- 0827 -X
12039 E 108 PI N
Capital Homes
PV /RS3
$ 162,900
2,172
23- 0828 -X
12021 E 108 PI N
Capital Homes
PV /RS3
$ 195,750
2,610
23- 0829 -X
12018 E 108 PI N
Capital Homes
PV /RS3
$ 138,675
1,849
23- 0830 -X
12025 E 108 St N
Capital Homes
PV /RS3
$ 138,675
1,849
23- 0831 -X
12005 E 108 St N
Capital Homes
PV /RS3
$ 149,625
1,995
23- 0832 -X
12026 E 108 PI N
Capital Homes
PV /RS3
$ 142,125
1,895
23- 0833 -X
12403 N 132 E Ave
Simmons Homes
MPII /RS3
$ 146,550
1,954
23- 0834 -X
9405 N 144 E Ave
Old School Construction
NH /RS3
$ 270,750
3,610
23- 0835 -X
9203 N 103 E PI
Galaxy Pool Construction
FWIII /RS3
$ 76,688
429
23- 0836 -P
15918 E 74 St N
Shaw Homes
SC /RS3
$ 164,100
2,188
23- 0837 -X
12504 E 82 PI N
Carolina Carports
ECE /RS3
$ 1,600
324
23- 0838 -X
7402 N 159 E Ave
Shaw Homes
SC /RS3
$ 190,275
2,537
23- 0839 -X
15914 E 74 St N
Shaw Homes
SC /RS3
$ 173,550
2,314
23- 0840 -X
7210 N Hawthorne Ln
Shaw Homes
SC /RS3
$ 204,300
2,724
23- 0841 -X
13813 E 87 PI N
Sundown Pools
BWE /RS3
$ 40,000
200
23- 0842 -P
8703 N Owasso Exp #P
Michael Sutton
OW /CS
$ 17,000
1,534
23- 0843 -C
Ci>W of 0 wa�yfl-2- 00 S. Mai.wSf 0 wa,54fl, 0 K 74055
PERMITS APPLIED FOR IN AUGUST 2023
9100 N Garnett Rd
lCrown Neon Signs
AC /CS
$ 3,500
1 55
1 23- 0844 -S
507 E 19 St
IThompson Construction
AH3A /CG
$ 1,400,000
1 7,192
23- 0845 -C
23 Single Family
$ 4,227,375
56,338 SgFt
1 Multi Family
$ 9,000,000
92,808 Scl Ft
2 Residential Remodel
$ 208,200
2,985 SgFt
1 Accessory
$ 1,600
324 SgFt
2 New Commercial
$ 3,200,000
11,259 SgFt
5 Commercial Remodel
$ 186,880
11,809 SgFt
6 Signs
$ 27,249
227 SgFt
5 Pool
$ 276,688
1,890 Scl t
45 Total Building Permits
$ 17,127,992
177,640 SgFt
Ci,y of 0wa�yfl-2- 00 S. Mai.wSf 0wa,54fl, 0 K 74055
1.
2.
3.
OWASSO TECHNICAL ADVISORY COMMITTEE
Wednesday, July 19, 2023
City Hall Community Room
PRESENT
VVEC
AT &T
AEP /PSO
Fire Department
City Attorney
Planning Commissioner Representative
Community Development Staff
Police Department
Public Works
OZ 23 -05, Rezoning, 201 N Birch St -
■ No comments
Preliminary Plat - Presley Hollow II & III -
ABSENT
Washington County Rural Water District #3
Rogers County Rural Water District #3
ONG
Cox Communications
Community Development, Planning Commissioner Rep., Public Works (PW):
• Add street name labels on the plat faces, as provided by staff
• Provide storm sewer plans to Public Works, so that proposed drainage easement locations /sizes
can be verified
■ Clarify which phase is which on each title block and location map
• On location map- correct call -outs of property north and northwest of subject property, as these
areas are platted (currently shown unplatted)
• Every 5 lots must have a 15' wide utility easement between them, so utilities may access rear
yards. The 15' may be split up across lot lines (i.e. one lot can have 10' u/e and the adjacent lot
can have 5' u /e)
• On the plat faces, change sewer information within the "Contacts" box. No aerobic systems
allowed in City Limits
• Provide landscaping detail for entrance, if applicable. If you are doing entrance
landscaping /signage, consider placing it in a Reserve Area and /or adding language regarding
entrance maintenance to the Deed of Dedication (DoD) pages
• Show the fence easements you reference in the DoD pages on the plat faces themselves. These
easements will need to be within a Reserve Area
• Label all ROW dimensions on the plat faces, specifically what is being dedicated via this plat
• Add language to the DoD pages regarding detention for the subject property, both how it will
be handled and who will maintain said facilities
• Traffic calming devices of some kind will be required on Streets A, M, and Q
• A crash gate or other equivalent device will be required at the end of Street C if it is not
connecting into the adjacent County street. Add a note stating such to the plat face.
There were no comments from AEP /PSO, AT &T, Washington County Rural Water District #3, or Fire
Final Plat - The Reserve at Owasso -
Community Development, Planning Commissioner Rep., Public Works (PW):
• Coordinate with Public Works on escrow requirements for intersection improvements and traffic
signals
• Change the street name for "N 135th E Ave" to "North 137th East Avenue"
• Add addresses for each lot, as provided by staff
• Label the dimensions of all of the Limits of No Access (LNAs)
TAC Meeting Notes - July 19, 2023 Page 1 1
• Per the approved PUD document, there is one additional allowed point of access off of 145th E Ave,
into Lot 12, Block 2. Show on plat face is said access point will be installed later
• The offsite drainage easement perpendicular to N 145th E Ave will need to be filed and the
document number will need to be placed on the plat face prior to the filing of this plat
• Provide entrance detail(s), showing any landscaping or signage for all access points. If you are
doing entrance landscaping /signage, places these in Reserve Area(s) and add language regarding
entrance maintenance to the DoD
• Section 11- add "with the exception of Reserve Area A" to the last paragraph
• Section I.J- add language that the sidewalks along 106th St will be escrowed.
• Clarify the property line and ROW line locations in the SE corner of the subject property. Currently
appears there is a strip of land excluded from the property and the ROW (see below)
LOT 11 \\ D w
193102.83 SQ FT m
4.43 ACRES \ \ m
/ N 88 °44'08"
E225.00' \ \
F.LP. #4 W /Ca N Or $ c
/ Stamped "BIRD OK 1558" -
� v
mw
a
— _— —_N88 °44'39 "E83].18' — -- -_ - - -- � ? — .. - - - --
___ —
—� - -- 200 00' 200.00'- 199.73'
10'BL _ -- .Sg�1L - - -. — --
SOU,
ETE) �
Set
Ensure that the 10' strip of ROW being dedicated along 106th St is included in the legal description
found within the DoD. Additionally, adjust the southern property line so that the ROW is included
within the area to be platted (see attached)
LOT 4 1° LU I D JF N bUU.3z.7y bu t-1
2.81 SQ FT 44808.96 SQ 1.38 ACRES
2 ACRES I 1.03 AC RE N N 17 °04'08" E 5lity Easement N 01 °15'21" W 6.61' B L ;948, Page 2046 �_ — L _U E S 46 °15'21 " E 35.36' N43 °44'39 "E3�3� L 25.0057.78' � 125.00' 00'
F.LP. #3JT I LN.A.V �_ 99'
LNA.1' DU y
o L — ACCESS
o � �
2 O
ZE C
O
2
Washington County Rural Water District #3:
■ This item is in Washington Co. RWD #3 service area.
■ 20 ft. utility easement at minimum along all streets and rights -of -way (additional
■ easements may be needed based on design).
■ We have had some communications with the engineer, but water has not been requested to
date.
■ Waterline plans have not been submitted, reviewed, or approved to date.
■ How will entrances be addressed for each lot?
■ We reserve comments until we have an opportunity to review and comment on waterline plans.
TAC Meeting Notes - July 19, 2023 Page 1 2
o
BLOCK 2
°
m
a
LOT I
\ I
y LOT 10
m1
�- 50000
- .00 SQ FT
" 50016.69 S FT o
- Q
m
LOT
50018.32 SQ FT
1.15ACRES
1.15ACRES
w
132456.95 SQ FT
1.15 ACRES
o Z5' Drainage Easement
a
3.04 ACRES
- DOC #2017108897
I -- 50'BL --
]0' Drainage EaremeM
S 47 °02'44" W 30.07
--
e.s9. DacN1o17108897
- - 21.48'
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Ensure that the 10' strip of ROW being dedicated along 106th St is included in the legal description
found within the DoD. Additionally, adjust the southern property line so that the ROW is included
within the area to be platted (see attached)
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Washington County Rural Water District #3:
■ This item is in Washington Co. RWD #3 service area.
■ 20 ft. utility easement at minimum along all streets and rights -of -way (additional
■ easements may be needed based on design).
■ We have had some communications with the engineer, but water has not been requested to
date.
■ Waterline plans have not been submitted, reviewed, or approved to date.
■ How will entrances be addressed for each lot?
■ We reserve comments until we have an opportunity to review and comment on waterline plans.
TAC Meeting Notes - July 19, 2023 Page 1 2
• The Deed of Dedication and the Restrictive Comments appear to be sufficient.
• At such time as water service is requested, all requirements of the district must be met.
• We made the same comments for the May 17, 2023 TAC meeting.
There were no comments from AEP /PSO, AT &T, or Fire.
4. Site Plan - New Owasso Parks Building -
Community Development, Planning Commissioner Rep., Public Works (PW):
• Where are you proposing to connect onto water and sewer? Coordinate with Public Works on
utilities.
• How will drainage be handled for this project? Coordinate with Public Works on drainage.
• Clarify the materials used on each fapade of the building.
There were no comments from AEP /PSO, AT &T, Washington County Rural Water District #3, or Fire
TAC Meeting Notes - July 19, 2023 Page 1 3
OWASSO TECHNICAL ADVISORY COMMITTEE
Wednesday, August 16, 2023
City Hall Community Room
PRESENT
VVEC
AT &T
AEP /PSO
Fire Department
City Attorney
Planning Commissioner Representative
Community Development Staff (CD)
Police Department
Public Works (PW)
ABSENT
Washington County Rural Water District #3 (RWD #3)
Rogers County Rural Water District #3
ONG
Cox Communications
1. OZ 23 -06 - Rezoning - West of North 97th East Avenue & E. 102nd St. N. -
- No comments
2. OPUD 23 -05 - Planned Unit Development (PUD) - Morey Apartments -
Community Development(CD), Planning Commissioner Rep., Public Works(PW), Fire:
• Title page - correct the document number
• Change all mention of `Elk Creek Condominiums Amended' to `Elm Creek Condominiums Amended'
• Page 2 - First paragraph, correct the street names mentioned - E. 86th St. N. and N. 125th E. Ave.
• Within the PUD document, list proposed residential density of project in gross density figures
• Within the PUD document, add anticipated timeline for development
• Page 3 - Development Standards: Permitted Uses: change `all uses allowed by right in the RM Zoning
District' to `all uses allowed within this PUD'
• Page 3 - Development Standard: Minimum Internal Landscape Open Space: adjust minimum
landscape open space to 20% of net area, not 15%
• Page 3 - Development Standard: Minimum Internal Landscape Open Space: also list the acreage of
minimum open space alongside the percentage
• Page 3 - Development Standard: Minimum Building Setbacks: remove `zero lot lines'
• Page 3 - Parking Ratio: adjust to 2 spaces per unit - if you want to include the garages to meet this
minimum, contact staff
• Page 5 - Signage: change all wording to `All signage reviewed via a separate sign permit, in
accordance with Chapter 18 of Owasso Zoning Code'
• Clarify to staff: will the property stay one lot, or are there plans to further subdivide?
• Page 6: remove the platting requirement paragraph
• Fix north arrows direction on the following maps /drawings: existing conditions, hydraulic conditions,
conceptual site plan, and conceptual landscape plan
• Include dates of preparation on all drawings
• Add another zoning map showing zoning conditions before PUD
• Revise the PUD number shown from PUD 23 -07 to PUD 23 -05 on the current zoning map
• Conceptual Site Plan: show the buffer yards, building setback lines, and callout the screening fence
abutting the residential area
• Conceptual Site Plan: show the square footage on proposed buildings
• Conceptual Site Plan: add bike rack
• Conceptual Site Plan: call out plat or easement document number for mutual access easement
(also include documents filed separately with resubmittal)
• Conceptual Landscape Plan: show required amenities
• Conceptual Landscape Plan: include legend
• Add a Hammerhead for fire and waste management turnaround to the northern end of the property
• Coordinate with PW to discuss detention pond outlet
There were no comments from VVEC, AEP /PSO, AT &T, RWD #3, City Attorney, or Police.
TAC Meeting Notes - August 16, 2023 Page 1 1
3. Preliminary /Final Plat - Twill Johnson Ranch -
AT &T:
■ Contact AT &T staff: natural grass or fake turf?
Community Development(CD), Planning Commissioner Rep., Public Works (PW):
• On both preliminary and final plat: add main address to plat face, 10300 North 129th East Avenue
• On both preliminary and final plat: show curb cuts on east side of N. 129th E. Ave. on plat face
• On both preliminary and final plat: add adjacent platted subdivision (Glenn -Mur Acres) on plat
• Preliminary & Final Plat Deed of Dedication (DoD) - add standard landscaping language "Following
the completion of the planting of all landscape material, the property owner or Homeowners'
Association shall be responsible for long -term health, care, and maintenance of all plant material on
site. Dead and diseased plant material shall be replaced as per the approved landscape plan."
• Provide to staff required Oil and Gas letter from the Oklahoma Corporation Commission (OCC)
• Coordinate with PW on sewer easements and which sewer lines will be public
• Show resulting sewer easements after discussion with PW on plat
• Coordinate with PW on the position of the west property line and any adjustments that are necessary
to shown easements, building lines, and dedicated right -of -way (ROW)
GRDA:
• Fences running parallel to the centerline of GRDA's ROW /easement are not permitted
• No signs are initially allowed under GRDA lines; however, contact GRDA staff about size and location
of the sign to determine if it will impact their operation and maintenance of the 69kV line
• Provide any sidewalk and drive grade adjustment information to GRDA staff to determine if any
drives will have impact on line clearances
• Drives, signs, fences, etc. cannot be installed within 25 feet of any GRDA structure or equipment
RWD #3:
• This item is in RWD #3 service area
• DoD: item c.: Water: the plat language appears to be sufficient
• Submit water line plans to RWD #3 staff - reserve the right to comment after review
• Conceptual Improvement Plan: disagree with some information, contact RWD #3 staff to discuss
• RWD #3 requires a 20 foot utility easement
• All requirements must be met before final approval
There were no comments from VVEC, AEP /PSO, City Attorney, Fire, or Police.
4. Site Plan - Vision Hardwood Flooring -
AT &T:
■ Provide conduit to ROW, so AT &T can provide service
AEP /PSO:
■ Need internal mutual access to the south
Community Development (CD), Planning Commissioner Rep., Public Works (PW):
■ Label address on the site plan, 11717 North Garnett Road
• Clarify to staff which site plan packet is to be used for final review
• Coordinate with CD staff on mutual access easements
• Show all curb lines and curb cuts within 50'
• Note fence on the back of the property
• Provide lighting plan
• Add dumpster details to site plan
• Provide proposed signage
• Landscape Plan - add 1 more tree to the rear of property
• Add building yard
• Callout building materials to be used on the building elevations
• Show where storm water will be detained onsite
RWD #3:
• This item is not within RWD #3 service area
• Add RWD #3 4 -inch waterline and easement along the east side of North Garnett Road on site plan
• Encase and lower existing waterline at the new entrance
• All requirements must be met before final approval
There were no comments from VVEC, City Attorney, Fire, or Police.
TAC Meeting Notes - August 16, 2023 Page 1 2