HomeMy WebLinkAboutPart 12 Planning Zoning and Development
PART 12
PLANNING, ZONING AND DEVELOPMENT
CHAPTER 1
PLANNING COMMISSION
Section 12-101 Planning Commission Created
Section 12-102 Compensation and Qualification of Members; Removal
Section 12-103 Organization and Rules
Section 12-104 Quorum
Section 12-105 Powers and Duties
CHAPTER 2
ZONING REGULATIONS
Section 12-201 Zoning Regulations Adopted
CHAPTER 3
SUBDIVISION REGULATIONS
Section 12-301 Subdivision Regulations
CHAPTER 4
FLOOD DAMAGE PREVENTION
Section 12-401 Findings of Fact
Section 12-402 Statement of Purpose
Section 12-403 Methods of Reducing Flood Losses
Section 12-404 Definitions
Section 12-405 Lands to Which Special Flood Hazard Applies
Section 12-406 Basis for Establishing the Areas of Special Flood Hazard
Section 12-407 Establishment of Development Permit
Section 12-408 Compliance
Section 12-409 Abrogation and Greater Restrictions
Section 12-410 Interpretation
Section 12-411 Warning and Disclaimer or Liability
Section 12-412 Designation of the Floodplain Administrator
Section 12-413 Duties and Responsibilities of the Floodplain
Administrator
Section 12-414 Permit Procedures
Section 12-415 Variance Procedures
Section 12-416 Provisions for Flood Hazard Reduction; General
Standards
Section 12-417 Provisions for Flood Hazard Reduction; Specific
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Standards
Section 12-418 Standards for Subdivision Proposals
Section 12-419 Standards for Areas of Shallow Flooding (AO/AH Zones)
CHAPTER 5
TAX INCREMENT FINANCING DISTRICTS
Section 12-501 Owasso Redbud District – Increment District No. 1
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CHAPTER 1
PLANNING COMMISSION
Section 12-101 Planning Commission Created
Section 12-102 Compensation and Qualification of Members; Removal
Section 12-103 Organization and Rules
Section 12-104 Quorum
Section 12-105 Powers and Duties
SECTION 12-101 PLANNING COMMISSION CREATED
A zoning and planning commission is hereby created to be known as the city
planning commission. The commission shall be composed of six (6) members, five (5) of
whom shall be nominated by the mayor and confirmed by the city council. The mayor
shall be an ex officio member of the commission. Each appointed member shall hold
office for a period of three (3) years, or until his successor takes office, except that in the
first instance two (2) members shall be designated and appointed for a term of three (3)
years; two (2) for a term of two (2) years, and one for a term of one year, and future
appointments made as each term expires, for respective terms of three (3) years.
Vacancies occurring in the commission shall be filled and appointments made to
conform to the unexpired term of the office vacated.
State Law Reference: Planning commissions created, membership 11 O.S. Sections
45-101 et seq.
SECTION 12-102 COMPENSATION AND QUALIFICATION OF MEMBERS; REMOVAL
Appointed members of the planning commission shall be nominated and appointed
solely by reason of their fitness and without reference to party affiliation and shall serve
without compensation, and ex officio members shall receive no compensation for their
services other than the fixed salary of their office. Members may be removed by the city
council of the city only for inefficiency, neglect of duty, conviction of a felony under state
or federal law, or malfeasance in office.
SECTION 12-103 ORGANIZATION AND RULES
The planning commission shall elect a chairman, a vice-chairman and a secretary-
treasurer and may create and fill such other offices as it may deem necessary. The term
of office shall be one year with eligibility for reelection. The planning commission shall
designate a date for each month at which time the planning commission shall conduct a
public hearing for business matters as determined. The planning commission shall adopt
rules for the transaction of business and shall keep a record of its regulations, transactions,
finding, and determinations, which record shall be a public record.
SECTION 12-104 QUORUM
Three (3) members of the planning commission shall constitute a quorum for the
transaction of business. However, no action shall be taken which is binding upon the
planning commission unless concurred in by not less than a majority of all members
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comprising the planning commission.
SECTION 12-105 POWERS AND DUTIES
The planning commission shall prepare from time to time plans for the systematic
development and betterment of the city as a place of residence or for business. It shall
have the power and authority to employ clerks, attorneys, engineers and secretaries, or
any other help deemed necessary, subject to approval of the mayor and city council of
the city and salaries and compensation therefore shall be fixed by the city council of the
city and be paid out of the treasury of the city as other officers and employees, and legal,
necessary expenses incurred by the commission shall likewise be paid out of the treasury
of the city, and shall have such other powers and be required to perform such other
duties as set out in state statutes pertaining to buildings, zoning and city planning
commissions.
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CHAPTER 2
ZONING REGULATIONS
Section 12-201 Zoning Regulations Adopted
SECTION 12-201 ZONING REGULATIONS ADOPTED
For the purposes of promoting the health, safety, and general welfare; and to encourage the
development of the community, the Zoning Code of the City of Owasso, Oklahoma, referred to as
the “Owasso Zoning Code” or “Zoning Code”, and the whole thereof, as full as if set out at length
herein shall be controlling within the corporate limits of the City.
The Owasso Zoning Code contains the following Chapters and Appendices:
Chapter 1 Title, Purpose, Interpretation, and Jurisdiction
Chapter 2 General Provisions
Chapter 3 Agriculture District Provisions
Chapter 4 Residential District Provisions
Chapter 5 Office District Provisions
Chapter 6 Commercial District Provisions
Chapter 7 Industrial District Provisions
Chapter 8 Public Facilities District Provisions
Chapter 9 Planned Unit Developments
Chapter 10 Overlay Districts
Chapter 11 Site Design Standards
Chapter 12 Off-Street Parking Requirements
Chapter 13 Non-Conformities
Chapter 14 Enforcement
Chapter 15 Zoning Code and Zoning Map Amendments
Chapter 16 Specific Use and Temporary Use Permits
Chapter 17 Telecommunication Towers and Wind Energy Systems
Chapter 18 Signs
Chapter 19 Landscaping, Screening, and Fencing Requirements
Chapter 20 Outdoor Lighting
Chapter 21 Access Gates For Gated Communities
Definitions
Appendix A Owasso Planning Commission
Appendix B Owasso Board of Adjustment
(Ord. No. 883, 2/06/07; 978, 2/15/11; 1131, 6/19/18; 1152, 8/20/19)
State Law Reference: City zoning powers, 11 O.S. Sections 43-101 et seq.
Ed. Note: See Ordinance Table for ordinances amending zoning designations.
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Owasso Zoning Code
CITY OF OWASSO, OKLAHOMA
ADOPTED BY ORDINANCE NO 1131
AMENDED WITH ORDINANCE NO 1152
AMENDED WITH ORDINANCE NO 1249
TABLE OF CONTENTS
CHAPTER 1 TITLE, PURPOSES, INTERPRETATION, AND JURISDICTION ................................................................. 1
1.1 Title and Citation.............................................................................................................................. 1
1.2 Purpose ............................................................................................................................................. 1
1.3 Interpretation ................................................................................................................................... 1
1.3.1 Validity of Other Laws ..................................................................................................................... 1
1.3.2 Severability ....................................................................................................................................... 1
1.4 Jurisdiction ....................................................................................................................................... 1
1.4.1 Territorial Jurisdiction ....................................................................................................................... 1
1.4.2 Extra-Territorial Jurisdiction .............................................................................................................. 1
1.4.3 Annexed Territory ............................................................................................................................ 1
CHAPTER 2 GENERAL PROVISIONS ..................................................................................................................... 2
2.1 Zoning Districts Established ............................................................................................................. 2
2.2 Official Zoning Map Established .................................................................................................... 2
2.3 District Boundary Description and Interpretation ......................................................................... 3
2.4 Limitation on Land Use .................................................................................................................... 3
2.5 Required Annexation for Utility Connection ................................................................................. 3
2.6 Platting Requirements ..................................................................................................................... 3
CHAPTER 3 AGRICULTURE DISTRICT PROVISIONS .............................................................................................. 4
3.1 Principal Uses Permitted in the Agriculture District ....................................................................... 4
3.2 Accessory Uses in the Agriculture District ..................................................................................... 5
3.2.1 Accessory Uses Permitted............................................................................................................... 5
3.2.2 Accessory Use Conditions .............................................................................................................. 5
3.3 Bulk and Area Requirements in the Agriculture District ............................................................... 5
CHAPTER 4 RESIDENTIAL DISTRICT PROVISIONS ................................................................................................. 7
4.1 Purpose of Residential Districts ....................................................................................................... 7
4.2 Residential Districts Described ....................................................................................................... 7
4.2.1 RE (Residential Estate) District ........................................................................................................ 7
4.2.2 RS-1, RS-2, and RS-3 (Residential Single-Family) Districts .............................................................. 7
4.2.3 RD (Residential Duplex) District ...................................................................................................... 7
4.2.4 RNX (Residential Neighborhood Mixed) District ........................................................................... 7
4.2.5 RM (Residential Multi-Family) District ............................................................................................. 7
4.2.6 RMH (Residential Mobile Home Park) Legacy District ................................................................. 7
4.3 Residential Districts Max Gross Density ......................................................................................... 8
4.4 Principal Uses Permitted in Residential Districts ............................................................................ 8
4.4.1 RE (Residential Estate) and RS (Residential Single-Family) Districts............................................. 8
4.4.2 RD (Residential Duplex) District ...................................................................................................... 8
4.4.3 RNX (Residential Neighborhood Mixed) District ........................................................................... 9
4.4.4 RM (Residential Multi-Family) District ........................................................................................... 10
4.4.5 RMH (Residential Mobile Home Park) Legacy District ............................................................... 10
4.5 Bulk and Area Requirements in Residential Districts .................................................................. 11
4.5.1 Bulk and Area Requirements for RE and RS Districts .................................................................. 11
4.5.2 Bulk and Area Requirements for RD, RNX, and RM Districts ...................................................... 13
4.5.3 Mechanical Equipment (HVAC) .................................................................................................. 14
4.5.4 Bulk and Area Requirements for the RMH Legacy District ........................................................ 15
4.5.5 Residential Mobile Home Legacy Subdivisions .......................................................................... 16
4.5.6 Additional Mobile Home Requirements ...................................................................................... 16
4.6 Accessory Uses and Structures in Residential Districts .............................................................. 16
4.6.1 Accessory Uses Permitted............................................................................................................. 16
4.6.2 Accessory Structure Requirements .............................................................................................. 17
4.6.3 Division of Lots ................................................................................................................................ 18
4.6.4 Home Occupations ...................................................................................................................... 18
4.6.5 Storm Shelters ................................................................................................................................. 19
4.6.6 Carports Not Encroaching into the Front Setback .................................................................... 19
4.6.6.1 Carports Encroaching into the Front Setback ........................................................................ 20
4.6.7 PODS, Temporary Moving and Storage Containers, and Dumpsters ...................................... 20
4.6.8 Accessory Dwelling Units .............................................................................................................. 20
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City of Owasso Zoning Code, Adopted via Ord. 1249
4.7 Setbacks and Yards ...................................................................................................................... 21
4.7.1 Compliance with Setback Requirements ................................................................................... 21
4.7.2 Permitted Yard Obstructions ........................................................................................................ 21
4.8 Garage Sales ................................................................................................................................. 22
CHAPTER 5 OFFICE DISTRICT PROVISIONS ....................................................................................................... 23
5.1 Purpose of the Office District ........................................................................................................ 23
5.2 Principal Uses Permitted in the Office District ............................................................................. 23
5.3 Bulk and Area Requirements in the Office District ..................................................................... 23
5.4 Temporary Office Uses .................................................................................................................. 24
CHAPTER 6 COMMERCIAL DISTRICT PROVISIONS ........................................................................................... 25
6.1 Purpose of the Commercial Districts ........................................................................................... 25
6.1.1 General Purpose ........................................................................................................................... 25
6.2 Commercial Districts Described .................................................................................................. 25
6.2.1 CS (Commercial Shopping) District ............................................................................................. 25
6.2.2 CG (Commercial General) Legacy District ................................................................................ 25
6.2.3 CH (Commercial High Intensity) Legacy District ........................................................................ 25
6.2.4 DM (Downtown Mixed) District .................................................................................................... 25
6.3 Principal Uses Permitted in Commercial Districts ....................................................................... 25
6.3.1 Permitted Uses in the CS (Commercial Shopping) District ........................................................ 25
6.3.2 Permitted Uses in the CG (Commercial General) Legacy District and the Commercial
High Intensity (CH) Legacy District .............................................................................................. 27
6.3.3 Permitted Uses in the DM (Downtown Mixed) District ............................................................... 27
6.4 Temporary Commercial Uses ....................................................................................................... 28
6.5 Bulk and Area Requirements in Commercial Districts ............................................................... 28
6.6 Locations of Sexually-Oriented Businesses................................................................................. 29
6.6.1 Definitions ....................................................................................................................................... 29
6.6.2 Prohibition ...................................................................................................................................... 30
CHAPTER 7 INDUSTRIAL DISTRICT PROVISIONS ................................................................................................ 32
7.1 Purpose of Industrial Districts ........................................................................................................ 32
7.2 Industrial Districts Described ........................................................................................................ 32
7.2.1 IL (Industrial Light, Research and Development) District ........................................................... 32
7.2.2 IM (Industrial Moderate) District ................................................................................................... 32
7.2.3 IH (Industrial Heavy) Legacy District ............................................................................................ 32
7.3 Principal Uses Permitted in Industrial Districts ............................................................................. 32
7.3.1 Permitted Uses in the IL (Industrial Light, Research and Development District ....................... 32
7.3.2 Permitted Uses in the IM (Industrial Moderate) District .............................................................. 33
7.3.3 Permitted Uses in the IH (Industrial Heavy) Legacy District ....................................................... 34
7.4 Bulk and Area Requirements in Industrial Districts ..................................................................... 35
7.5 Accessory Uses Permitted in Industrial Districts .......................................................................... 35
7.5.1 Accessory Uses Permitted............................................................................................................. 35
7.5.2 Accessory Use Conditions ............................................................................................................ 35
CHAPTER 8 PUBLIC FACILITIES DISTRICT PROVISIONS ...................................................................................... 36
8.1 Purpose of the Public Facilities District ........................................................................................ 36
8.2 Characteristics of the Public Facilities District ............................................................................ 36
8.3 Principle Uses Permitted in the Public Facilities District ............................................................. 36
8.4 Development Standards in the Public Facilities District ............................................................. 36
CHAPTER 9 PLANNED UNIT DEVELOPMENTS ..................................................................................................... 37
9.1 General Description ...................................................................................................................... 37
9.1.1 Introduction and Purpose............................................................................................................. 37
9.1.2 Goals .............................................................................................................................................. 37
9.1.3 Applicability ................................................................................................................................... 37
9.2 Standards of Development .......................................................................................................... 38
9.2.1 Density ............................................................................................................................................ 38
9.2.2 Land Use Percentages .................................................................................................................. 38
9.2.3 Preservation of Trees and Other Natural Features ..................................................................... 38
9.2.4 Screening and Buffering ............................................................................................................... 39
9.2.5 Transition of Uses ............................................................................................................................ 39
9.2.6 Conceptual Landscape Plan ...................................................................................................... 39
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City of Owasso Zoning Code, Adopted via Ord. 1249
9.2.7 Adherence to City Landscape Requirements ........................................................................... 39
9.2.8 Site Development.......................................................................................................................... 40
9.2.8.1 Low-Impact Design (LID) Criteria ............................................................................................. 40
9.2.8.2 Grading, Site Disturbance, and Trail Easements ..................................................................... 40
9.2.8.3 Adherence to City, State, and Federal Requirements .......................................................... 40
9.2.9 Parking and Circulation ................................................................................................................ 40
9.2.10 Open Space .................................................................................................................................. 40
9.2.11 Common Areas ............................................................................................................................. 40
9.2.12 Amenities Required ....................................................................................................................... 40
9.2.13 Consistency with the Land Use Master Plan ............................................................................... 41
9.2.14 Compatibility with Surrounding Development ........................................................................... 41
9.3 Procedures for Obtaining Planned Unit Development Zoning .................................................. 42
9.3.1 Pre-Application Meeting .............................................................................................................. 42
9.3.2 Submittal of Development Application ...................................................................................... 42
9.3.3 Technical Advisory Committee.................................................................................................... 42
9.3.4 Neighborhood Meeting ................................................................................................................ 42
9.3.5 Owasso Planning Commission ..................................................................................................... 43
9.3.6 Owasso City Council ..................................................................................................................... 44
9.4 Timeline, Expiration, and Amendments ...................................................................................... 44
9.4.1 Validation ....................................................................................................................................... 44
9.4.2 Zoning Ordinance ......................................................................................................................... 44
9.4.3 Expiration ........................................................................................................................................ 45
9.4.4 Conformance with Current Regulations ..................................................................................... 45
9.4.5 Extensions ....................................................................................................................................... 45
9.4.6 Amendments ................................................................................................................................. 45
9.4.7 Abandonment ............................................................................................................................... 46
9.5 Conceptual Development Plan ................................................................................................... 46
9.5.1 Conceptual Development Plan as the Preliminary Plat............................................................ 47
9.6 Design and Intent Statement ........................................................................................................ 48
9.6.1 Requirements ................................................................................................................................. 48
CHAPTER 10 OVERLAY DISTRICTS ....................................................................................................................... 49
10.1 General Description ...................................................................................................................... 49
10.1.1 Establishment of Overlay Districts ................................................................................................ 49
10.1.2 Development Criteria ................................................................................................................... 49
10.1.3 Applicability ................................................................................................................................... 49
US-169 OVERLAY DISTRICT ............................................................................................................. 50
10.2 Purpose of the US-169 Overlay District ........................................................................................ 50
10.3 Designation of the US-169 Overlay District ................................................................................. 50
10.4 Uses in the US-169 Overlay District .............................................................................................. 50
10.4.1 Permitted Uses ............................................................................................................................... 50
10.4.2 Restricted Uses ............................................................................................................................... 50
10.4.3 Prohibited Uses .............................................................................................................................. 52
10.4.4 Uses Permitted with a Specific Use Permit .................................................................................. 52
10.4.5 Existing Uses .................................................................................................................................... 53
10.4.5.1 Single-Family Residential ........................................................................................................... 53
10.4.5.2 Properties Outside the City Limits of Owasso .......................................................................... 53
10.4.5.3 Previously Approved Projects or Developments .................................................................... 53
10.4.6 Separation Requirements ............................................................................................................. 53
10.5 Requirements in the US-169 Overlay District ............................................................................... 54
10.5.1 Landscape Requirements ............................................................................................................ 54
10.5.2 General Requirements .................................................................................................................. 54
10.6 Building and Site Design Standards in the US-169 Overlay District ........................................... 54
10.6.1 General Design .............................................................................................................................. 54
10.6.2 Building Entrance .......................................................................................................................... 55
10.6.3 Boulevard Entrance ...................................................................................................................... 55
10.6.4 Off-Street Parking .......................................................................................................................... 55
10.6.5 Minimum Lot Frontage and Building Setback ............................................................................ 55
10.6.6 Transit Stops .................................................................................................................................... 56
10.6.7 Outdoor Space ............................................................................................................................. 56
10.6.8 Sidewalks ........................................................................................................................................ 56
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City of Owasso Zoning Code, Adopted via Ord. 1249
10.6.9 Exterior Materials ........................................................................................................................... 56
10.6.10 Multiple Buildings in Commercial Centers .................................................................................. 57
10.6.11 Roof Pitch ....................................................................................................................................... 57
10.6.12 Electrical and Services Equipment .............................................................................................. 57
10.6.13 Wall Articulation ............................................................................................................................ 57
10.6.14 Signage .......................................................................................................................................... 58
10.6.15 Building Orientation....................................................................................................................... 59
10.6.16 Commercial Drive-Through Lanes ............................................................................................... 59
10.6.17 Outdoor Display and Sales ........................................................................................................... 59
10.6.18 Screening of Refuse Collection and Loading Areas ................................................................. 59
10.6.19 Accessory Structures ..................................................................................................................... 59
DOWNTOWN OVERLAY DISTRICT ................................................................................................... 60
10.7 Downtown Overlay District ........................................................................................................... 60
10.8 Purpose of the Downtown Overlay District .................................................................................. 60
10.9 Designation of the Downtown Overlay District ........................................................................... 61
10.9.1 Boundary Map ............................................................................................................................... 61
10.9.2 Map Amendments ........................................................................................................................ 61
10.10 Uses in the Downtown Overlay District ........................................................................................ 61
10.10.1 Permitted Uses ............................................................................................................................... 61
10.10.2 Restricted Uses ............................................................................................................................... 62
10.10.3 Encouraged Uses .......................................................................................................................... 62
10.10.4 Prohibited Uses .............................................................................................................................. 62
10.10.5 Existing Uses .................................................................................................................................... 63
10.11 Requirements in the Downtown Overlay District ........................................................................ 64
10.11.1 Landscape Requirements ............................................................................................................ 64
10.11.2 General Requirements .................................................................................................................. 64
10.12 Building and Site Design Standards in the Downtown Overlay District .................................... 64
10.12.1 Building Entrance .......................................................................................................................... 64
10.12.2 Parking ............................................................................................................................................ 65
10.12.3 Building Setback ............................................................................................................................ 65
10.12.4 Outdoor Space ............................................................................................................................. 65
10.12.5 Sidewalks ........................................................................................................................................ 65
10.12.6 Exterior Materials ........................................................................................................................... 65
10.12.7 Roof Pitch ....................................................................................................................................... 65
10.12.8 Mechanical Equipment (HVAC) .................................................................................................. 66
10.12.9 Wall Articulation ............................................................................................................................ 66
10.12.10 Signage .......................................................................................................................................... 67
10.12.11 Building Orientation....................................................................................................................... 68
10.12.12 Commercial Drive-Through Lanes ............................................................................................... 68
10.12.13 Screening of Refuse Collection and Loading Areas ................................................................. 68
10.12.14 Mixed-Use Developments ............................................................................................................ 68
10.12.15 Sidewalk Utilization ........................................................................................................................ 68
10.12.16 Residential Development ............................................................................................................. 69
10.12.17 Stormwater Detention .................................................................................................................. 69
10.12.18 Floor Area Ratio (FAR) ................................................................................................................... 69
10.12.19 Building Height ............................................................................................................................... 69
10.12.20 Amenities........................................................................................................................................ 69
10.12.21 Excess Right-of-Way (ROW) .......................................................................................................... 69
10.12.22 Temporary Use Permits (TUPs) ....................................................................................................... 69
10.12.23 Accessory Structures ..................................................................................................................... 69
10.12.24 Administrative Review................................................................................................................... 69
CHAPTER 11 SITE DESIGN STANDARDS ............................................................................................................... 70
11.1 Purpose ........................................................................................................................................... 70
11.1.1 Exclusions for Developed Industrial Parks .................................................................................... 70
11.2 Platting Required ........................................................................................................................... 70
11.3 Site Plan Required ......................................................................................................................... 70
11.3.1 Existing and Proposed Buildings ................................................................................................... 72
11.3.2 Existing Streets ................................................................................................................................ 72
11.3.3 General Information ..................................................................................................................... 72
11.3.4 Landscape Plan ............................................................................................................................ 72
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City of Owasso Zoning Code, Adopted via Ord. 1249
11.3.5 Site Plan Review and Action ........................................................................................................ 73
11.4 Site Access and Circulation Requirements ................................................................................ 73
11.4.1 Street Access ................................................................................................................................. 73
11.4.2 Local Streets ................................................................................................................................... 74
11.4.3 Collector and Arterial Streets ....................................................................................................... 74
11.4.4 Driveway Connections to Adjacent Development ................................................................... 74
11.4.5 Mutual Access Driveways ............................................................................................................. 75
11.4.6 Width of Access ............................................................................................................................. 75
11.4.7 Spacing from Intersections ........................................................................................................... 76
11.4.8 Emergency Access Drives ............................................................................................................ 76
11.4.9 Street Improvements ..................................................................................................................... 76
11.4.10 Sight Triangles ................................................................................................................................ 76
11.4.10.1 Arterial Street Intersections ....................................................................................................... 76
11.4.10.2 Collector or Local Street Intersections ..................................................................................... 77
11.4.10.3 Objects in Sight Triangles .......................................................................................................... 77
11.4.11 Sidewalk Improvements ............................................................................................................... 77
11.5 Building Architecture Design Standards ..................................................................................... 78
11.5.1 Metal Buildings ............................................................................................................................... 78
11.5.1.1 Front Façade .............................................................................................................................. 78
11.5.1.2 Sides ............................................................................................................................................ 78
11.5.1.3 Rear ............................................................................................................................................. 78
11.5.1.4 Large Building Façade .............................................................................................................. 79
11.5.2 Architectural Standards ................................................................................................................ 79
11.5.2.1 Roofs ........................................................................................................................................... 79
11.5.2.2 Entryways .................................................................................................................................... 79
11.5.3 Connectivity .................................................................................................................................. 80
11.5.4 Conversion from Residential to Non-Residential Use ................................................................. 80
11.5.4.1 Applicability ............................................................................................................................... 80
11.5.4.2 Miscellaneous Requirements .................................................................................................... 80
11.5.4.3 Driveways ................................................................................................................................... 80
11.6 Sound Abatement ......................................................................................................................... 80
11.7 Non-Residential Accessory Uses and Structures ........................................................................ 80
11.7.1 Purpose........................................................................................................................................... 80
11.7.2 Additional Site Plan Required ...................................................................................................... 81
11.7.3 General Dimensional and Placement Standards ...................................................................... 81
11.7.4 Non-Residential Accessory Structures Standards and Review Criteria .................................... 81
CHAPTER 12 PARKING REQUIREMENTS ............................................................................................................... 83
12.1 Purpose ........................................................................................................................................... 83
12.1.1 Parking Standards ......................................................................................................................... 83
12.1.2 Duty to Provide and Maintain Parking ........................................................................................ 86
12.1.3 Surfacing ........................................................................................................................................ 86
12.1.4 Striping ............................................................................................................................................ 86
12.2 Off-Street Parking Requirements .................................................................................................. 86
12.2.1 General Provisions ......................................................................................................................... 86
12.3 Design of Parking Stalls and Lots.................................................................................................. 87
12.3.1 General Provisions ......................................................................................................................... 87
12.3.2 Standard Parking Stall Design ...................................................................................................... 88
12.3.3 Compact Parking Space Design ................................................................................................. 88
12.3.4 Motorcycle Parking ....................................................................................................................... 89
12.3.5 Oversized Vehicle Parking ............................................................................................................ 89
12.3.6 Electric Vehicle Charging Stalls ................................................................................................... 89
12.3.7 On-Street Parking Design .............................................................................................................. 89
12.3.8 Queuing Requirements ................................................................................................................. 92
12.4 Americans with Disabilities Act (ADA) Compliance .................................................................. 92
12.5 Residential Parking Design ........................................................................................................... 92
12.5.1 General Provisions ......................................................................................................................... 92
12.5.2 Parking Pads .................................................................................................................................. 92
12.5.3 Alternative Driveway Design (Including Ribbon Driveways or Paving Strips) .......................... 93
CHAPTER 13 NON-CONFORMITIES ..................................................................................................................... 94
13.1 General Description ...................................................................................................................... 94
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City of Owasso Zoning Code, Adopted via Ord. 1249
13.2 Non-Conforming Uses of Structures and Land ........................................................................... 94
13.2.1 Non-Conforming Uses of Land ..................................................................................................... 94
13.2.2 Non-Conforming Uses of Structures or Structures and Land in Combination ......................... 94
13.2.3 Specific Use Permits and Special Exceptions ............................................................................. 95
13.2.4 Non-Conforming Uses within US-169 Overlay District ................................................................. 95
13.2.5 Non-Conforming Uses within Downtown Overlay District ......................................................... 95
13.3 Non-Conforming Lots .................................................................................................................... 96
13.3.1 Single Lots ....................................................................................................................................... 96
13.3.2 Adjoining Lots ................................................................................................................................ 96
13.3.3 Lots in Non-Residential Districts .................................................................................................... 96
13.4 Non-Conforming Structures .......................................................................................................... 96
13.5 Non-Conforming Signs .................................................................................................................. 97
13.6 Repairs ............................................................................................................................................ 97
13.7 Outdoor Lighting Non-Conformities............................................................................................. 97
CHAPTER 14 ENFORCEMENT ............................................................................................................................... 98
14.1 Duty of Community Development Director and Other Officials ............................................... 98
14.2 Penalties for Violation ................................................................................................................... 98
14.3 Construction and Use Provided in Applications, Plans, and Permits ........................................ 98
CHAPTER 15 ZONING CODE AND ZONING MAP AMENDMENTS ...................................................................... 99
15.1 General Description ...................................................................................................................... 99
15.2 Policy on Zoning Map Amendments (Rezonings) ...................................................................... 99
15.3 Zoning Text Amendments ............................................................................................................. 99
15.4 Zoning Map Amendments ............................................................................................................ 99
15.4.1 Application .................................................................................................................................... 99
15.4.2 Notice Required ............................................................................................................................ 99
15.4.3 Owasso Planning Commission Action on Zoning Map Amendments (Rezoning) ................ 100
15.4.4 Owasso City Council Action on Zoning Map Amendments (Rezoning) ............................... 100
CHAPTER 16 SPECIFIC USE AND TEMPORARY USE PERMITS............................................................................. 101
16.1 Specific Use Permits .................................................................................................................... 101
16.1.1 Purpose......................................................................................................................................... 101
16.1.2 Relationship to Site Plan Requirements ..................................................................................... 101
16.1.3 Procedure .................................................................................................................................... 101
16.1.4 Technical Advisory Committee Review .................................................................................... 101
16.1.5 Owasso Planning Commission Review and Recommendation ............................................. 102
16.1.6 Owasso City Council Review and Action ................................................................................. 102
16.1.7 Indication on the Official Zoning Map Required ..................................................................... 102
16.1.8 Approval Criteria ......................................................................................................................... 102
16.1.9 Conditions of Approval .............................................................................................................. 102
16.1.10 Amendments ............................................................................................................................... 103
16.1.11 Lapse ............................................................................................................................................ 103
16.2 Temporary Use Permits ............................................................................................................... 103
16.2.1 Purpose......................................................................................................................................... 103
16.2.2 Permit Required ........................................................................................................................... 104
16.2.3 Permit Exemptions ....................................................................................................................... 104
16.2.4 General Requirements for All Allowed Temporary Uses and Structures ................................ 106
16.2.5 Permit and Application Fees ...................................................................................................... 107
16.2.6 Permit Issued ................................................................................................................................ 107
CHAPTER 17 TELECOMMUNICATION TOWERS AND ALTERNATIVE ENERGY SYSTEMS .................................... 108
17.1 Telecommunication Towers ....................................................................................................... 108
17.1.1 Specific Use Permit Required ..................................................................................................... 108
17.1.2 Replacement of Existing Poles ................................................................................................... 109
17.1.3 Placement on Existing Poles ....................................................................................................... 109
17.1.4 Roof Mounted Telecommunication Antennas ........................................................................ 109
17.1.5 Mounted Telecommunication Antennas (Non-Whip) ............................................................. 110
17.1.6 Distance Measurement .............................................................................................................. 110
17.1.7 Exceptions and Exemptions ....................................................................................................... 110
17.2 Wind Energy Systems .................................................................................................................. 111
17.2.1 Purpose......................................................................................................................................... 111
17.2.2 Applicability ................................................................................................................................. 111
vi
City of Owasso Zoning Code, Adopted via Ord. 1249
17.2.3 Wind Energy System Requirements ........................................................................................... 111
17.2.3.1 Location .................................................................................................................................... 112
17.2.3.2 Setbacks ................................................................................................................................... 112
17.2.3.3 Design Standards ..................................................................................................................... 112
17.2.3.4 Permit Requirements ............................................................................................................... 113
17.2.4 Non-Use ........................................................................................................................................ 114
17.2.5 Private Covenants ....................................................................................................................... 114
17.3 Solar Energy Systems .................................................................................................................. 114
17.3.1 Purpose......................................................................................................................................... 114
17.3.2 Applicability ................................................................................................................................. 114
17.3.3 Solar Energy System Requirements ............................................................................................ 115
17.3.3.1 Exceptions and Exemptions .................................................................................................... 115
17.3.4 Permit Requirements ................................................................................................................... 115
17.3.5 Non-Use ........................................................................................................................................ 116
17.3.6 Private Covenants ....................................................................................................................... 116
17.4 Battery Energy Storage Systems ................................................................................................ 116
17.4.1 Purpose......................................................................................................................................... 116
17.4.2 Applicability ................................................................................................................................. 116
17.4.3 Battery Energy Storage System Requirements ......................................................................... 117
17.4.3.1 Exceptions and Exemptions .................................................................................................... 117
17.4.4 Permit Requirements ................................................................................................................... 117
17.4.5 Non-Use ........................................................................................................................................ 118
17.4.6 Private Covenants ....................................................................................................................... 118
17.5 Electric Vehicle Charging Systems ............................................................................................ 118
17.5.1 Purpose......................................................................................................................................... 118
17.5.2 Applicability ................................................................................................................................. 118
17.5.3 Electric Vehicle Charging System Requirements ..................................................................... 119
17.5.3.1 Exceptions and Exemptions .................................................................................................... 119
17.5.4 Permit Requirements ................................................................................................................... 119
17.5.5 Non-Use ........................................................................................................................................ 120
CHAPTER 18 SIGNS ............................................................................................................................................ 121
18.1 Purpose ......................................................................................................................................... 121
18.2 Calculating the Area of a Sign................................................................................................... 121
18.2.1 Determining Sign Measurement and Area ............................................................................... 121
18.2.1.1 Freestanding Signs ................................................................................................................... 122
18.2.1.2 Multi-Faced Signs ..................................................................................................................... 123
18.2.3 Determining Sign Height ............................................................................................................. 124
18.3 Signs Not Requiring Permits ........................................................................................................ 124
18.3.1 Business Signs ............................................................................................................................... 124
18.3.2 Historical Markers ......................................................................................................................... 124
18.3.3 Legal Notices ............................................................................................................................... 124
18.3.4 Service Station Signs .................................................................................................................... 124
18.3.5 Awning or Canopy Lettering ...................................................................................................... 124
18.3.6 Window Signs ............................................................................................................................... 124
18.3.7 Light Pole Banners and Bracket Signs ....................................................................................... 125
18.3.8 Community Interest Signs ........................................................................................................... 125
18.3.9 Projecting Signage ...................................................................................................................... 125
18.3.10 Sandwich Board Signs (A-Frame Signs) ..................................................................................... 125
18.3.11 Vehicle Wrap Signs ..................................................................................................................... 125
18.3.12 Small Directional and Bulletin Signs ........................................................................................... 125
18.3.13 Structure Banners ........................................................................................................................ 125
18.3.14 Gooseneck Reflectors ................................................................................................................ 125
18.4 Prohibited Signs ........................................................................................................................... 126
18.4.1 Location ....................................................................................................................................... 126
18.4.2 Type .............................................................................................................................................. 126
18.4.2.1 Portable Signs ........................................................................................................................... 126
18.4.2.2 Billboards .................................................................................................................................. 126
18.4.2.3 Spotlights and Searchlights ..................................................................................................... 126
18.4.2.4 Moving and Flashing Signs ...................................................................................................... 126
18.4.2.5 Nuisances ................................................................................................................................. 126
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City of Owasso Zoning Code, Adopted via Ord. 1249
18.4.2.6 Placards, Leaflets, and Handbills ........................................................................................... 127
18.4.2.7 Off-Premise Signs...................................................................................................................... 127
18.4.2.8 Roof Signs ................................................................................................................................. 127
18.4.2.9 Balloons and Inflatable Signs .................................................................................................. 127
18.4.3 Content ........................................................................................................................................ 127
18.4.3.1 Obscene Matter ...................................................................................................................... 127
18.4.3.2 Traffic Safety ............................................................................................................................. 127
18.5 Permitted Sign Types and Regulations ...................................................................................... 127
18.5.1 Illumination ................................................................................................................................... 134
18.5.2 Digital Signage ............................................................................................................................ 134
18.6 Unified Sign Plan .......................................................................................................................... 134
18.7 Administrative Provisions ............................................................................................................ 135
18.8 Permits Required .......................................................................................................................... 135
18.8.1 Temporary Sign Permits ............................................................................................................... 135
18.9 Permit Revocable ........................................................................................................................ 136
18.10 Construction, Inspection, and Maintenance Standards ......................................................... 136
18.10.1 Materials ....................................................................................................................................... 136
18.10.2 Letters, Bracing, Anchorage, and Supports ............................................................................. 136
18.10.3 Maintenance ............................................................................................................................... 137
18.10.4 Other Requirements .................................................................................................................... 137
18.11 Permanent Sign Permit Fees ....................................................................................................... 137
18.12 Validity ......................................................................................................................................... 137
18.13 Sign Maintenance ....................................................................................................................... 137
CHAPTER 19 LANDSCAPING, SCREENING, AND FENCING REQUIREMENTS ................................................... 138
19.1 Purpose ......................................................................................................................................... 138
19.1.1 Concept Illustration ..................................................................................................................... 138
19.1.2 General Provisions ....................................................................................................................... 139
19.1.3 Interpretation of Landscaping Terms ........................................................................................ 140
19.2 Landscape Plan ........................................................................................................................... 141
19.2.1 General Requirements ................................................................................................................ 141
19.2.2 Plan Requirements ...................................................................................................................... 142
19.2.3 Installation Timeline ..................................................................................................................... 143
19.2.4 Violations ...................................................................................................................................... 143
19.2.5 Variances ..................................................................................................................................... 143
19.3 Street Yards .................................................................................................................................. 143
19.3.1 Purpose......................................................................................................................................... 143
19.3.2 Standards for Non-Residential and Multi-Family Uses .............................................................. 143
19.3.3 Standards for Single-Family Residential Uses ............................................................................ 144
19.3.3.1 Subdivision Standards .............................................................................................................. 144
19.3.3.2 Street Yard ................................................................................................................................ 144
19.3.3.3 Landscape Reserve ................................................................................................................. 145
19.4 Interior Parking Lots ..................................................................................................................... 145
19.4.1 Non-Residential and Multi-Family Uses ...................................................................................... 145
19.4.2 Entry Islands .................................................................................................................................. 146
19.4.3 Internal Planting Islands .............................................................................................................. 146
19.4.4 Litter Control ................................................................................................................................ 147
19.4.5 Sites Less than Two Acres ............................................................................................................ 147
19.4.6 Pedestrian Island ......................................................................................................................... 147
19.4.7 Landscaping Protections ............................................................................................................ 148
19.4.8 Alternative Parking Lot Island Design ........................................................................................ 148
19.4.9 Expansion of Uses ........................................................................................................................ 149
19.4.10 Yard Calculations ........................................................................................................................ 149
19.5 Buffer Yards .................................................................................................................................. 149
19.5.1 Purpose......................................................................................................................................... 149
19.5.2 Buffering of Development Adjacent to Residential Uses ........................................................ 151
19.5.2.1 Multi-Family, Commercial, Office, and Public Facility Uses ................................................. 151
19.5.2.2 Industrial Uses ........................................................................................................................... 151
19.5.3 Standards for Buffer Yard Development ................................................................................... 152
19.5.3.1 Prohibited Uses ......................................................................................................................... 152
19.5.3.2 Permitted Uses .......................................................................................................................... 152
viii
City of Owasso Zoning Code, Adopted via Ord. 1249
19.5.3.3 Reductions in Required Buffer Yard Permitted ..................................................................... 152
19.5.3.4 Existing Vegetation .................................................................................................................. 152
19.5.3.5 Application toward Setback Requirement ........................................................................... 153
19.5.3.6 Designation of Buffer Yard as Landscaped Area ................................................................. 153
19.5.3.7 Buffer Yard on Property Line ................................................................................................... 153
19.5.3.8 Existing Fences ......................................................................................................................... 153
19.5.4 Exemptions ................................................................................................................................... 153
19.6 Building Yards .............................................................................................................................. 154
19.6.1 Purpose and Applicability .......................................................................................................... 154
19.6.2 Yard Types .................................................................................................................................... 154
19.6.3 Building Yard Calculations ......................................................................................................... 154
19.7 Screening Required..................................................................................................................... 154
19.7.1 Mechanical Equipment and Service Areas ............................................................................. 154
19.7.2 Utilities ........................................................................................................................................... 155
19.7.3 Rooftops ....................................................................................................................................... 156
19.7.4 Outdoor Storage Areas .............................................................................................................. 156
19.7.5 Outdoor Display Areas ................................................................................................................ 156
19.8 Tree Preservation Credits ............................................................................................................ 157
19.8.1 Tree Protection and Replacement............................................................................................ 157
19.8.2 Earth Change Permit .................................................................................................................. 157
19.8.3 Tree Preservation Credits ............................................................................................................ 157
19.9 Design Considerations ................................................................................................................ 157
19.9.1 Overhead Utility Lines ................................................................................................................. 157
19.9.2 Sight Triangles .............................................................................................................................. 157
19.10 Specifications for Plant Materials ............................................................................................... 158
19.10.1 Size Standards .............................................................................................................................. 158
19.10.2 Organic Ground Cover .............................................................................................................. 158
19.10.3 Inorganic Ground Cover ............................................................................................................ 158
19.10.4 Selection of Plant Materials ........................................................................................................ 158
19.10.5 Landscape Maintenance .......................................................................................................... 159
19.10.6 Tree Trimming ............................................................................................................................... 160
19.11 Fencing Requirements ................................................................................................................ 160
19.11.1 Fences in Residential Neighborhoods ....................................................................................... 161
19.11.2 Fences in Flood and Drainage Areas ........................................................................................ 161
CHAPTER 20 OUTDOOR LIGHTING .................................................................................................................... 162
20.1 General Description .................................................................................................................... 162
20.2 Light Measurement Technique................................................................................................... 162
20.3 General Standards for Outdoor Lighting ................................................................................... 162
20.3.1 All Zoning Districts except RE, RS, and RD ................................................................................. 162
20.3.2 RE, RS, and RD Districts ................................................................................................................ 163
20.3.3 LED Lighting .................................................................................................................................. 163
20.4 Parking Lot Lighting ..................................................................................................................... 163
20.5 Outdoor Sports Field/Outdoor Performance Area Lighting ..................................................... 163
20.6 Sign Lighting ................................................................................................................................. 163
20.7 Lighting of Commercial Buildings and Landscaping ............................................................... 163
20.8 Lighting Plans Required ............................................................................................................... 164
CHAPTER 21 ACCESS GATES FOR GATED COMMUNITIES .............................................................................. 165
21.1 Access Gate Requirements and Standards ............................................................................. 165
21.1.1 Gates on Private Streets ............................................................................................................. 165
21.1.2 Distance between Gates and Public Streets ........................................................................... 165
21.1.3 Prohibition of Tire Damaging Devices ....................................................................................... 165
21.1.4 Validity of Other Ordinances ..................................................................................................... 165
21.1.5 Establishment of Homeowners' Association ............................................................................. 165
21.1.6 Gate Width .................................................................................................................................. 165
21.1.7 Back-Up System ........................................................................................................................... 165
21.1.8 Emergency Release .................................................................................................................... 166
21.1.9 Access System ............................................................................................................................. 166
21.1.10 Design Standards for Streets....................................................................................................... 166
21.1.11 Gates to Remain Open in Event of Failure ............................................................................... 166
21.1.12 Minimum Covered Entry Height and Width .............................................................................. 166
ix
City of Owasso Zoning Code, Adopted via Ord. 1249
21.1.13 Access and Easements Required .............................................................................................. 166
21.1.14 Inspections and Maintenance Required .................................................................................. 166
DEFINITIONS .............................................................................................................................................................. 167
APPENDIX A OWASSO PLANNING COMMISSION ........................................................................................... 182
APPENDIX B OWASSO BOARD OF ADJUSTMENT ............................................................................................. 184
x
City of Owasso Zoning Code, Adopted via Ord. 1249
LIST OF TABLES
Table 2.1 Zoning Districts ................................................................................................................................. 2
Table 3.1 Uses Permitted in the AG District .................................................................................................... 4
Table 3.2 Bulk and Area Requirements in the AG District ............................................................................ 5
Table 4.1 Residential Densities........................................................................................................................ 8
Table 4.2 Principal Uses Permitted in the RE and RS Districts ....................................................................... 8
Table 4.3 Principal Uses Permitted in the RD District ..................................................................................... 9
Table 4.4 Principal Uses Permitted in the RNX District .................................................................................. 9
Table 4.5 Principal Uses Permitted in the RM District .................................................................................. 10
Table 4.6 Principal Uses Permitted in the RMH Legacy District .................................................................. 11
Table 4.7 Bulk and Area Requirements for RE and RS Districts .................................................................. 11
Table 4.8 Bulk and Area Requirements for RD, RNX, and RM Districts ...................................................... 13
Table 4.9 Area Requirements for RMH Legacy Park Developments ......................................................... 15
Table 4.10 Individual Residential Mobile Home Legacy Lot Requirements ............................................... 16
Table 4.11 Accessory Uses and Structures Permitted in Residential Districts ............................................. 16
Table 5.1 Additional Uses Permitted in the Office District .......................................................................... 23
Table 5.2 Bulk and Area Requirements in the Office District ..................................................................... 24
Table 6.1 Additional Permitted Uses in the CS District ................................................................................ 26
Table 6.2 Additional Permitted Uses in the CG Legacy and CH Legacy Districts ................................... 27
Table 6.3 Uses Allowed By Right in the DM District ..................................................................................... 28
Table 6.4 Bulk and Area Requirements in Commercial Districts ............................................................... 29
Table 7.1 Additional Principal Uses Permitted in the IL District .................................................................. 32
Table 7.2 Additional Principal Uses Permitted in the IM District ................................................................. 33
Table 7.3 Additional Principal Uses Permitted in the IH Legacy District ................................................... 34
Table 7.4 Bulk and Area Requirements in Industrial Districts ..................................................................... 35
Table 8.1 Principle Uses Permitted in the Public Facilities District ............................................................. 36
Table 8.2 Development Standards in the PF District ................................................................................... 36
Table 9.1 Required Amenities ....................................................................................................................... 41
Table 10.1 Prohibited Uses in the US-169 Overlay District ............................................................................ 52
Table 10.2 Uses Permitted in the US-169 Overlay District with an SUP ........................................................ 52
Table 10.3 Uses Encouraged in the Downtown Overlay District .................................................................. 62
Table 10.4 Prohibited Uses in the Downtown Overlay District ...................................................................... 62
Table 11.1 Spacing from Intersections ........................................................................................................... 76
Table 12.1 Parking Requirements by Type of Use ......................................................................................... 84
Table 12.2 Parking Space Design Criteria ..................................................................................................... 88
Table 18.1 Sign Requirements for the AG, RE, RS-1, RS-2, and RS-3 Districts ............................................ 128
Table 18.2 Sign Requirements for the RD, RNX, RM, and RMH Legacy Districts ....................................... 129
Table 18.3 Sign Requirements for the O, CS, CG Legacy, CH Legacy, IL, IM, IH Legacy, and PF
Districts ......................................................................................................................................... 130
Table 19.1 Buffer Yard Requirements ........................................................................................................... 150
Table 19.2 Building Yard Landscaping Requirements ................................................................................ 154
Table 19.3 Tree Preservation Credits ............................................................................................................ 157
xi
City of Owasso Zoning Code, Adopted via Ord. 1249
LIST OF FIGURES
Figure 4.1 Typical Yard and Setback Locations on Single-Family Lots ............................................................. 12
Figure 4.2 Common Lot Configurations ................................................................................................................ 12
Figure 4.3 Yard and Setback Locations for Duplex Lots ..................................................................................... 13
Figure 4.4 Yard and Setback Locations for Zero Lot Line and Townhome Units ............................................... 14
Figure 4.5 Placement of Exterior Mechanical Units on Residential Lots ............................................................ 15
Figure 4.6 Placement of Permanent Accessory Structures on RS Lots ............................................................... 17
Figure 9.1 Planned Unit Development Process .................................................................................................... 44
Figure 9.2 Conceptual Development Plan ........................................................................................................... 48
Figure 10.1 US-169 Overlay District Boundaries ..................................................................................................... 51
Figure 10.2 Building Entrances ................................................................................................................................ 55
Figure 10.3 Encouraged Off-Street Parking Areas ................................................................................................. 55
Figure 10.4 Wall Articulation in the US-169 Overlay District .................................................................................. 58
Figure 10.5 Downtown Overlay District Boundaries ............................................................................................... 61
Figure 10.6 Wall Articulation in the Downtown Overlay District............................................................................ 67
Figure 10.7 Overhanging Signs ............................................................................................................................... 68
Figure 11.1 Driveway Spacing ................................................................................................................................ 74
Figure 11.2 Mutual Access Driveways .................................................................................................................... 75
Figure 11.3 Width of Access .................................................................................................................................... 75
Figure 11.4 Spacing of Intersections and Points of Access .................................................................................. 76
Figure 11.5 Sight Triangles ....................................................................................................................................... 77
Figure 11.6 Façade Coverage ................................................................................................................................ 78
Figure 12.1 Compact Parking Spaces .................................................................................................................... 88
Figure 12.2 Parallel Parking ..................................................................................................................................... 90
Figure 12.3 Angled Parking ..................................................................................................................................... 91
Figure 12.4 Driveway Ribbons ................................................................................................................................. 93
Figure 17.1 Wind Energy System Total Height ...................................................................................................... 111
Figure 17.2 Wind Energy System Minimum Blade Height ................................................................................... 112
Figure 17.3 Wind Energy System Setbacks .......................................................................................................... 112
Figure 18.1 Sign Area and Dimensions ................................................................................................................. 122
Figure 18.2 Calculating Sign Area for Freestanding Signs .................................................................................. 123
Figure 18.3 Multi-Faced Signs ............................................................................................................................... 123
Figure 18.4 Sign Height .......................................................................................................................................... 124
Figure 18.5 Light Pole Banners and Bracket Signs ............................................................................................... 125
Figure 18.6 Gooseneck Reflectors ........................................................................................................................ 125
Figure 18.7 Portable Signs ...................................................................................................................................... 126
Figure 18.8 Area Marker Sign ................................................................................................................................ 132
Figure 18.9 Awning Sign ........................................................................................................................................ 132
Figure 18.10 Banner Sign ......................................................................................................................................... 132
Figure 18.11 Business Sign ....................................................................................................................................... 132
Figure 18.12 Canopy Sign ....................................................................................................................................... 132
Figure 18.13 Pole Sign .............................................................................................................................................. 133
Figure 18.14 Feather Sign ........................................................................................................................................ 133
Figure 18.15 Projecting Sign .................................................................................................................................... 133
Figure 18.16 Marquee Sign ...................................................................................................................................... 133
Figure 18.17 Monument Sign ................................................................................................................................... 133
Figure 18.18 Yard Sign ............................................................................................................................................. 134
Figure 18.19 Wall Sign .............................................................................................................................................. 134
Figure 19.1 Typical Planting Yards ........................................................................................................................ 139
Figure 19.2 Tree Descriptive Terms ........................................................................................................................ 141
Figure 19.3 Typical Sizes of Landscaping Plants .................................................................................................. 141
Figure 19.4 Entry Islands ......................................................................................................................................... 146
Figure 19.5 Internal Islands .................................................................................................................................... 146
Figure 19.6 Pedestrian Island ................................................................................................................................ 147
Figure 19.7 Bioswale............................................................................................................................................... 148
Figure 19.8 Alternative Parking Lot Design ........................................................................................................... 148
Figure 19.9 Trash Enclosures and Dumpster Areas .............................................................................................. 155
Figure 19.10 Dumpsters and Recycled Material Bins ............................................................................................ 155
Figure 19.11 Mechanical Equipment Screening on Roofs .................................................................................... 156
Figure 19.12 Trees and Utility Lines .......................................................................................................................... 157
Figure 20.1 Floodlights ........................................................................................................................................... 162
xii
City of Owasso Zoning Code, Adopted via Ord. 1249
CHAPTER 1
TITLE, PURPOSE, INTERPRETATION, AND JURISDICTION
1.1 Title and Citation. Owasso Zoning
Code. For
1.2 Purpose. This Code classifies and regulates the use of land, buildings, sites, and
structures within the City Limits of the City of Owasso, Oklahoma. The regulations in this
Code are necessary to:
a. Promote the health, safety, and general welfare of the citizens of Owasso;
b. Promote productive and enjoyable harmony between people and the built
environment;
c. Achieve a balance between population and resources so as to permit high
standards of living and an equitable sharing of amenities;
d. Encourage the most appropriate use of land by dividing the City into zones and
regulate therein the use of the land;
e. Encourage the development of the community in accordance with the adopted
Land Use Master Plan; and
f. Ensure a comprehensive and stable pattern of land development and uses that
allow for the planning of public infrastructure such as transportation, water and
sewer, schools, parks, and other public facilities.
1.3 Interpretation.
1.3.1 Validity of Other Laws. Where this Code imposes a greater restriction upon the use of
structures or land, upon height or bulk of structures, or requires larger open space or yards
than are imposed by other ordinances, laws, or regulations, the provisions of this Code
shall not be construed to prevent the enforcement of other ordinances, laws, or
regulations which prescribe more restrictive limitations.
1.3.2 Severability. In case any portion of this Code shall be invalid or unconstitutional, as
declared by a court of competent jurisdiction, the remainder of the Code shall not be
invalid, but shall remain in full force and effect.
1.4 Jurisdiction.
1.4.1 Territorial Jurisdiction. This Code shall be in full force and effect and shall apply to all
lands within the incorporated limits of the City of Owasso, Oklahoma.
1.4.2 Extra-Territorial Jurisdiction. The City shall have the authority to guide and provide input
on development for all lands within the City of Owasso Fenceline.
1.4.3 Annexed Territory. When any territory is brought into Owasso City Limits by annexation or
otherwise, such territory shall be deemed to be in the Agriculture (AG) district, provided,
however, that the Owasso City Council may annex and rezone properties under a single
ordinance to the comparable zoning designation given to said properties under previous
zoning actions undertaken within the applicable County of Record. Additionally, a
rezoning can be requested with annexation, under a single ordinance, if the rezoning
request is in compliance with the adopted Land Use Master Plan and all statutory notice
requirements are met.
City of Owasso Zoning Code, Adopted via Ord. 1249 1
CHAPTER 2
GENERAL PROVISIONS
2.1 Zoning Districts Established. The zoning districts set forth in Table 2.1 below are herein
established:
Table 2.1 Zoning Districts
Zoning District Name Relative Intensity Scale
AG Agriculture Least Intense District
RE Residential Estate
RS-1 Residential Single-Family Low Density
Residential Single-Family Medium
RS-2
Density
RS-3 Residential Single-Family High Density
RD Residential Duplex
RNX Residential Neighborhood Mixed
RM Residential Multi-Family
Residential Mobile Home Park
RMH
(Legacy)
O Office
CS Commercial Shopping
CG Commercial General (Legacy)
CH Commercial High Intensity (Legacy)
Industrial Light, Research and
IL
Development
IM Industrial Moderate
IH Industrial Heavy (Legacy) Most Intense District
DM Downtown Mixed
(PF and DM Districts excluded
PF Public Facilities
from scale)
The Residential Mobile Home Park (RMH), Commercial General (CG), Commercial High
Intensity (CH), and Industrial Heavy (IH) zoning districts are carried forward from the
previous version of this Code
lots and uses within these legacy districts are considered legal and conforming,
provided that they conform to the applicable regulations of the prior version of this
Code. New developments within a legacy zoning district must adhere to all applicable
regulations of this Code. No property may be zoned or rezoned into a legacy zoning
district after the date of adoption of this Code.
For other previously existing zoning districts that are no longer described in this Code,
refer to the zoning district that most closely matches the district in question. The
Community Development Director or their designee shall make a determination.
Appeals of this determination may be taken to the Owasso Board of Adjustment (BOA).
2.2 Official Zoning Map Established. The locations and boundaries of the various districts as
defined herein shall be shown and delineated on the most recently updated Official
Zoning Map of the City of Owasso, Oklahoma. The Official Zoning Map shall be
maintained by the City of Owasso, and any changes to zoning shall be done only through
an ordinance. The Official Zoning Map shall be kept by the City of Owasso, and any
subsequent changes shall be maintained and updated, by the Community
Development Director or their designee.
City of Owasso Zoning Code, Adopted via Ord. 1249 2
2.3 District Boundary Description and Interpretation. Any update to a zoning district
boundary lines shall be designated by legal description and reflected on the Official
Zoning Map. When a legal description is used, the boundary line shall be deemed to
extend to the centerline of abutting streets (if applicable) and shall be so designated on
the Official Zoning Map. When the Official Zoning Map is referenced, district boundary
lines shall be established by dimensions, property lines, recorded lot lines, or the centerline
of the abutting street, alley, or railroad right-of-way. In situations where the exact
locations of district boundary lines are in question, the Owasso Board of Adjustment (BOA)
shall make a final determination as to their location, and the legal description shall be
used to assist in such a determination.
2.4 Limitation on Land Use. No land or building shall be used and no building, structure, or
improvement shall be made, erected, constructed, moved, altered, enlarged, or rebuilt
which is designed, arranged, or intended to be used or maintained for any purpose or in
any manner except in accordance with the provisions of the Owasso Zoning Code,
except as provided by the Chapter Non-Conformitiesin the Owasso Zoning
Code.
Nothing in this Code shall be deemed to require a change in the plans, construction, or
designated use of any building, where a Building Permit was lawfully issued prior to the
effective date of this Code, and pursuant to such Permit, construction is diligently carried
to completion. Upon completion, such building or use shall be deemed non-conforming
and may continue as regulated by the Chapter titled Non-in the Owasso
Zoning Code.
2.5 Required Annexation for Utility Connection. Connection to any City of Owasso utility
shall be provided to properties within Owasso City Limits, or as approved by the Owasso
City Council.
2.6 Platting Requirements. For the purposes of providing a proper arrangement of streets
and for assuring the adequacy of open spaces for traffic, utilities, and access of
emergency vehicles, commensurate with the intensification of land use customarily
incident to a change of zoning, platting requirements are established in the adopted
Owasso Subdivision Regulations and shall be followed.
City of Owasso Zoning Code, Adopted via Ord. 1249 3
CHAPTER 3
AGRICULTURE DISTRICT PROVISIONS
3.1 Principal Uses Permitted in the Agriculture District. Principal uses permitted in the AG
(Agriculture) district, by right or with a Specific Use Permit (SUP), are set forth in Table 3.1
below:
Table 3.1 Uses Permitted in the AG District
Allowed Allowed
Use
By Right with SUP
Air Transportation X
Animal Production and Aquaculture X
Aquaculture X
Beef Cattle Ranching and Farming X
Bed and Breakfast X
Cemetery X
Chicken Egg Production X
Crop Production X
Cultural Center X
Dairy Cattle and Milk Production X
Forestry and Logging X
Golf Course (Including Miniature and Pitch-N-Putt) X
Golf Driving Range X
Gun Club, Recreational X
Manufactured Home X
Museum, Historical Site, and Similar Institutions X
Nursery (Horticulture) and Greenhouse X
Other Animal Production X
Other Poultry Production X
Performing Arts, Spectator Sports, and Related Industries X
Place of Worship X
Poultry Hatchery X
Riding Stable X
RV (Recreational Vehicle) Parks and Recreational Camp X
School (Public and Private) X
Sheep and Goat Farming X
Shooting Range X
Single-Family Residential Dwelling X
Support Activities for Agriculture and Forestry X
Turkey Production X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. Any use not listed in Table 3.1 shall not be allowed
in the AG (Agriculture) district. For any proposed use (by right or SUP) the Community
Development Director or their designee shall determine the category that the proposed
use would fall within. Appeals of this determination may be taken to the Owasso Board
of Adjustment (BOA).
The SUP uses allowed in the AG (Agriculture) district shall follow the process outlined in the
Section titled Specific Use Permits of the Owasso Zoning Code and are subject to the
requirements, safeguards, and conditions that may be imposed by the Owasso City
Council. Further, SUP uses in the AG (Agriculture) district shall conform to the bulk and
area requirements of the district, unless modified by the Owasso City Council.
City of Owasso Zoning Code, Adopted via Ord. 1249 4
3.2 Accessory Uses in the Agriculture District.
3.2.1 Accessory Uses Permitted. Accessory uses customarily incident to a principal use
permitted in an AG (Agriculture) district are permitted in such district.
In addition, home occupations are permitted as accessory uses. A home occupation is
an occupation, profession, or trade customarily carried on by occupants of a dwelling
unit as a secondary use that is clearly incidental to the principal use of the dwelling unit
for residential purposes. Home occupations are allowed as an accessory use in the AG
(Agriculture) district, subject to the following provisions:
a. Location. Home occupations shall be conducted only within the principal
structure.
b. Area. The maximum floor area utilized for home occupation purposes shall not
exceed twenty-five (25) percent of the total floor area of the principal structure.
c. Employees. The home occupation shall occur only within the private residence
of the family or person occupying the dwelling. No person shall be employed
in the home occupation other than a member of the immediate family residing
on the premises.
d. Merchandise. The home occupation shall not involve the retail sale of
merchandise manufactured off the premises.
e. Visibility of Merchandise. No merchandise shall be displayed in such a manner
as to be visible from outside.
f. Outdoor Storage. No outdoor storage shall be allowed in connection with any
home occupation.
g. Maintenance of Non-Commercial Character. No alteration of the non-
commercial character of the premises may be made, including the removal of
garage doors.
h. Signs. No signs, display, or advertising on the premises shall be permitted.
i. Disturbances. No mechanical or electrical equipment or other activities shall
be allowed which create a noise, dust, odor, or electrical disturbance.
j. Traffic and Parking. No home occupation shall generate more than fourteen
(14) trips per day to and from the premises, and all parking needs generated
shall be accommodated by off-street parking that does not alter the non-
commercial character of the premises.
3.2.2 Accessory Use Conditions. An accessory building constructed as an integral part of the
principal building shall be made structurally a part thereof and shall comply with the
requirements applicable to the principal building.
Accessory buildings shall meet the minimum yard or building setback requirements.
3.3 Bulk and Area Requirements in the Agriculture District. Bulk and area requirements in
the AG (Agriculture) district are set forth in Table 3.2 below:
Table 3.2 Bulk and Area Requirements in the AG District
Lot Dimensions
Lot Width (Minimum) 200 feet
Lot Area (Minimum) 2 acres
Front Setback and Any Setback Abutting a Right of Way
Arterial (Minimum) 35 feet
Not an Arterial (Minimum) 25 feet
Other Requirements
Side Setback (Minimum) 15 feet
City of Owasso Zoning Code, Adopted via Ord. 1249 5
Table 3.2 Bulk and Area Requirements in the AG District
(Continued)
Rear Setback (Minimum) 40 feet
Building Height (Maximum) 45*
*Any structure height greater than forty-five (45) feet shall require an
SUP. This requirement excludes accessory agricultural implements.
City of Owasso Zoning Code, Adopted via Ord. 1249 6
CHAPTER 4
RESIDENTIAL DISTRICT PROVISIONS
4.1 Purpose of Residential Districts. The residential districts are designed to:
a. Achieve the residential objectives outlined in the adopted Land Use Master Plan;
b. Protect the character of residential areas from encroachment of higher-intensity
uses that are less compatible with said residential areas;
c. Achieve a suitable environment for residents by permitting appropriate
neighborhood facilities in residential areas, such as churches, schools, and certain
cultural and recreational facilities;
d. Permit a variety of dwelling types and densities to meet the varying housing needs
of residents; and
e. Regulate residential development to facilitate the planning for an economical
and equitable provision of streets, utilities, and other public facilities.
4.2 Residential Districts Described.
4.2.1 RE (Residential Estate) District. The RE (Residential Estate) district is designed to permit the
development and conservation of single-family detached dwellings or duplex dwellings,
in a suitable environment on large parcels of land at a low population density.
4.2.2 RS-1, RS-2, and RS-3 (Residential Single-Family) Districts. The RS-1, RS-2, and RS-3
(Residential Single-Family) districts are designed to permit the development and
conservation of single-family detached dwellings or duplex dwellings, in suitable
environments in a variety of densities to meet the varying single-family housing needs of
individuals and families.
4.2.3 RD (Residential Duplex) District. The RD (Residential Duplex) district is designed to permit
a denser yet compatible use of tracts in or near single-family residential and other
neighborhoods which are not ideally suited for single-family use because of size,
topography, or adjacent land use.
4.2.4 RNX (Residential Neighborhood Mixed) District. The RNX (Residential Neighborhood
Mixed) district is a residential zoning category that allows a mixture of neighborhood-level
uses. This category allows for uses that fall in between typical single-family development
and higher density multi-family developments. Residential developments within this
Zoning District in excess of a density of eleven (11) dwelling units per acre are required to
be reviewed as a Planned Unit Development (PUD).
4.2.5 RM (Residential Multi-Family) District. The RM (Residential Multi-Family) district is designed
to permit the development and preservation of higher-density multi-family dwelling types,
including but not limited to apartments, garden apartments, and townhouses, in suitable
environments in a variety of densities. Residential developments within this Zoning District
in excess of a density of twelve (12) dwelling units per acre are required to be reviewed
as a Planned Unit Development (PUD)
4.2.6 RMH (Residential Mobile Home Park) Legacy District. The RMH (Residential Mobile Home
Park) Legacy district is designed to accommodate mobile homes as a functional dwelling
unit in appropriate locations while requiring certain regulations that insure a suitable living
environment and safeguard surrounding single-family residential neighborhoods. The
RMH Legacy zoning shall not be approved for any additional properties beyond the
date of the passage of this Ordinance.
City of Owasso Zoning Code, Adopted via Ord. 1249 7
4.3 Residential Districts Max Gross Density. The maximum density of each residential zoning
designation is illustrated in Table 4.1 below, in Dwelling Units per Acre (DU/Ac):
Table 4.1 Residential Densities
Zoning District Max Gross Density*
Residential Estate (RE) 1.8 DU/AC
Residential Single-Family (RS-1) 3.2 DU/AC
Residential Single-Family (RS-2) 4.8 DU/AC
Residential Single-Family (RS-3) 6.2 DU/AC
Residential Mobile Home (RMH) Legacy 7.0 DU/AC
Residential Duplex (RD) 10.3 DU/AC
Residential Neighborhood Mixed (RNX) 11.0 DU/AC
Residential Multi-Family (RM) 12.0 DU/AC
*Any development in excess of these allowed densities must be reviewed as a Planned
Unit Development (PUD), regardless of base zoning district. A PUD may be reviewed
to allow for additional density than what is otherwise allowed within a given zoning
district.
4.4 Principal Uses Permitted in Residential Districts.
4.4.1 RE (Residential Estate) and RS (Residential Single-Family) Districts. Principal uses permitted
in the RE (Residential Estate) and RS (Residential Single-Family) districts, by right or with a
Specific Use Permit (SUP), include all the uses allowed in a zoning district deemed to be
less intense than the RE (Residential Estate) and RS (Residential Single-Family) districts, as
well as those indicated in Table 4.2 below:
Table 4.2 Principal Uses Permitted in the RE and RS Districts
Allowed Allowed
Use
By Right with SUP
Child Day Care Center X
Community Center X
Duplex X
Group Home X
Library X
Park X
Place of Worship X
School (Public and Private) X
Single-Family Dwelling X
Tiny Home Community- Multiple Dwelling Units
X
(with PUD)
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP or PUD) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the RE (Residential Estate) and RS (Residential Single-Family)
districts shall follow the process outlined in the Section titled Specific Use Permits in the
Owasso Zoning Code and subject to the requirements, safeguards, and conditions that
may be imposed by the Owasso City Council. Further, SUP uses shall conform to the bulk
and area requirements of the RE (Residential Estate) and RS (Residential Single-Family)
districts.
4.4.2 RD (Residential Duplex) District. Principal uses permitted in the RD (Residential Duplex)
district, by right or with a Specific Use Permit (SUP), include all the uses allowed in a zoning
district deemed to be less intense than the RD (Residential Duplex) district, as well as those
indicated in Table 4.3 below:
City of Owasso Zoning Code, Adopted via Ord. 1249 8
Table 4.3 Principal Uses Permitted in the RD District
Allowed Allowed
Use
By Right with SUP
Child Day Care Center X
Community Center X
Duplex Dwelling X
Fire Station X
Library X
Park X
Place of Worship X
School (Public and Private) X
Single-Family Dwelling X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the RD (Residential Duplex) district shall follow the process
outlined in the Section titled Specific Use Permits in the Owasso Zoning Code and are
subject to the requirements, safeguards, and conditions that may be imposed by the
Owasso City Council. Further, SUP uses shall conform to the bulk and area requirements
of the RD (Residential Duplex) district.
4.4.3 RNX (Residential Neighborhood Mixed) District. Principal uses permitted in the RNX
(Residential Neighborhood Mixed) district, by right or with a Specific Use Permit (SUP),
include all the uses allowed in a zoning district deemed to be less intense than the RNX
(Residential Neighborhood Mixed) district, as well as those indicated in Table 4.4 below:
Table 4.4 Principal Uses Permitted in the RNX District
Allowed Allowed
Use
By Right with SUP
Apartment/Bungalow Court X
Assisted Living Facility X
Attached/Detached Senior Housing X
Child Day Care Center X
Community Center X
Condos X
Cottages X
Duplex, Triplex, and Multiplex X
Garden Apartments X
Library X
Mixed-Use (with PUD) X
Multi-Family, under 11 DU/AC X
Park X
Place of Worship X
School (Public and Private) X
Single-Family Dwelling X
Tiny Home Development X
Townhouse X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
City of Owasso Zoning Code, Adopted via Ord. 1249 9
Uses allowed with an SUP in the RNX (Residential Neighborhood Mixed) district shall follow
the process outlined in the Section titled Specific Use Permits in the Owasso Zoning
Code and are subject to the requirements, safeguards, and conditions that may be
imposed by the Owasso City Council. Further, SUP uses shall conform to the bulk and area
requirements of the RNX (Residential Neighborhood Mixed) district.
Any development in excess of eleven (11) dwelling units per acre must be reviewed as a
Planned Unit Development (PUD). A PUD may be reviewed to allow for additional density
than what is otherwise allowed within the RNX zoning district. If a use that is typically
approved by an SUP is approved through a Planned Unit Development (PUD), no
additional SUP shall be required.
4.4.4 RM (Residential Multi-Family) District. Principal uses permitted in the RM (Residential Multi-
Family) district, by right or with a Specific Use Permit (SUP), include all the uses allowed in
a zoning district deemed to be less intense than the RM (Residential Multi-Family) district,
as well as those indicated in Table 4.5 below:
Table 4.5 Principal Uses Permitted in the RM District
Allowed Allowed
Use
By Right with SUP
Apartments X
Attached/Detached Senior Housing X
Bungalow Court X
Child Day Care Center X
Community Center X
Condos X
Cottages X
Garden Apartments X
Library X
Multi-Family, under 12 DU/AC X
Multi-Family, over 12 DU/AC (with PUD) X
Mixed-Use (with PUD) X
Park X
Place of Worship X
Residential Duplex, Triplex, and Multiplex X
School (Public or Private) X
Senior Independent Living X
Townhomes X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the RM (Residential Multi-Family) district shall follow the
process outlined in the Section titled Specific Use Permits in the Owasso Zoning Code
and are subject to the requirements, safeguards, and conditions that may be imposed
by the Owasso City Council. Further, SUP uses shall conform to the bulk and area
requirements of the RM (Residential Multi-Family) district.
Any development in excess of twelve (12) dwelling units per acre must be reviewed as a
Planned Unit Development (PUD). A PUD may be reviewed to allow for additional density
than what is otherwise allowed within the RM zoning district. If a use that is typically
approved by an SUP is approved through a PUD, no additional SUP shall be required.
4.4.5 RMH (Residential Mobile Home Park) Legacy District. Principal uses permitted in the RMH
(Residential Mobile Home Park) district, by right or with a Specific Use Permit (SUP), include
City of Owasso Zoning Code, Adopted via Ord. 1249 10
all the uses allowed in a zoning district deemed to be less intense than the RMH
(Residential Mobile Home) district, as well as those indicated in Table 4.6 below:
Table 4.6 Principal Uses Permitted in the RMH
Legacy District
Allowed Allowed
Use
By Right with SUP
Child Day Care Center X
Community Center X
Duplex X
Library X
Manufactured Home X
Park X
Place of Worship X
Single-Family Dwelling X
School (Public and Private) X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the RMH (Residential Mobile Home Park) Legacy district shall
follow the process outlined in the Section titled Specific Use Permits in the Owasso
Zoning Code and are subject to the requirements, safeguards, and conditions that may
be imposed by the Owasso City Council. Further, SUP uses shall conform to the bulk and
area requirements of the RMH (Residential Mobile Home Park) Legacy district.
4.5 Bulk and Area Requirements in Residential Districts.
4.5.1 Bulk and Area Requirements for RE and RS Districts. Bulk and area requirements for RE
(Residential Estate) and RS (Residential Single-Family) districts can be found in Table 4.7
below:
Table 4.7 Bulk and Area Requirements for RE and RS Districts
RE RS-1 RS-2 RS-3
Average Lot Width (Minimum) 150 feet 75 feet 65 feet 50 feet
24,000 9,000 7,000 5,000
Lot Area (Minimum)
square feet square feet square feet square feet
Arterial Front Setback (Minimum) 35 feet 35 feet 35 feet 35 feet
Non-Arterial Front Setback
35 feet 30 feet 25 feet 25 feet
(Minimum)
Arterial Corner Lot Side Setback
20 feet 20 feet 20 feet 20 feet
(Minimum)
Non-Arterial Corner Lot Side
15 feet 15 feet 15 feet 15 feet
Setback (Minimum)
Rear Setback 25 feet 25 feet 25 feet 20 feet
Side Setbacks (Minimum) 15/15 feet 5/5 feet 5/5 feet 5/5 feet
City of Owasso Zoning Code, Adopted via Ord. 1249 11
Figure 4.1below illustrates yard and setbacklocations for a typical residential single-
family lot. Setbacks on corner lots are determined based on the orientation of the
dwelling unit. Single-family lots that abut a dedicated Reserve Area may request
approval from the Community Development Director or their designee to count a
portion of the width of
provided that no structure encroaches into any utility easement.
Figure 4.1
Typical Yard and SetbackLocations on Single-Family Lots
Figure 4.2below illustrates common lot configurations:
Figure 4.2
Common Lot Configurations
City of Owasso Zoning Code, Adopted via Ord. 124912
4.5.2Bulk and Area Requirementsfor RD, RNX, and RM Districts.Bulk and area requirements
for RD (Residential Duplex), RNX (Residential Neighborhood Mixed), and RM
(Residential Multi-Family)districts can be found in Table 4.8below:
Table 4.8 Bulk and Area Requirements for RD, RNX, and RM Districts
RDRNXRM
Average Lot Width (Minimum)
One-and Two-Family60 feetN/AN/A
Multi-Family N/AN/AN/A
Lot Area (Square Feet)
One-and Two-Family6,900 square feetN/AN/A
Multi-Family N/AN/AN/A
Arterial Front Setback (Minimum)35 feet35 feet35 feet
Non-Arterial Front Setback
25 feet25 feet25 feet
(Minimum)
Arterial Corner Lot Side Setback
15 feet20 feet20 feet
(Minimum)
Non-Arterial Corner Lot Side
15 feet15 feet15 feet
Setback (Minimum)
Rear Setback (Minimum)20 feet20 feet20 feet*
Side Setbacks (Minimum)5/5 feetN/A20/20 feet*
*If lot abuts a single-familyresidential districtor use, side and rear setbacks
shall be an additional five (5) feet per story above the first story.
Figure 4.3below illustrates typical yard and setback locations for a duplex lot:
Figure 4.3
Yard and Setback Locations for Duplex Lots
City of Owasso Zoning Code, Adopted via Ord. 124913
Figure 4.4 below illustrates yard and setback locations for zero lot line and townhome
units:
Figure 4.4
Yard and Setback Locations for Zero Lot Line and Townhome Units
Rear Lot Line
Side Lot Line
DrivewayDriveway
Driveway
Street ROW
Front Front Lot
SetbackLine
Configuration of Zero Lot Line
Style homes
Townhouse
End Unit
Side Setback
Applies to
End Units
Front No Setback
Required
Setback
Configuration of
Between Units
Townhome Units
4.5.3Mechanical Equipment (HVAC).No Mechanical/HVAC equipment shall be allowed
closer than five (5) feet to any property line within all residentialdistricts.No
encroachment into the side setbacks shall be allowed. Side setbacks will be measured
from the point of the wall that is nearest to the property line of the adjacent property
(see Figure 4.5).
City of Owasso Zoning Code, Adopted via Ord. 124914
Figure 4.5
Placement of Exterior Mechanical Units on Residential Lots
Example of Incorrect Placement
of Equipment in the Side Setback
4.5.4Bulk and Area Requirementsfor the RMH LegacyDistrict.Mobile home park
development requirements can be found in Table 4.9 below. All interior private streets
must comply with Owasso Engineering Design Criteria.
Table 4.9 Area Requirements for RMH LegacyPark Developments
Average LotArea
5 acres
(Minimum)
LotWidth (Minimum)200 feet
Setbacks shall be determined by measuring from the existing
Front Setbacksand property line (where sufficient right-of-way for future roadway
Setbacks Abuttinga expansion or widening has been dedicated, as determined by
Public Street (Minimum)the City Engineer). Where right-of-way has not been dedicated,
the setbacks shall be from the future right-of-way line.
Side Setbacks
5/10 feet
(Minimum)
City of Owasso Zoning Code, Adopted via Ord. 124915
4.5.5 Residential Mobile Home Legacy Subdivisions. A mobile home park development
containing a tract area of five (5) acres or more may be subdivided to permit
individual ownership of mobile home spaces, provided the resulting lots shall comply
with the bulk and area requirements set out below and a subdivision plat incorporating
the bulk and area requirements is submitted to and approved by the Owasso City
Council and filed of record in the office of the County Clerk where the property is
located. Mobile home lot requirements can be found in Table 4.10 below. Any
residential development proposing private streets shall comply with Owasso
Engineering Design Criteria.
Table 4.10 Individual Residential Mobile Home Legacy Lot Requirements
Average Lot Width
40 feet
(Minimum)
Lot Size (Minimum) 4,000 square feet
Setbacks shall be determined by measuring from the existing
Front Setbacks and property line (where sufficient right-of-way for future roadway
Setbacks Abutting a expansion or widening has been dedicated, as determined by
Public Street (Minimum) the City Engineer). Where right-of-way has not been dedicated,
the setbacks shall be from the future right-of-way line.
Abutting an Arterial
35 feet
(Minimum)
Abutting a Non-Arterial
25 feet
(Minimum)
Side Setback Interior
5/10 feet
(Minimum)
Rear Setback
10 feet
(Minimum)
4.5.6 Additional Mobile Home Requirements. All mobile homes and manufactured housing
units must be completely skirted. All housing units must be certified and display
applicable federal certifications. Accessory buildings must set back a minimum of ten
(10) feet from the main dwelling unit and shall follow all applicable rules and
Accessory Uses and Structures in Residential
Districts
4.6 Accessory Uses and Structures in Residential Districts.
4.6.1 Accessory Uses Permitted. The following uses set forth in Table 4.11 below are permitted
accessory uses in residential districts:
Table 4.11 Accessory Uses and Structures Permitted in Residential Districts
Uses Districts
Accessory Dwelling Unit All R Districts
Accessory Storage Structure (Shed, Detached Garage, and
All R Districts
Other Similar Structures)
Carport All R Districts
Electric Vehicle Charging Equipment All R Districts
Home Occupation (Must Meet Requirements) All R Districts
Management Office, Private Recreation, Laundry, and RD, RM,
Storage Facilities Associated with Multi-Family Development RMH Legacy, RNX
Recreational Vehicle (Allowed Only as Temporary Use for
All R Districts
Guests Staying for a Maximum of 14 Days)
Storm Shelter (Outdoor) All R Districts
Swimming Pool All R Districts
Accessory uses compatible with a principal use, as determined by the Community
Development Director or their designee, shall be permitted in a residential district.
City of Owasso Zoning Code, Adopted via Ord. 1249 16
4.6.2Accessory Structure Requirements.A detached accessory structureshall not be
located in the front or side setbacks. Permanent accessory structuresmay be located
within a rear setback, so long as at least five (5) feet from property line is maintained
and no structure imposes on any easements(see Figure 4.6). Some accessory
structureswill require a Building Permit. Temporary accessory structures or those not
requiring a Building Permitmay be placed in utility easements, but shall not encroach
to within five (5) feet of any property line. Any temporary or accessory structures
Figure 4.6
Placement of Permanent Accessory Structures on RS Lots
One recreational vehicle or boat may be parked upon a lot as an accessory use,
provided that the vehicle is parked upon a hard-surface. (Refer to the Chaptertitled
Parking Requirementin the Owasso Zoning Code.)
Accessory uses and/or structures located in residential districts shall not be used for
commercial purposes other than legitimate home occupations as described in the
SubsectiontitledHome Occupations"in the Owasso Zoning Code.
In the RS (Residential Single-Family), Residential Duplex (RD),RNX (Residential
Neighborhood Mixed), Residential Multi-family (RM), and Residential Mobile Home (RMH)
Legacy districts, a detached accessory structure may be located in a required rearor
sidesetbackprovidedthat:
a.For structures equal to or less than fifteen (15) feet in height at the roof peak,
the structure must be at least five (5) feet off the property line;
b.For structures greater than fifteen (15)feet in heightand less than twenty (20)
feet in height at the roof peak, the minimum distance off the property line shall
be ten (10) feet;
c.For structures greater than twenty (20) feet in height at the roof peak, the
minimum distance off the property line shall be fifteen (15) feet;
d.In all cases, permanent structures may not be placed on any utility easement;
and
e.The total footprintfor any accessory structureor combination of all structures
located on a given parcel or lotshall not exceed one thousand (1,000) square
City of Owasso Zoning Code, Adopted via Ord. 124917
feet. Structures, or combinations of all structures, in excess of one thousand (1,000)
square feet shall require approval from the Owasso Board of Adjustment (BOA)
for a Special Exception.
In the RE (Residential Estate) district, standard setbacks shall apply to all structures. For
structures greater than fifteen (15) feet in height at the roof peak, the minimum
distance off the property line shall be ten (10) feet. For structures greater than twenty
(20) feet in height at the roof peak, the minimum distance off the property line shall be
fifteen (15) feet. In all cases, permanent structures may not be placed on any utility
easement.
The BOA, upon application and after notice and public hearing, may grant a Variance
or Special Exception, as the case may be.
4.6.3 Division of Lots. Any division of land shall follow the applicable regulations found in the
adopted Owasso Subdivision Regulations and relevant State Statutes.
4.6.4 Home Occupations. An occupation, profession, or trade customarily carried on by
occupants of a dwelling unit as a secondary use that is clearly incidental to the
principal use of the dwelling unit for residential purposes is allowed as an accessory use
in residential districts, subject to the following provisions:
a. Location. Home occupations shall be conducted only within the principal
structure.
b. Area. The maximum floor area utilized for home occupation purposes shall not
exceed twenty-five (25) percent of the total floor area of the principal structure.
c. Employees. The home occupation shall be engaged in only by the family or
person occupying the dwelling as a private residence. No person shall be
employed in the home occupation other than a member of the immediate
household residing on the premises.
d. Merchandise. The home occupation shall not involve retail sales transactions
on the premises.
e. Visibility of Merchandise. No merchandise shall be displayed in such a manner
as to be visible from the outside.
f. Outdoor Storage. No outdoor storage shall be allowed in connection with any
home occupation.
g. Maintenance of Residential Character. No alteration of the residential
character of the premises may be made, including the removal of garage
doors.
h. Signs. No signs, display, or advertising on premises shall be permitted.
i. Disturbances. No device of any kind or other activities shall be allowed that
create noise, dust, odor, or electrical disturbance that is affiliated with a home
based business. This shall not be interpreted to include the operation of hobby
equipment, yard maintenance equipment, or other activities that are normal
to day to day living and enjoyment of personal property. No noises shall be
allowed to create a public nuisance or disturb the peace as per the Owasso
Code of Ordinances.
j. Traffic and Parking. No home occupation shall generate more than ten (10)
vehicle trips per day to and from the premises. All parking needs generated
shall be accommodated by off-street parking which does not alter the
residential character of the premises.
City of Owasso Zoning Code, Adopted via Ord. 1249 18
k. Customers. Home-based business shall be operated in a discreet manner and
not be of a type that generates significant customer traffic (see above
Subsection titled
l. In-Home Daycare. In-home daycares are permitted as a home occupation
but shall be regulated by the State of Oklahoma.
The following shall not be considered a home occupation:
a. Barber shop or hair salon with more than one (1) chair;
b. Tea room or restaurant;
c. Bed and breakfast;
d. Auto repair;
e. Assisted living facility;
f. Doctor or dentist office;
g. Child care center for eight (8) or more children under the age of eighteen (18);
h. Inn or tourist home; and
i. Cabinet, metal, or machine shop.
4.6.5 Storm Shelters. Storm shelters shall not be constructed in any public utility easement,
drainage easement, roadway easement, or within public right-of-way.
Storm shelters may be constructed in the front setback, provided that a five (5) foot
side setback is maintained.
Storm shelters may be constructed in the rear or side setbacks and shall be set back
five (5) feet from the side lot line on all corner and interior lots. Storm shelters
constructed in the rear or side setbacks behind the front elevation of the house shall
not exceed five (5) feet in height for any projection of the structure.
In ground storm shelters shall not be installed in the 100-year floodplain as defined by
the most recent version of the Federal Emergency Management Agency (FEMA) maps
or otherwise specified by the Owasso Floodplain Administrator.
4.6.6 Carports Not Encroaching into the Front Setback. Carports may be constructed in a
residential district if the following requirements are met:
a. Minimum front setback requirements are met for the zoning district in which it is
located. Carports may be placed in the side or rear setbacks but shall be placed
at least five (5) feet from the property line and out of any utility easements. The
surface and driveway leading to the carport area shall be paved as outlined in
the Chapter titled Parking Requirements in the Owasso Zoning Code;
b. The area of the carport shall count towards the allowable lot coverage which
shall not exceed the maximum lot coverage established for the zoning district in
which it is located;
c. No part of the carport canopy or appurtenance may extend beyond the front
property line, into any utility easement, or onto public right-of-way;
d. Guttering shall not be directed towards adjoining property;
e. Eaves may encroach no more than one (1) foot into a side setback, but in no
instance may said eave overhang onto adjoining property;
f. A Building Permit shall be required prior to construction of all permanent carports,
and said carports shall comply with all applicable building, zoning, and
development codes;
City of Owasso Zoning Code, Adopted via Ord. 1249 19
g. All carports shall be located over a paved hard surface; and
4.6.6.1 Carports Encroaching into the Front Setback. Carports encroaching into the front
setback may be approved as a Special Exception by the Owasso Board of
Adjustment (BOA). Prior to taking a Special Exception for a carport to the BOA, the
carport requirements listed above must be satisfied, aside from meeting the front
setback requirement. Additionally, the following questions and site conditions shall
be considered, evaluated, and reported to the BOA as the basis for the
recommendation:
a. Are there other carports in the front setback within three hundred (300) feet
of the subject property?
b. Does the main residential structure on the property have a functional
garage?
c. Is there adequate room on the side or in the backyard of the property to
accommodate either a one (1) or two (2) car carport?
d. Is the carport necessary to alleviate a physical condition on or adjacent to
the subject property that is causing property damage to parked vehicles?
e. Are outbuildings, carports, and similar structures governed privately by a
currently functioning , neighborhood board, or
architectural review board? (If yes, the applicant shall get an approval letter
from said body prior to submitting an application to the City for a Special
Exception.)
f. For corner lot situations, no part of the carport shall be situated to cause sight
line issues with adjoining streets. It shall be the determination of the
Community Development Director or their designee to evaluate these
situations independently on a case-by-case basis.
g. Carports shall be required to be open on three (3) sides.
h. The carport shall only be used for the storage of operable automobiles and
shall not be used for the outside storage of other personal property, including
but not limited to materials, goods, supplies, furniture, appliances, or
inoperable automobiles. Storage and parking of recreational vehicles
including watercraft and trailers must comply with the Chapter titled Off-
Street Parking Requirements in the Owasso Zoning Code; and
i. Input or concerns from adjoining neighbors.
4.6.7 PODS, Temporary Moving and Storage Containers, and Dumpsters. PODS and temporary
moving/storage containers shall not be located in the front setback for any period longer
than fourteen (14) days. Dumpsters shall not be located in the front setback for any period
longer than fourteen (14) days following completion of construction associated with an
active building permit. Said structures shall be set on a hard surface. In no case shall said
containers be stored on a public street.
4.6.8 Accessory Dwelling Units. Accessory dwelling units, as defined in the Chapter titled
Definitions in the Owasso Zoning Code, shall follow all applicable rules and
this Chapter, as well as the following additional conditions:
a. Said structure shall adhere to all current Building Code requirements;
b. Only one (1) such structure shall be allowed per Lot of Record;
c. There must be one (1) off-street parking space provided;
City of Owasso Zoning Code, Adopted via Ord. 1249 20
d. No Building Permit shall be issued for a residential accessory dwelling unit unless
there is a principal residential structure on the property; and
e. No structure shall be placed on any utility easement or within any public right-of-
way.
Some neighborhoods may have restrictive covenants prohibiting accessory dwelling
units. The City does not enforce local private covenants, but the property owners should
verify whether accessory dwellings are allowed in their neighborhoods.
4.7 Setbacks and Yards.
4.7.1 Compliance with Setback Requirements. Yard, in this Section, shall reference the
distances comprising the required front setback, side setbacks, and rear setback, as
determined by
designation. Yards shall be open and unobstructed from the ground to the sky, except as
otherwise provided.
4.7.2 Permitted Yard Obstructions. Obstructions are permitted in required setbacks as follows:
a. Cornices, canopies, eaves, and similar architectural features may project into a
required setback. Attached porch or patio covers shall not be allowed in
required setbacks;
b. Fire escapes may project into a required setback;
c. Fences, hedges, plant materials, and walls may be located in any setback,
provided that on any corner lot on which a front and side setback is required, no
wall fence, sign, structure, or any plant growth which obstructs sight lines at
elevations between two (2) and six (6) feet above the crown of the adjacent
roadway shall be placed or maintained within a sight triangle. Sight triangles are
formed by measuring from the point of intersection of the front and exterior side
lot lines a distance of twenty-five (25) feet along said front and side lot lines. The
points are connected to form a "sight triangle" on the area of the lot adjacent to
the street intersection. For more information on sight triangles, refer to the Chapter
Site Design Standards
d. Fences and walls within setbacks shall not exceed a height of eight (8) feet. Any
fence or wall which projects into or encloses a required front setback shall not
exceed a height of four (4) feet and shall not impact the sight triangle. The
Owasso Board of Adjustment (BOA), with a Variance, may modify these
limitations;
e. Swimming pools, hot tubs, tennis courts, covered patios, satellite dishes, and
protective shelters shall be located in the rear setback and shall have a minimum
setback of five (5) feet from any side setback or rear lot lines.
A minimum five (5) foot setback shall be maintained for any pool and no portion
of any pool wall shall encroach into any easement. All above-ground pools shall
be a minimum of ten (10) feet from any property line and shall not encroach into
any easement. Diving boards, slides, or other appurtenances may not be placed
within any required setback or within any easement.
Pool decks and patios built at-grade shall not be required to meet the setback
requirement. Pool equipment such as pumps and filters may not be placed within
easements.
The Community Development Director or their designee may modify the
provisions of this Code in certain circumstances where it may be necessary to
ensure the safety and privacy of adjoining neighbors, but they cannot modify the
requirements to allow less than the minimum setback. The BOA may, upon
City of Owasso Zoning Code, Adopted via Ord. 1249 21
application and after public hearing, permit with a Variance the aforementioned
accessory uses in the front setback provided:
a. The minimum front setback requirement is adhered to; and
b. A minimum setback of five (5) feet from any side lot line is met;
f. Mobile home hitches;
g. Customary accessory structures, such as clotheslines, barbecue pits, and
playground equipment; and
ŷ͵ Carports (see the Section
4.8 Garage Sales. Garage/yard/estate/moving sales or auctions that comply with City of
Owasso requirements are allowed on residentially zoned lots and do not require a
Permit. For information on garage sale signs, please see the Chapter titled
the Owasso Zoning Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 22
CHAPTER 5
OFFICE DISTRICT PROVISIONS
5.1 Purpose of the Office District. The O (Office) district is designed to preserve and
promote the development of efficient office facilities and to maximize compatibility
with other land uses by:
a. Establishing bulk and area controls;
b. Requiring off-street parking and loading facilities; and
c. Establishing the districts necessary to meet the need for a variety of office types.
5.2 Principal Uses Permitted in the Office District. Principal uses permitted in the O (Office)
district, by right or with a Specific Use Permit (SUP), include all the uses allowed in a zoning
district deemed to be less intense than the O (Office) district, as well as those indicated
in Table 5.1 below:
Table 5.1 Additional Uses Permitted in the Office District
Allowed Allowed
Use
By Right with SUP
Ambulatory Health Care Service X
Broadcasting (Except Internet) X
Child Day Care Service X
Data Processing, Hosting, and Related Services (Except data centers) X
Educational Services X
Electronic and Precision Equipment Repair and Maintenance X
Funeral Home and Funeral Services X
General Office X
Hair, Nail, and Skin Care Services X
Hospital X
Independent Artists, Writers, and Performers X
Monetary Authorities Central Bank X
Professional, Scientific, and Technical Services (Except Veterinary Clinic) X
Religious, Grantmaking, Civic, Professional, and Similar Organizations X
Social Assistance X
Veterinary Clinic (Without Outside Animal Run or Outside Boarding) X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the O (Office) district shall follow the process outlined in the
Section titled Specific Use Permits in the Owasso Zoning Code and are subject to the
requirements, safeguards, and conditions that may be imposed by the Owasso City
Council. Further, SUP uses shall conform to the bulk and area requirements of the O
(Office) district.
5.3 Bulk and Area Requirements in the Office District. Bulk and area requirements in the O
(Office) district are indicated in Table 5.2 below:
City of Owasso Zoning Code, Adopted via Ord. 1249 23
Table 5.2 Bulk and Area Requirements in the Office District
Frontage (Minimum)
Arterial and Freeway Service Road 75 feet
Non-Arterial 50 feet
Front Setback (Minimum) 20 feet
Rear Setback (Minimum) 20 feet
Setback from Abutting AG or R District Boundaries (Minimum) 20 feet
Building Height (Maximum)* 45 feet
*Any building requesting a height greater than forty (45) feet, as measured
to the eave of said building, shall require an SUP. Buildings adjacent to a
residential use or residential districts may require a greater setback as
determined through the SUP.
5.4 Temporary Office Uses. For information on temporary uses and Temporary Use Permits
in the Owasso Zoning Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 24
CHAPTER 6
COMMERCIAL DISTRICT PROVISIONS
6.1 Purpose of the Commercial Districts.
6.1.1 General Purpose. The commercial districts are designed to:
a. Achieve the objectives of the Land Use Master Plan;
b. Meet the needs for commercial services and goods for the citizens of Owasso;
and
c. Preserve and promote the development of efficient commercial facilities and
encourage a compatible relationship between commercial facilities and other
land uses and thoroughfares by:
1. Differentiating the types and purposes of commercial activities;
2. Establishing bulk and area controls;
3. Requiring off-street loading and parking facilities; and
4. Protecting the character of commercial districts and their suitability for
commercial uses.
6.2 Commercial Districts Described.
6.2.1 CS (Commercial Shopping) District. The CS (Commercial Shopping) district is designed
to accommodate convenient neighborhood, community, and regional shopping
centers that provide a wide range of retail and personal service uses.
6.2.2 CG (Commercial General) Legacy District. The CG (Commercial General) Legacy
district is designed to accommodate commercial uses of a slightly higher intensity than
CS (Commercial Shopping) zoning. The CG Legacy zoning shall not be approved for
any additional properties beyond the date of the passage of this Ordinance.
6.2.3 CH (Commercial High Intensity) Legacy District. The CH (Commercial High Intensity)
Legacy district is designed to accommodate high-density commercial development.
The CH Legacy zoning shall not be approved for any additional properties beyond the
date of the passage of this Ordinance.
6.2.4 DM (Downtown Mixed) District. The DM (Downtown Mixed) district is designed to
accommodate certain types of high-density commercial, mixed-use, office, and
residential development. DM (Downtown Mixed) zoning also supports the
implementation of the Downtown Overlay District and Tax Increment Financing
Districts. The DM (Downtown Mixed) zoning should typically only be applied within the
Downtown Overlay District.
6.3 Principal Uses Permitted in Commercial Districts. The Community Development
Director or their designee shall determine whether proposed uses meet the intent of
this Code. All uses shall be defined by the most recent version of the North American
Industry Classification System (NAICS) guide. Any challenges or appeals to
determinations made by administrative officials shall be brought before the Owasso
Board of Adjustment (BOA).
6.3.1 Permitted Uses in the CS (Commercial Shopping) District. Permitted uses in the CS
(Commercial Shopping) district, by right or with a Specific Use Permit (SUP), include all the
uses allowed in a zoning district deemed to be less intense than the CS (Commercial
Shopping) district, as well as those indicated in Table 6.1 below:
City of Owasso Zoning Code, Adopted via Ord. 1249 25
Table 6.1 Additional Permitted Uses in the CS District
Allowed Allowed
Use
By Right with SUP
Administrative and Support Service X
Amusement and Theme Parks X
Amusement Arcade X
Automobile Dealer X
Automotive Parts, Accessories, and Tire Store X
Automotive Repair and Maintenance X
Bowling Centers X
Building Material and Garden Equipment and Supplies Dealers (Except
X
Wholesale Nursery and Lumber Yard)
Clothing and Clothing Accessories Store X
Commercial Campground (as Accessory Use to Principal Use) X
Credit Intermediation and Related Activities X
Data Processing, Hosting, and Related Services (Except data centers) X
Educational Services X
Electric Vehicle Charging Station (as Principal Use) X
Electronics and Appliance Store X
Fitness and Recreational Sports Centers X
Food and Beverage Store X
Food Service and Drinking Place X
Funeral Home and Funeral Services X
Furniture and Home Furnishing Store X
Gasoline Station X
General Merchandise Store X
Golf Course and Country Clubs X
Health and Personal Care Store X
Hospital X
Microbrewery X
Miscellaneous Store Retailer X
Mixed-Use Development (Retail and Residential, up to 12 dwelling per
X
acre)*
Motion Picture and Sound Recording Industry X
Museum, Historical Site, and Similar Institutions X
Other Amusement and Recreation Industries (Indoor only) X
Other Amusement and Recreation Industries (With outdoor component) X
Personal and Household Goods Repair and Maintenance X
Personal and Laundry Service (Except Cemetery and Crematory) X
Postal Service X
Rental and Leasing Service (Except Commercial and Industrial
X
Machinery and Equipment Rental and Leasing)
Sporting Goods, Hobby, Musical Instrument, and Book Stores X
Transit and Ground Passenger Transportation X
Traveler Accommodation X
Veterinary Clinic (with Inside Kennel and Boarding) X
Veterinary Clinic (with Outside Kennel and Boarding) X
*Mixed-use buildings with a residential component shall meet all applicable
Building Code requirements. Non-Residential uses within a mixed-use building
shall conform to all applicable use and density restrictions, as defined in this
Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 26
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the CS (Commercial Shopping) district shall follow the process
outlined by the Section titled are
subject to the requirements, safeguards, and conditions that may be imposed by the
Owasso City Council. Further, the SUP uses shall conform to the bulk and area
requirements of the CS (Commercial Shopping) district, unless alternative standards are
proposed and approved.
6.3.2 Permitted Uses in the CG (Commercial General) Legacy District and the Commercial
High Intensity (CH) Legacy District. Principal uses permitted in the CG (Commercial
General) Legacy district and the Commercial High Intensity (CH) Legacy district, by right
or with a Specific Use Permit (SUP), include all the uses allowed in a zoning district deemed
to be less intense than the CG (Commercial General) district, as well as those indicated
in Table 6.2 below:
Table 6.2 Additional Permitted Uses in the CG Legacy & CH Legacy Districts
Allowed Allowed
Use
By Right with SUP
Administrative and Support Service X
Automobile Dealer X
Automotive Repair and Maintenance X
Commercial and Industrial Machinery and Equipment (Except
X
Automotive and Electronic) Repair and Maintenance
Commercial Campground (as Accessory Use to Principal Use) X
Hospital X
Microbrewery X
Other Motor Vehicle Dealer (Boat, RV, etc.) X
Performing Arts, Spectator Sports, and Related Industries X
Rental and Leasing Service (Except Commercial and Industrial
X
Machinery and Equipment Rental and Leasing)
RV (Recreational Vehicle) Park and Recreational Camp X
Transit and Ground Passenger Transportation X
Truck or Weighing Station Operation (Trucking Terminal) X
Veterinary Clinic (with Outside Kennel and Boarding) X
Warehousing, Self-Storage (with Commercial Component) X
Wholesale Nursery and Lumber Yard X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the CG (Commercial General) Legacy and CH (Commercial
High Intensity) Legacy districts shall follow the process outlined by the Section titled
are subject to the requirements,
safeguards, and conditions that may be imposed by the Owasso City Council. Further,
SUP uses shall conform to the bulk and area requirements of the CG (Commercial
General) Legacy and CH (Commercial Hight Intensity) Legacy districts.
6.3.3 Permitted Uses in the DM (Downtown Mixed) District. All uses on property zoned DM
(Downtown Mixed) that are located in the Downtown Overlay District must also meet the
City of Owasso Zoning Code, Adopted via Ord. 1249 27
rincipal uses allowed by right in the
DM (Downtown Mixed) district include all the uses indicated in Table 6.3 below:
Table 6.3 Uses Allowed By Right in the DM District
All Residential Uses
Art Dealer, Gallery, and/or Studio
Beer, Wine, and Liquor Store
Book Store and News Dealer
Clothing Store (Less than 5,000 Square Feet)
Fitness and Recreational Sports Center
Florist
Food Service and Drinking Place
Furniture Store (Less than 5,000 Square Feet)
General Office
Grocery Store
Hair, Nail, and Skin Care Services (Less than 5,000 Square Feet)
Health and Personal Care Stores (Less than 5,000 Square Feet)
Hobby, Toy, and Game Store (Less than 5,000 Square Feet)
Jewelry, Luggage, and Leather Goods Store
Microbrewery
Mixed-Use Development (Commercial, Office, and Residential)
Musical Instrument Supplies Store (Less than 5,000 Square Feet)
Office Supplies, Stationery, and Gift Store (Less than 5,000 Square Feet)
Pet and Pet Supplies Store (Less than 5,000 Square Feet)
Performing Arts Company/Venue
Photofinishing
Sewing, Needlework, and Piece Goods Store (Less than 5,000 Square Feet)
Shoe Store (Less than 5,000 Square Feet)
Specialty Food Store (Less than 5,000 Square Feet)
Supermarket and Other Grocery (Except Convenience) Store
Sporting Goods Store (Less than 5,000 Square Feet)
Tobacco Store (Less than 5,000 Square Feet)
Used Merchandise Store (Less than 5,000 Square Feet)
6.4 Temporary Commercial Uses. For information on temporary uses and Temporary Use
Code.
6.5 Bulk and Area Requirements in Commercial Districts. Bulk and area requirements in
the commercial districts are indicated in Table 6.4 below. It is the intent of this Chapter
to promote the re-development of large, under-utilized parking lots. Therefore, the
minimum lot frontage requirements for commercially-zoned properties shall be
reduced to zero (0) feet. Other requirements such as parking and landscaping may be
assessed on a case-by-case basis by the Community Development Director or their
designee for infill development. All applicable Building and Fire Codes shall still apply.
City of Owasso Zoning Code, Adopted via Ord. 1249 28
Table 6.4 Bulk and Area Requirements in Commercial Districts
Requirements CS CG Legacy/CH Legacy DM
Frontage (Minimum)
Arterial and Freeway Service Road N/A N/A N/A
Non-Arterial N/A N/A N/A
Front Setback (Minimum) 25 feet 25 feet 0 feet
Side Yard Setback (Minimum) 0 feet 0 feet 0 feet
Setback from Abutting Residential Use or
20 feet* 20 feet* 0 feet
Residential District (Minimum)
Building Height (Maximum) 45 feet** 45 feet** 45 feet**
*For uses requiring a Specific Use Permit (SUP), buildings adjacent to
residential uses or residential districts shall require a setback of at least
twenty-five (25) feet or greater, as determined through the SUP process.
**Any building requesting an eave height greater than forty-five (45) feet
shall require an SUP.
6.6 Locations of Sexually-Oriented Businesses.
6.6.1 Definitions. As used in this Section, the terms exual conduct and ecified
anatomical areas shall mean as follows:
a. Sexual conduct includes the following:
1. The fondling or other touching of human genitals, pubic region, buttocks,
or female breasts;
2. Ultimate sex acts, normal or perverted, actual or simulated, including
intercourse, oral copulation, or sodomy;
3. Masturbation; and
4. Excretory functions as part of or in connection with any of the activities
set forth in 1-3 above.
b. Specified anatomical areas includes the following:
1. Human genitals, pubic region, buttocks, and female breasts below a
point immediately above the top of the areola; and
2. Human male genitals in a discernible turgid state, even if completely and
opaquely covered.
For the purpose of this Code, sexually-oriented businesses are defined as follows:
a. Adult Amusement or Entertainment. Amusement or entertainment which is
distinguished or characterized by an emphasis on acts or materials depicting,
describing, or relating to sexual conduct or specified anatomical area, as
defined herein, including but not limited to topless or bottomless dancers,
exotic dancers, strippers, male or female impersonators, or similar
entertainment.
b. Adult Toy or Novelty Store. An establishment having a majority of its stock or
display area in toys, novelties, costumes, accessories, and other materials
related to sexual conduct, specified anatomical areas, or erotic
entertainment.
c. Adult Bookstore. An establishment having as a significant portion of its stock in
trade books, film, magazines, and other periodicals which are distinguished or
characterized by an emphasis on depicting or describing sexual conduct or
specified anatomical areas.
City of Owasso Zoning Code, Adopted via Ord. 1249 29
d. Adult Mini Motion Picture Theater. An enclosed building with a capacity of less
than fifty (50) persons used for presenting material distinguishing or
characterized by an emphasis on depicting or describing sexual conduct or
specified anatomical areas.
e. Adult Motel. A motel wherein material is presented, as part of the motel
services, via closed circuit TV or otherwise, which is distinguished or
characterized by an emphasis on depicting or describing sexual conduct or
specified anatomical areas.
f. Adult Motion Picture Arcade. Any place to which the public is permitted or
invited wherein coin or slug-operated or electronically, electrically, or
mechanically controlled still or motion picture machines, projectors, or other
image-producing devices are maintained to show images to five or fewer
persons per machine at one time, and where the images so displayed are
distinguished or characterized by an emphasis on depicting or describing
sexual conduct or specified anatomical areas.
g. Adult Motion Picture Theater. An enclosed building with a capacity of fifty (50)
or more persons used for presenting material distinguished or characterized by
an emphasis on depicting or describing sexual conduct or specified
anatomical areas.
h. Massage Parlor. Any place where for any form of consideration or gratuity,
massage, alcohol rub, administration of fomentations, electric or magnetic
treatments, or any other treatment or manipulation of the human body occurs
as part of or in connection with sexual conduct or where any person providing
such treatment, manipulation, or service related thereto exposes specified
anatomical areas.
i. Model Studio. Any place other than university or college art classes where, for
any form of consideration or gratuity, figure models who display specific
anatomical areas are provided to be observed, sketched, drawn, painted,
sculptured, photographed, or similarly depicted by persons paying such
consideration or gratuity.
j. Sexual Encounter Center. Any building or structure which contains, or is used
for commercial entertainment where the patron directly or indirectly is charged
a fee to engage in personal contact with or to allow personal contact by,
employees, devises, or equipment or by personnel provided by the
establishment which appeals to the prurient interest of the patron, to include,
but not be limited to bath houses, massage parlors, and related or similar
activities.
6.6.2 Prohibition. No person shall cause or permit the establishment of any of the sexually-
oriented businesses as defined in this Section in an area zoned other than CG
(Commercial General) Legacy or CH (Commercial High Intensity) Legacy. In addition,
no person shall cause or permit the establishment of any of the sexually-oriented
businesses as defined in this Section within one thousand (1000) feet of any other
sexually-oriented business, or within one thousand (1000) feet of a place of worship,
day care, school (type which offers a compulsory education curriculum), public or
private park, or within one thousand (1000) feet of areas zoned residential or within one
thousand (1000) feet of a non-arterial street which provides access to a residential
district. Provided further that the Owasso City Council may permit by a Specific Use
Permit (SUP) a sexually-oriented business as defined in this Section in an IL (Industrial
Light, Research and Development), IM (Industrial Moderate), or IH (Industrial Heavy)
Legacy district, subject to the distance limitations set forth herein.
City of Owasso Zoning Code, Adopted via Ord. 1249 30
All businesses that meet the definition of a sexually-oriented business shall not have any
items displayed in the windows in public view. All exterior windows and doors shall be
opaque so as to prohibit the viewing of any items from outside the store.
Persons under the age of eighteen (18) shall not be permitted in any sexually-oriented
business. Every sexually-oriented business shall display signage prohibiting persons
under the age of eighteen (18) within the business.
The establishment of a sexually-oriented business shall include the opening of such
business as a new business, the relocation of such business, the enlargement of such
business, in either scope or area, or the conversion of an existing business location of
any of the uses described in this Section.
Nothing in this Code is intended to make legal any business or activity that is expressly
declared illegal under the provision of this Code or under any City, State, or Federal
laws.
City of Owasso Zoning Code, Adopted via Ord. 1249 31
CHAPTER 7
INDUSTRIAL DISTRICT PROVISIONS
7.1 Purpose of Industrial Districts. The industrial districts are designed to:
a. Achieve the objectives of the Land Use Master Plan.
b. Meet the needs for industrial service and to create regional employment for
the citizens of Owasso.
c. Preserve and promote the development of efficient industrial areas and to
minimize the adverse effects of industrial uses on other land uses and
thoroughfares by:
1. Differentiating the types and purposes of industrial activities;
2. Establishing bulk and area controls;
3. Requiring off-street loading and parking facilities;
4. Provide for landscaping and screening of more intense industrial uses;
and
5. Protecting the character of industrial districts and their particular
suitability for industrial uses.
7.2 Industrial Districts Described.
7.2.1 IL (Industrial Light, Research and Development) District. The IL (Industrial Light,
Research and Development) district is designed to provide an environment conducive
to the development and conservation of modern industrial and scientific research
facilities and to provide areas suitable for manufacturing, wholesaling, warehousing,
and other light industrial activities.
7.2.2 IM (Industrial Moderate) District. The IM (Industrial Moderate) district is designed to
group together a wide range of industrial uses.
7.2.3 IH (Industrial Heavy) Legacy District. The IH (Industrial Heavy) district is designed to
provide area for manufacturing and other industrial activities. The IH Legacy zoning
shall not be approved for any additional properties beyond the date of the passage
of this Ordinance
7.3 Principal Uses Permitted in Industrial Districts. All uses shall be defined by the most
recent version of the North American Industry Classification System (NAICS) guide.
7.3.1 Permitted Uses in the IL (Industrial Light, Research and Development) District. Principal
uses permitted in the IL (Industrial Light, Research and Development) district, by right or
with a Specific Use Permit (SUP), include all the uses allowed in a zoning district deemed
to be less intense than the Industrial Light (IL) district, as well as those in Table 7.1 below:
Table 7.1 Additional Principal Uses Permitted in the IL District
Allowed Allowed
Use
by Right with SUP
Air Transportation X
Amusement, Gambling, and Recreation Industries X
Apparel Manufacturing X
Building Material and Garden Equipment and Supplies Dealer X
Computer and Electronic Product Manufacturing X
Construction of Buildings (General Contractor) X
Credit Intermediation and Related Activities X
City of Owasso Zoning Code, Adopted via Ord. 1249 32
Table 7.1 Additional Principal Uses Permitted in the IL District (Continued)
Allowed Allowed
Use
by Right with SUP
Data Processing, Hosting, and Related Services (Except data
X
centers)
Data Processing, Hosting, and Related Services (Including data
X
centers)
Electric Vehicle Charging Station (as Principal Use) X
Furniture and Related Product Manufacturing X
Miscellaneous Manufacturing X
Motor Vehicle and Parts Dealer X
Performing Arts, Spectator Sports, and Related Industries X
Personal and Laundry Service X
Place of Worship X
Printing and Related Support Activities X
Publishing Industries (Except Internet) X
Rental and Leasing Service X
Repair and Maintenance Service X
Specialty Trade Contractor X
Support Activities for Transportation X
Telecommunications (excluding towers) X
Transit and Ground Passenger Transportation X
Truck Transportation X
Warehousing and Storage (including self-storage) X
Waste Management and Remediation Service X
Wholesale Electronic Market and Agents and Brokers X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the IL (Industrial Light, Research and Development) district
shall follow the process outlined by the Section titled Specific Use Permits in the Owasso
Zoning Code and are subject to the requirements, safeguards, and conditions that may
be imposed by the Owasso City Council. Further, SUP uses shall conform to the bulk and
area requirements of the IL (Industrial Light, Research and Development) district.
7.3.2 Permitted Uses in the IM (Industrial Moderate) District. Principal uses permitted in the IM
(Industrial Moderate) district, by right or with a Specific Use Permit (SUP), include all the
uses allowed in a zoning district deemed to be less intense than the Industrial Moderate
(IM) district, as well as those included in Table 7.2 below:
Table 7.2 Additional Principal Uses Permitted in the IM District
Allowed Allowed
Use
by Right with SUP
Air Transportation X
Ambulatory Health Care Service X
Amusement, Gambling, and Recreation Industries X
Beverage and Tobacco Product Manufacturing X
Chemical Manufacturing X
Fabricated Metal Product Manufacturing X
Furniture and Related Product Manufacturing X
Leather and Allied Product Manufacturing X
Merchant Wholesaler, Durable Goods X
Merchant Wholesaler, Nondurable Goods X
City of Owasso Zoning Code, Adopted via Ord. 1249 33
Table 7.2 Additional Principal Uses Permitted in the IM District
(Continued)
Allowed Allowed
Use
by Right with SUP
Miscellaneous Manufacturing X
Support Activities for Transportation X
Textile and Textile Product Mill X
Truck Transportation X
Waste Management and Remediation Service X
Wood Product Manufacturing X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the IM (Industrial Moderate) district shall follow the process
outlined by the Section titled Specific Use Permits in the Owasso Zoning Code and are
subject to the requirements, safeguards, and conditions that may be imposed by the
Owasso City Council. Further, SUP uses shall conform to the bulk and area requirements
of the IM (Industrial Moderate) district.
7.3.3 Permitted Uses in the IH (Industrial Heavy) Legacy District. Principal uses permitted in the
IH (Industrial Heavy) district, by right or with a Specific Use Permit (SUP), include all the uses
allowed in a zoning district deemed to be less intense than the Industrial Heavy (IH) district,
as well as those in Table 7.3 below:
Table 7.3 Additional Principal Uses Permitted in the IH Legacy District
Allowed Allowed
Use
By Right with SUP
Air Transportation X
Chemical Manufacturing X
Fabricated Metal Product Manufacturing X
Food Manufacturing X
Heavy and Civil Engineering Construction X
Leather and Allied Product Manufacturing X
Machinery Manufacturing X
Nonmetallic Mineral Product Manufacturing X
Paper Manufacturing X
Petroleum and Coal Products Manufacturing X
Plastics and Rubber Products Manufacturing X
Primary Metal Manufacturing X
Support Activities for Transportation X
Textile and Textile Product Mill X
Transportation Equipment Manufacturing X
Truck Transportation X
Waste Management and Remediation Service X
Wood Product Manufacturing X
All uses shall be defined by the most recent version of the North American Industry
Classification System (NAICS) guide. For any proposed use (by right or SUP) the
Community Development Director or their designee shall determine the category that
the proposed use would fall within.
Uses allowed with an SUP in the IH (Industrial Heavy) district shall follow the process
outlined by the Section titled Specific Use Permits in the Owasso Zoning Code and are
subject to the requirements, safeguards, and conditions that may be imposed by the
Owasso City Council. Further, SUP uses shall conform to the bulk and area requirements
City of Owasso Zoning Code, Adopted via Ord. 1249 34
of the IH (Industrial Heavy) district. Buildings, structures, or equipment abutting
residential use or residential district shall require a greater setback as determined
through the SUP process.
7.4 Bulk and Area Requirements in Industrial Districts. Bulk and Area Requirements in the
industrial districts are indicated in Table 7.4 below:
Table 7.4 Bulk and Area Requirements in Industrial Districts
IH
Requirements IL IM
Legacy
Frontage (Minimum) 150 feet 200 feet 200 feet
Setback from Abutting Street (Minimum)
Setbacks shall be determined by measuring from the
existing property line (where sufficient right-of-way for
future roadway expansion or widening has been
dedicated, as determined by the City Engineer).
Where right-of-way has not been dedicated, the
setbacks shall be from the future right-of-way line.
50 feet 50 feet 50 feet
Arterial and Freeway Service Road
25 feet 25 feet 25 feet
Non-Arterial
Setback from Abutting Agriculture, Residential, or Office
75 feet 75 feet 100 feet
District Boundary Lines (Minimum)
Building Height (Maximum without SUP)* 50 feet 50 feet 50 feet
*Any buildings, structures, or equipment taller than fifty (50) feet shall require a Specific Use Permit (SUP).
7.5 Accessory Uses Permitted in Industrial Districts.
7.5.1 Accessory Uses Permitted. Accessory uses customarily incidental to a principal use
permitted in an industrial district are permitted in said district.
7.5.2 Accessory Use Conditions. Accessory buildings shall meet the minimum building
setback lines of the applicable district.
An accessory building erected as an integral part of the principal building shall be
structurally a part thereof, shall have a common wall therewith, and shall comply with
the requirements applicable to the principal building.
Accessory storage of materials, equipment, or products within two hundred (200) feet
of an abutting residential or agriculture district shall be screened with a screening wall
or fence along the lot line or lines in common with the abutting residential or agriculture
district.
City of Owasso Zoning Code, Adopted via Ord. 1249 35
CHAPTER 8
PUBLIC FACILITIES DISTRICT PROVISIONS
8.1 Purpose of the Public Facilities District. The PF (Public Facilities) district is intended to
accommodate a wide range of public/institutional/quasi-public uses distributed
throughout the community and establish a zoning district for said uses. The PF (Public
Facilities) district shall only be used for uses associated with municipal government,
county government, state government, federal government, Tribal government,
public schools, or public utilities. The PF (Public Facilities) district is consistent with and
implements the C-public land use category shown on the
adopted Land Use Master Plan.
8.2 Characteristics of the Public Facilities District. The characteristics of uses found within
the PF (Public Facilities) district would be facilities that provide a public benefit or
service to the entire community. The Official Zoning Map of the City of Owasso shall
denote all uses in the Public Facilities zoning district with the letters PF.
8.3 Principle Uses Permitted in the Public Facilities District. Principle uses permitted in the
PF (Public Facilities) district include those indicated in Table 8.1 below:
Table 8.1 Principal Uses Permitted in the Public Facilities District
Use Allowed By Right
City/Municipal Buildings and/or Yards X
County Buildings and/or Yards X
Cultural Areas X
Federal and/or Tribal Buildings and/or Yards X
Other Public Uses X
Public Parks X
Public Safety Facilities X
Public Schools X
Public Services X
Public Utilities X
State Buildings and/or Yards X
The Community Development Director or their designee shall determine what uses, as
defined by the North American Industry Classification System (NAICS) guide, would
meet the criteria of the district.
8.4 Development Standards in the Public Facilities District. All applicable development
regulations listed within this Code shall apply to any PF (Public Facilities) district
development proposal. Each development shall be required to plat the property and
submit a Site Plan for approval. Due to the wide variety of possible public uses and
facilities, approvals shall be made on a case-by-case basis, with review by the relevant
reviewing and/or approving body. Table 8.2 below summarizes the setback
requirements for structures in the PF (Public Facilities) district:
Table 8.2 Development Standards in the PF District
Setbacks
Front (Minimum) 20 feet
Street-Side (Minimum) 20 feet
Interior and Rear (Minimum) 10 feet
Height (Maximum) N/A
City of Owasso Zoning Code, Adopted via Ord. 1249 36
CHAPTER 9
PLANNED UNIT DEVELOPMENTS
9.1 General Description.
9.1.1 Introduction and Purpose. A Planned Unit Development (PUD) is a special zoning
overlay that provides alternatives to conventional land development. Upon approval,
it becomes a supplement to the existing zoning of the subject property. A PUD is also
a means of encouraging creative development of land and promotes project design
that is often unseen in conventional development. A PUD shall not be seen as a tool
to circumvent the Owasso Zoning Code and Owasso Subdivision Regulations, but
rather as a tool for intelligent, well-planned, and quality developments that fit within
the context of the surrounding area. A PUD
provides flexibility to allow for development on properties with unique physical
characteristics by promoting innovative design and providing guidelines which ensure
While great
flexibility is given to provide special restrictions which will allow development not
otherwise permitted, procedures are established herein to ensure against misuse of the
increased flexibility.
9.1.2 Goals. Because a Planned Unit Development (PUD) allows greater flexibly than
otherwise would be allowed with the base zoning, there are specific goals that need
to be accomplished with each application. All PUDs shall be evaluated on their ability
to accomplish the following:
a. Maintain and enhance the quality of life in Owasso;
b. Provide opportunities for urban infill;
c. Maintain and promote a sense of community;
d. Encourage development that otherwise could not occur on the site;
e. Preserve and provide meaningful open space;
f. Promote connectivity and compatibility with surrounding development;
g. Inspire unique and thoughtful development;
h. Support the development of strong neighborhoods;
i. Provide amenities beyond conventional development; and
j. Preserve the physical characteristics of the land.
9.1.3 Applicability. A Planned Unit Development (PUD) may be submitted for any parcel of
land located within any general zoning district or combination of zoning districts within
Owasso City Limits. In all cases, the PUD will be reviewed as to the proposed location
and character of the uses and the unified treatment of the development of the tract.
The regulations of the general zoning district or districts remain applicable except as
specifically modified pursuant to the provisions of this Chapter.
Approval of a conceptual development plan is required prior to development of a
PUD. The conceptual development plan shall be submitted concurrently with a
request for rezoning. Conceptual development plans are subject to recommendation
by the Owasso Planning Commission and approval by the Owasso City Council.
All PUD applications shall require a concurrent zoning application that accommodates
the proposed use, unless the zoning that would support the proposed use is already in
place.
City of Owasso Zoning Code, Adopted via Ord. 1249 37
This Chapter shall complement the other Sections of the Owasso Zoning Code. In
instances where the requirements are conflicting, the Community Development
Director or their designee shall determine the correct action.
9.2 Standards of Development.
9.2.1 Density. By its very nature, a Planned Unit Development (PUD) is designed to develop
parcels of land with unique or unusual natural or man-made conditions. In order to
promote development that makes use of and preserves such unique features, it may
be necessary to cluster density within developments. If clustering of density is
proposed, then:
a. Additional amenities shall be provided;
b. The design shall promote and maintain useable open space in excess of twenty
percent (20%) of the gross area of the tract and incorporate Low Impact Design
techniques; and
c. A layout shall be provided that complements the existing conditions of the site.
All PUDs shall calculate density based upon the gross area of the tract, which may
include floodplains, rights of way, or easements to provide an overall gross density for
the project that shall be expressed in units per acre. The gross density calculations shall
be provided within the design and intent statement.
a. Single-Family Residential Densities. Residential single-family densities shall be
consistent with the Chapter titled Residential District Provisions and may
exceed a maximum density of six-point-two (6.2) units per acre gross density
with appropriate justification, and the potential for additional amenities and/or
open space.
b. Neighborhood Mixed-Use Residential Densities. Neighborhood mixed-use
densities shall be consistent with the Chapter titled Residential District
Provisions and may exceed a maximum density of eleven (11) units per acre
gross density with appropriate justification, and the potential for additional
amenities and/or open space.
c. Multi-Family Residential Densities. Multi-family densities shall be consistent with
the Chapter titled Residential District Provisions in the City of Owasso Zoning
Code and may exceed a maximum density of twelve (12) units per acre gross
density with appropriate justification, and the potential for additional amenities
and/or open space.
9.2.2 Land Use Percentages. In any residential Planned Unit Development (PUD), at least
twenty (20) percent of the gross area of the tract shall be devoted to open space,
common areas, or amenities. Rights-of-way and utility easements on individual lots
shall not apply to open space calculations. If at least twenty (20) percent open space
cannot be achieved, the project may be required to provide additional amenities in
order to mitigate the reduction in open space. Because all PUD projects are unique,
the Community Development Director or their designee shall determine if additional
amenities are required in relation to the amount of open space provided.
9.2.3 Preservation of Trees and Other Natural Features. Planned Unit Developments (PUDs)
shall be designed to preserve and enhance the existing physical characteristics of the
land and its natural vegetation. Projects that require clear cutting or denuding of large
tracts of land for development are discouraged. Trees in excess of eight (8) inches in
caliper shall be preserved and worked into the overall design of the project, unless the
applicant can provide substantial justification to remove said trees. Tree preservation
credits shall be applied to all landscaping plans if found to meet the requirements of
City of Owasso Zoning Code, Adopted via Ord. 1249 38
this Code, and additional landscaping shall be required for projects that remove
excessive healthy vegetation.
9.2.4 Screening and Buffering. Screening is an important part of any Planned Unit
Development (PUD) proposal, especially when incompatible uses are proposed within
the PUD or exist in adjoining developments. Screening may be employed in the form
of:
a. Fencing. Wood fencing shall have metal posts placed on the inside.
b. Walls. Stone, brick, split-faced block, or similar decorative materials shall be
used.
c. Berms. Berms may be used in combination with vegetation or fencing to
achieve the desired result.
d. Vegetation. Vegetation provides a screening mechanism that can be efficient
and aesthetically pleasing. In many cases, leaving the natural vegetation as a
means of screening achieves the desired results. New vegetation may be
planted that also achieves the intent of this Section. Materials and sizes of
vegetation shall be provided with the required conceptual development plan
and conform to
the Owasso Zoning Code.
Buffer yards shall be provided at all boundaries of the PUD where higher intensity or
higher density uses adjoin existing tracts that are of a lower intensity or density. An
example of this may be 5000 square foot lots adjoining an existing single-family
development containing 20,000 square foot lots. Buffers shall vary in size depending
on the use or the density of the development, but shall be a minimum of twenty (20)
feet in width. Vegetation and screening is required in buffer yards.
All residential PUD shall contain decorative fencing along adjacent arterial roadways
and shall also contain language covering the long-term maintenance of the fencing.
If wood fencing is to be used, decorative columns of rock, brick, split face block, or
similar permanent material shall be used at regular intervals.
9.2.5 Transition of Uses. Great care shall be given as to the location of the more intense uses
or densities within the Planned Unit Development (PUD) and in relation to adjacent uses.
Higher intensity uses, where possible, should be concentrated along arterials, near the
corners of intersections of adjacent high-traffic volume streets, highways, and
throughfares. When a PUD is adjacent to lower-intensity land uses, transition should be
achieved, when possible, by placing less intense uses and densities along the
perimeter of the PUD area with more intense uses and densities near the center of the
PUD. For example, if a PUD is proposed in an area that abuts mostly large-acreage,
low density lots, the PUD should place larger lots and/or lower density allowances
along the perimeter and move towards smaller lots within the core of the PUD area or
along arterial streets. If transition cannot be achieved, a large and well-vegetated
buffer should be provided.
9.2.6 Conceptual Landscape Plan. Each Planned Unit Development (PUD) shall require a
conceptual Landscape Plan at the time of submittal. The conceptual Landscape Plan
shall depict general locations for landscaping, but shall not be required to go into
great detail. Trees, however, shall be shown on the Landscape Plan. More detailed
Landscape Plans may be required in the later stages of the development process in
. Final
landscape plans shall be reviewed and approved administratively, and shall include
any special requirements approved by the City Council.
9.2.7 Adherence to City Landscape Requirements. All adopted landscape requirements
shall be met by any Planned Unit Development (PUD). A PUD shall provide landscaping
City of Owasso Zoning Code, Adopted via Ord. 1249 39
purpose, and criteria outlined in the PUD Ordinance.
9.2.8 Site Development.
9.2.8.1 Low-Impact Design (LID) Criteria. All Planned Unit Development (PUD) proposals
are encouraged to incorporate low-impact design techniques. Utilizing low-
impact design techniques can greatly reduce infrastructure costs and can be
incorporated into common areas and open space. Some low-impact design
possibilities are:
a. Bio-retention areas (e.g. rain gardens);
b. Green roofs;
c. Permeable paving or driveways;
d. Cisterns;
e. Vegetated swales; and
f. Impervious surface education.
All PUDs are encouraged to define how low-impact design principles shall be
applied.
9.2.8.2 Grading, Site Disturbance, and Trail Easements. Planned Unit Development (PUD)
sites shall not be denuded of all vegetation. Great care should be given to
developing drainage and grading plans that incorporate natural areas and
preserve the topography and vegetation of the PUD area. All creeks or perennial
streams shall have a minimum of a fifty (50) foot undisturbed buffer measured from
the top of the stream or creek bank and shall be included into the design of the
PUD whenever possible. Trail easements may be required along floodplains,
wetlands, creeks, and other bodies of water.
9.2.8.3 Adherence to City, State, and Federal Requirements. All grading and drainage
plans shall meet all City, State, and Federal requirements.
9.2.9 Parking and Circulation. The applicant shall provide plans that depict the safe and
efficient movement of vehicles throughout the Planned Unit Development (PUD). For
any PUD that proposes a use that would generate more than one hundred (100)
vehicle trips per hour, a traffic impact analysis shall be provided to the Public Works
Department for review, per the adopted Engineering Design Criteria. All City, State,
and Federal regulations shall be met by the PUD proposal. All parking areas, driveways,
or other means of vehicular access shall be designed in accordance with the Chapter
Zoning Code, as well as all other
applicable regulations, including but not limited to those found within the Owasso
Subdivision Regulations and the Owasso Engineering Design Criteria.
9.2.10 Open Space. At least twenty-five (25) percent of the provided open space shall be
developed and maintained for active or passive recreational activities. The remaining
area should be kept as marshland, wildlife areas, woodlands, creeks, etc. At least ten
(10) percent of this remaining area shall be out of the 100-year floodplain and
floodway.
9.2.11 Common Areas. Common areas promote social interaction and help to create a
sense of community. Common areas shall be provided throughout the development
for the use and enjoyment of the residents of the surrounding area.
9.2.12 Amenities Required. Any residential Planned Unit Development (PUD) shall provide at
least one (1) amenity from each of the categories from Table 9.1 below:
City of Owasso Zoning Code, Adopted via Ord. 1249 40
Table 9.1 Required Amenities
Category Amenity Feature
Sports field, tennis court, basketball court, volleyball court, disc golf
Active Recreation
course, skate facility, bike path, hiking trail, or golf facility.
Stocked fishing pond, nature preserve area of at least 2 acres,
horse shoe pit, wildlife viewing area (if adjacent to preserved
Passive Recreation
habitat), camp ground, equestrian facility, meditation area,
walking path or trail, pedestrian boulevard, or open green space.
Dog park, picnic area, pavilion, outdoor amphitheater, clubhouse,
Public Gathering Areas
gazebo, BBQ area, dock area, community garden, or park area.
Family Recreational Areas Tot lot, splash pad, swimming pool, or playground.
For any detached single-family residential development that proposes a gross density
of more than five (5) residential dwelling units per acre, one (1) additional amenity from
any category shall be required for each additional two (2) units per acre. Multi-family
developments shall provide one (1) type of amenity from each category, with any
additional amenities recommended by Staff.
The applicant may propose an amenity not shown on the list to the Community
Development Director or their designee. The Community Development Director or
their designee shall determine if the proposed amenity is appropriate for the type of
development proposed.
Amenities may be combined into one (1) or more park/recreation areas (i.e. pool with
a club house or a park area with a basketball court, playground, and walking trails).
Park and recreation areas shall be placed within the development so they are
convenient and accessible.
Any standing water feature or pond shall be re-circulated through a fountain,
waterfall, or other aeration device. This requirement applies to any storm retention
pond that maintains a pool elevation of water.
All amenities will have long-term maintenance requirements that shall be managed by
future s .
Appropriate language should be included that clearly states that maintenance shall
be covered by the applicant or developer until the turnover date as described in the
Section titled Standards for Single-Family Residential Districts in the City of Owasso
Zoning Code. The applicant or developer shall create such legal entities as
appropriate to undertake and be responsible for the ownership, operation,
construction, and maintenance of private roads, parking areas, common usable open
space, community facilities, recreation areas, buildings, lighting, security measures,
and similar common elements in a PUD. Said responsibilities and ownership of these
areas shall be clearly articulated in the covenants and/or the deeds of dedication for
the development.
Amenities approved as a part of any PUD should be installed prior to the completion
of the entire project. At least one (1) amenity shall be installed by the time twenty-five
(25) percent of the lots are developed and all amenities should be installed or
completed prior to seventy-five (75) percent of the lots being developed. No Building
Permit shall be issued if a development does not meet these amenity requirements.
9.2.13 Consistency with the Land Use Master Plan. Any proposed Planned Unit Development
(PUD) shall be developed in accordance with the adopted City of Owasso Land Use
Master Plan. The PUD shall meet the goals, objectives, and action strategies stated
within the Plan.
9.2.14 Compatibility with Surrounding Development. Each Planned Unit Development (PUD)
shall be designed in a manner that is compatible with the surrounding development in
City of Owasso Zoning Code, Adopted via Ord. 1249 41
the area. If the proposed development is not in character with the surrounding area,
the PUD shall show how the development can be screened or employ techniques that
will mitigate the incompatibility.
9.3 Procedures for Obtaining Planned Unit Development Zoning.
9.3.1 Pre-Application Meeting. A pre-application meeting is required prior to submitting a
formal application for the proposed Planned Unit Development (PUD) project. This step
offers the applicant or developer a chance to meet with City of Owasso Staff to discuss
ideas related to the development of a PUD on a piece of property. City Staff from
different departments shall be available to discuss the project, answer questions, and
provide information to the applicant or developer.
9.3.2 Submittal of Development Application. After submittal of a completed Planned Unit
Development (PUD) application packet with all required information, the Community
Development Director or their designee shall provide a professional review of the
project and shall assist the applicant or developer in understanding the PUD process.
The Community Development Director or their designee shall require sufficient detail in
the conceptual development plan to provide an opportunity for the reviewing bodies
to make informed decisions and evaluate compliance with the applicable approval
criteria.
The Community Development Director or their designee shall provide
recommendations regarding changes or additions to the PUD that would make the
project more consistent with the goals, purpose, and standards outlined in this
Chapter. Upon completion of a successful application, the PUD shall be placed on
the next available Owasso Planning Commission Agenda.
Base zonings of the property are suggested to align with the proposed allowed uses
prescribed in the proposed PUD document. A concurrent rezoning application may
be submitted in conjunction with the submittal of a proposed PUD to achieve this.
Applicants are required to fill out both a completed Rezoning and Planned Unit
Development (PUD) application packet and submit any required items to the
Community Development Department. In the case of multiple base zonings being
needed within the Planned
dictate separate areas and what they will be rezoned to by separate legal
descriptions.
9.3.3 Technical Advisory Committee. Prior to the Owasso Planning Commission, the City of
Planned Unit Development
(PUD) proposal and all supporting documentation.
The Technical Advisory Committee shall provide comments to the applicant regarding
utilities, engineering, planning, and project design and other comments/requirements
deemed appropriate.
All Technical Advisory Committee comments shall be addressed by the applicant prior
to the PUD being reviewed by the Owasso Planning Commission or the Owasso City
Council.
9.3.4 Neighborhood Meeting. A neighborhood meeting between the applicant and
adjoining property owners is strongly encouraged to introduce the project and listen
to any concerns from the citizens. If such a meeting is held, City Staff may be present
at the request of the applicant to answer procedural and City-related questions, but
will otherwise observe and report on the discussions held at the meeting.
Neighborhood meetings should be held at least fourteen (14) calendar days prior to
the project being heard by the Owasso Planning Commission. As an alternative to the
City of Owasso Zoning Code, Adopted via Ord. 1249 42
neighborhood meeting, the applicant may choose to mail adjoining property owners
a copy of the proposed concept and keep a log of all reported comments and
concerns. It is also suggested that the applicant or developer provides the
s of surrounding neighborhoods with a copy of the proposed
development plans.
9.3.5 Owasso Planning Commission. In regards to Planned Unit Developments (PUDs), the
function of the Owasso Planning Commission is to listen to public concerns, afford the
applicant or their designee an opportunity to make a formal presentation regarding
the project, review the project for conformity with the requirements of this Code, and
to offer suggestions regarding the project design as it relates to impacts on adjoining
properties. It shall be the duty of the Planning Commission to review each PUD prior to
Owasso City Council consideration.
At the Owasso Planning Commission meeting, Staff shall prepare and present a Staff
report encompassing an evaluation of the potential proposed PUD as well as a
conceptual development plan and such other narrative or other graphic information
pertinent to the City's initial review as provided by the applicant or their designee. The
applicant or their designee will have the ability to address the Planning Commission
following this presentation if they choose and are highly encouraged to be present at
the meeting. At the Planning Commission meeting, the applicant or their designee and
interested citizens will have the opportunity to discuss the merits of the PUD proposal.
The Planning Commission will assess the proposal in light of Code guidelines and will
take action after weighing the recommendations of the Staff, presentation,
additional commentary from the applicant or their designee, and the community's
response. The Planning Commission shall review each application using the following
process:
a. The Owasso Planning Commission shall review each PUD application for
conformity to the City of Owasso Zoning Code.
b. The Owasso Planning Commission shall study the proposed PUD application,
taking into account the recommendations of the Staff, the review criteria, and
other applicable standards in this Code. If the Planning Commission
determines that the Code is not being met in certain areas, then they may
make suggestions to the applicant and transmit the suggestions to the Owasso
City Council as part of their report. The Planning Commission shall hear from
the general public and engage the applicant or developer in discussion of the
project;
c. The Owasso Planning Commission shall discuss any potential issues that they
determine the project has and offer suggestions that may help the project
meet the goals, purpose, and criteria identified in this Chapter. This information
shall be transmitted to the Owasso City Council; and
d. The Owasso Planning Commission shall have ninety (90) days to act on a PUD
application from the time of submittal to the Community Development
Department. If after ninety (90) days the Planning Commission cannot render
a decision with all requested documents and information provided by the
applicant, the applicant may proceed to the Owasso City Council for
consideration. Delays by the applicant in providing materials or documents to
City Staff shall not be counted towards the ninety (90) days. Requests for
changes and/or additional materials by the Planning Commission shall not be
counted towards the ninety (90) days. The ninety (90) day review period shall
only consist of time when an application is complete, the item is placed on the
agenda, and all requested materials or information have been provided.
City of Owasso Zoning Code, Adopted via Ord. 1249 43
9.3.6Owasso City Council.The Owasso City Councilshall make the final decision on any
Planned Unit Development(PUD)application. A final PUDplan shall be approved
along with an ordinance. The approved ordinance and PUDplan shall dictate any
future development on the subject property, unless the PUDis amended or expires.
The Owasso City Councilshall use the information provided by City Staff, the
recommendation from the Owasso Planning Commission, input from the public, and
input from the applicantto make a decision astoapprove or deny a proposed PUD.
The Owasso City Councilmay add conditions to the project that they determineare
necessary to meet the intent of this Chapter.
Should the Owasso City Councilrequire more information, the item can be tabled to
a future meeting.If any major changes are made to the plans or new information is
brought forward after review by the Owasso Planning Commission, the Owasso City
Councilmay ask that the project return to the Planning Commissionfor review.
All conditions imposed by the Owasso City Councilshall become binding and shall be
met before the project may proceed.
All PUDsapproved in accordance with provisions of this Codein its original form, or by
subsequent amendments thereto, shall be referenced on the Official Zoning Map of
the City of Owasso, and a list of such PUDs, together with the category of uses permitted
therein, shall be maintained in the Community Development Department.
Figure 9.1
Planned Unit Development Process
Pre-Application Meeting with Planning Staff
Submittal of Application Packet with Fees
Application Reviewed& Public Hearing Scheduled
Notification Prepared for Newspaper & Property Posted with a Sign
Technical Advisory Committee
Staff review
Owasso Planning CommissionHearing
Owasso City CouncilHearing
Approval
Denial
Ordinance Prepared
9.4Timeline, Expiration, andAmendments.
9.4.1Validation.A Planned Unit Development(PUD)shall be validated once any portion of
the property has been platted and recorded or a Building Permitis issued.
9.4.2Zoning Ordinance.Because a Planned Unit Development(PUD)is azoning action
approved by the Owasso City Councilthrough ordinance, the City shall file the
ordinanceapproving the designation of a PUDon a tract of land, with the County
office immediately following approval by Owasso City Council.
City of Owasso Zoning Code, Adopted via Ord. 124944
9.4.3 Expiration. For any Planned Unit Development (PUD) in which there has been no
Building Permit issued nor any portion of the property platted after five (5) years since
approval by the Owasso City Council, the PUD shall be considered null and void and
shall be brought back before the Owasso Planning Commission and the Owasso City
Council for consideration prior to any development on the property. The underlining
zoning of the PUD shall not expire, only the PUD overlay shall expire. All expired PUDs
shall be denoted as such on the Official Zoning Map.
9.4.4 Conformance with Current Regulations. Expired Planned Unit Developments (PUDs)
shall be required to meet the most recently adopted regulations, ordinances, and
development standards.
9.4.5 Extensions. An extension may be granted by the Community Development Director or
their designee for Planned Unit Developments (PUDs) that are nearing the five (5) year
expiration date. PUDs may be extended one (1) time for a maximum of two (2)
additional years, provided a letter is submitted to the Community Development
Director or their designee asking for the extension no less than two (2) months prior to
the five (5) year expiration date. Said letter must indicate the following:
a. Reason for the extension;
b. That there are no changes to the original PUD approved by the Owasso City
Council; and
c. Expected date by which a portion of the PUD will be platted.
to sign documents on their behalf) to ask for and sign the letter of extension. If no
extension has been sought and granted, said PUD shall be considered expired. If no
portion of the property has been platted nor any Building Permit received by the
Community Development Department, within the two (2) year extension period, said
PUD shall expire and a new PUD application must be submitted.
9.4.6 Amendments. There may be instances when a change or amendment to the original
Planned Unit Development (PUD) is necessary or desired. In these situations, the
magnitude of these amendments is considered. There are two (2) types of
amendments that can occur with a valid PUD: a Major Amendment and a Minor
Amendment. If amendments have been made, then a determination shall be made
by the Community Development Director or their designee as to whether or not said
amendments constitute a major or minor plan change.
a. Major Amendment. A Major Amendment is described as a significant change
that increases the density, intensifies the use, redistributes uses, or creates
inconsistencies with the character of the PUD that was initially approved. A
Major Amendment shall proceed through the entire PUD process as outlined in
this Chapter. The Community Development Director or their designee shall
determine if the changes to the PUD meet the criteria for a Major Amendment,
is an appropriate change, and will maintain the spirit of what was approved in
the original PUD. Modifications from the previously approved PUD plan shall be
deemed by the Community Development Director or their designee to be a
Major Amendment if said modifications cause one (1) of the following to occur:
1. Increase the total number of dwelling units by more than ten (10)
percent;
2. Reduce the amount of common open space by ten (10) percent from
what was originally approved;
3. Substantially change the location of any multi-family or non-residential
areas as shown on the approved PUD;
City of Owasso Zoning Code, Adopted via Ord. 1249 45
Example: An approved 100 acre PUD shows 20 acres for office, 10
acres for commercial, and 70 acres for residential single-family. If
the amendment proposes to move the commercial area to
another location within the PUD, then it would be deemed to be
a Major Amendment.
4. Eliminate a proposed use that was approved with the original PUD that
substantially changes the character of the project;
5. Complete elimination of a recreational feature that was identified in
the approved PUD, without replacing it with an in-kind feature; or
6. Change in the location or revision of access points within the PUD that
connect to adjacent residential uses or the addition of additional
access points that were not included in the original PUD document;
Modifications in the location or design of minor streets, cul-de-
sacs, alleys, or facilities for water and for disposal of stormwater
and wastewater internal to the development shall not be
considered as a Major Amendment.
Otherwise moving of an approved access point, that does not
connect to a residential use, shall be facilitated through a
Change of Access request/application with the Community
Development Department.
An appeal of the Community Development Director or their designee
decision that the changes to the PUD construe a Major Amendment shall be
made in writing by filing a notice of appeal to the Owasso Planning Commission
within ten (10) days of the Community Development Director or their
designee Said appeal shall be heard at a regular meeting of the
Planning Commission, at which time the applicant may defend their proposal.
Appeals shall not require public notification.
b. Minor Amendment. Small changes that still meet the intent of the ordinance,
do not increase the density in excess of ten (10) percent, are consistent with
surrounding development, and do not pose a threat to the health, safety, or
welfare of the citizens of Owasso can be administratively approved as a Minor
Amendment. Minor Amendments may also include relocation of landscape
areas, parking areas, drive aisles, or other similar changes that are minor in
scope.
Minor Amendments shall be approved administratively. Depending upon the
nature of the amendment, the Community Development Director or their
designee may require the PUD to go before the Technical Advisory Committee
for review.
9.4.7 Abandonment. There may be instances in which an abandonment of a Planned Unit
Development (PUD) is necessary or desired. In these situations, this action shall be
required to undergo the same steps as are required to establish a Planned Unit
Development (PUD) on a property by the current Code. All abandoned PUDs shall be
denoted as such on the Official Zoning Map.
9.5 Conceptual Development Plan. The required conceptual development plan shall be
a rendered plan that clearly articulates the overall concept of the Planned Unit
Development (PUD). Figure 9.2 illustrates an acceptable conceptual development
plan rendering. The conceptual development plan shall include the entire PUD area,
and it may include Site Plans of smaller areas to provide more specificity if the
development is large.
City of Owasso Zoning Code, Adopted via Ord. 1249 46
The conceptual development plan shall include, at a minimum, the following:
a. Name of the proposed development;
b. Name and address of the property owner and developer;
c. Name of the preparer of the document;
d. Graphic scale drawn no smaller than 1:100, a north arrow, date of preparation,
and a legend;
e. Vicinity map outlining the location of the development in relation to major
streets within 1000 feet, schools, and other landmarks;
f. County where the development lies shall be depicted;
g. Legal description of the property;
h. Total acreage of the tract, total acreage of the proposed area to be improved,
and acreage of open space;
i. Location and name of abutting subdivisions and City Limit lines for Owasso;
j. Wooded areas, wetlands, waterways, floodplain and floodway, ponds, and
other natural features;
k. General location of all proposed streets;
l. Proposed density of the development depicted in gross density figures (gross
units per acre of the entire development);
m. Location and identification of all land uses in the PUD shall be depicted;
n. Identification of all amenity locations, detention areas, open space areas, etc.;
o. General location of parking areas for non-single-family residential areas;
p. Depiction of any proposed walking trails, pathways, and buffer yards, including
fences;
q. Notation on the plan of how wide the buffer yards will be and how they will be
landscaped; and
r. Location and type of amenities provided.
9.5.1 Conceptual Development Plan as the Preliminary Plat. Should a conceptual
development plan be provided that goes into sufficient detail necessary for submittal
of a Preliminary Plat, then the plan may be used as the Preliminary Plat for the Planned
Unit Development (PUD).
If the conceptual development plan is to be used as the Preliminary Plat, it must
contain all of the required elements for preliminary plat approval outlined in the
Owasso Subdivision Regulations.
If the PUD is approved with a conceptual development plan that is sufficient to be
used as a Preliminary Plat, the applicant may proceed to the Final Plat stage.
It is not required that the entire development be platted; only the portion the applicant
intends to develop initially. Additionally, the conceptual development plan can be
used as the actual Site Plan package for the development so long as it meets the
criteria outlined in the Owasso Zoning Code for site plans and fulfills all requirements
set forth in the Site Plan application/checklist and any provided Technical Advisory
Comments.
City of Owasso Zoning Code, Adopted via Ord. 1249 47
If the conceptual development plan is unchanged, additional Technical Advisory
Committeereview will not be required.
Figure 9.2
Conceptual Development Plan
9.6Design and Intent Statement.
9.6.1Requirements.The design and intent statement shall clearly articulate the vision for
the proposed development and shall identify key elements of the project that justify
using a Planned Unit Development(PUD)approach over conventional zoning.
At a minimum, the design and intent statement shall include some basic elements,
listed below:
a.Overall project statement of proposed use and intent;
b.List of the proposed land uses including residential densities;
c.List of all parties involved (applicant, owner, agent, plan preparer);
d.Thorough narrative explaining why the development is appropriate and how it
complies with the requirements of this Chapter. The applicantshould explain
how the PUDis consistent with the goals, purposes, and standards listed in this
Chapter;
e.Statement regarding the compatibility of the proposed development with the
surrounding area.The statement should address buffer zones, transition,
screening, types of materials to be used, and square footage of structures;
f.Table showing how the proposed PUDwill differ from current bulk standards,
with an outline of what Sections of the Owasso Zoning Codeor Subdivision
Regulations that the PUDseeks relief from;
g.Outline of the covenants that will govern the property and information about
the development of a
Associationand how they will govern the common areas;
h.Anticipated timeline for development, which may include a phasing plan; and
ź͵PUD
City of Owasso Zoning Code, Adopted via Ord. 124948
CHAPTER 10
OVERLAY DISTRICTS
10.1 General Description. It is the purpose and intent of an overlay district to provide
enhanced standards to protect and enhance the unique characteristics of specific
areas and/or corridors while providing for development opportunities. These
characteristics may include natural scenic beauty, manmade features, or other
features. Overlay districts may also be used to protect or facilitate a particular design
theme established through specific architectural styles or periods, or to protect or
facilitate Site Plan conventions such as setbacks that are both minimums and
maximums. The purposes of any overlay district may include:
a. Promoting the safe and efficient use of specific roadways by controlling access
and other traffic measures;
b. Encouraging the redevelopment of an area consistent with a particular design
theme;
c. Minimizing the detrimental impact on hillsides, watercourses, and other
significant natural features;
d. Giving special attention to landscaping, buffering, signage, lighting, and
building setbacks in those areas identified as needing special attention; and
e. Giving special attention to the existing architectural style or to the style that is
planned, so as to create an easily identifiable area in those areas identified as
architecturally significant.
10.1.1 Establishment of Overlay Districts. The Owasso City Council of the City of Owasso may
adopt overlay districts as needed in order to implement specific purposes, intents, and
design standards based upon the adopted Land Use Master Plan for the area being
regulated, which shall be applied as additional standards to other regulations required
by the City. Such overlay districts shall be made a part of the Zoning Code. Upon
adoption, the boundaries of such overlay districts shall be shown on the Owasso Zoning
Map.
10.1.2 Development Criteria. The development criteria for each overlay district shall be those
standards as set out in each overlay district. All overlay districts shall adhere to the
10.1.3 Applicability. Where any Section of this Chapter is found to be in conflict with other
Chapters of the Zoning Code, the regulations found herein shall apply. Any overlay
district acts as an additional layer of zoning over the base zoning district. The overlay
language and regulations shall supersede the base zoning regulations where conflict
may arise.
City of Owasso Zoning Code, Adopted via Ord. 1249 49
US-169 OVERLAY DISTRICT
10.2 Purpose of the US-169 Overlay District. The purpose of the US-169 Overlay District is to:
a. Encourage sustainable development that will become a long-term asset to
Owasso;
b. Protect an area that represents a significant opportunity for business and
corporate investment, which is important to the long-term economic health of
Owasso;
c. Establish uses and regulations that promote the development of this area as a
corridor that promotes an environment of business, learning, and growth;
d. Protect the area around Tulsa Technology Center from uses that may have a
development;
e. Establish regulations that protect the investment of existing and new businesses
and corporations from unattractive, non-compatible uses;
f. Ensure the area is visually pleasing, sustainable, and developed in a
coordinated fashion;
g. Ensure a high quality of development that will ultimately generate an
economically-enhanced and pedestrian-friendly area for Owasso; and
h. Follow the principals of the Quality of Life Initiative.
10.3 Designation of the US-169 Overlay District. The US -169 Overlay District covers an area
roughly one-quarter (¼) mile to one-half (½) mile on either side of US-169 from 86th St
N to 126th St N. It is depicted in Figure 10.1 and defined on the official Owasso Zoning
Map.
10.4 Uses in the US-169 Overlay District.
10.4.1 Permitted Uses. The base zoning districts of properties fully or partially within the
designated US-169 Overlay District shall not be affected except as noted in this
Chapter. All applicable regulations for use, yard, area, lot dimensions, utility
placement, and landscaping shall be those specified for each district, including
Planned Unit Development (PUD) or Specific Use Permit (SUP) stipulations. Where any
of the above regulations conflict with those of the US-169 Overlay District, the more
restrictive shall apply.
10.4.2 Restricted Uses. For property zoned AG (Agriculture) in the US-169 Overlay District, only
existing agricultural uses shall be permitted and shall be subject to all applicable
standards and regulations. No Specific Use Permits (SUPs) shall be issued for any land
zoned AG (Agriculture) and no new agriculture uses or businesses shall be allowed.
Within the US-169 Overlay District, unless otherwise restricted, any use permitted by right
in a particular zoning district, or with an SUP in the underlying zoning district, shall be
permitted. All uses shall be defined by the most recent version of the North American
Industry Classification System (NAICS) book.
Upon annexation, all tracts of land shall be zoned commercial, office, or in conformity
with the existing adopted Land Use Master Plan in effect at the time of the annexation.
New developments with residential uses, including mixed-use developments, shall be
developed as a Planned Unit Development (PUD).
City of Owasso Zoning Code, Adopted via Ord. 1249 50
Figure 10.1
US-169 Overlay District Boundaries
City of Owasso Zoning Code, Adopted via Ord. 124951
10.4.3 Prohibited Uses. The following uses shall be prohibited in the US-169 Overlay District:
Table 10.1 Prohibited Uses in the US-169 Overlay District
Animal and Poultry Raising
Any New Agricultural Use or Business
Bindery
Bottled Gas Sales
Casino/Gaming Center
Chick Hatchery
Cemetery
Cesspool Cleaning
Concrete Construction Service
Drag Strip
Fuel Oil Sales (Not Including Gas Station or Convenience Store)
Halfway House
Industrial Uses in the IH (Industrial Heavy) Legacy District
Industrial Uses in the IM (Industrial Moderate) District
Juvenile Delinquency Center
Landfill
Mini-Storage Warehouse (as a Primary Use)
Oil Well Drilling and Cleaning Establishment
Outdoor Kennel (Not Part of a Veterinary or Grooming Business)
Outdoor Storage of Any Kind as the Principal Use
Portable Building Sales
Power Plant
Pre-Release Center
Race Track (Animal or Vehicle)
Sexually-Oriented Business
Shooting Range (Outdoor)
Taxidermist
Truck Stop
10.4.4 Uses Permitted with a Specific Use Permit. The following uses shall be permitted in the
US-169 Overlay District with the issuance of a Specific Use Permit (SUP), subject to
compliance with the provisions of this Section:
Table 10.2 Uses Permitted in the US-169 Overlay District with an SUP
Agricultural Implement Sales
Aircraft Sales
Appliance Store and Repair
Any Retail Use with Primarily Outdoor Sales
Auctioneer
Auto Rental
Auto Sales (5 Acre Maximum Parcel Size)
Auto Wash
Boat and Recreational Vehicle Sales
Bus Station
Cabinet Maker
Camper Sales
Construction Equipment Sales
Disinfecting Service
Exterminating Service
Fence Construction Company
Go-Kart Track
Golf Driving Range
City of Owasso Zoning Code, Adopted via Ord. 1249 52
Table 10.2 Uses Permitted in the US-169 Overlay District with an SUP
(Continued)
Janitorial Service
Lumber Yard
Monument Sales
Motorcycle Sales
Motor Vehicle Repair
Outdoor Recreation (Including Amusement Park)
Park and Ride Lot
Plastic Material Sales
Retail Greenhouse
Truck Rental
Vending Sales and Service
Woodworking Shop
10.4.5 Existing Uses.
10.4.5.1 Single-Family Residential. The US-169 Overlay District shall not affect existing single-
family residential uses, neighborhoods, or platted residential developments. Said
uses may continue to exist in perpetuity until such time as they may be
redeveloped or rezoned for another use.
10.4.5.2 Properties Outside the City Limits of Owasso. The US-169 Overlay District covers
areas that are currently outside of Owasso City Limits. Unless these properties are
annexed into Owasso City Limits, they shall not be required to comply with the
regulations of this Chapter. If annexed, these properties shall be subject to the
regulations set forth in this Chapter. If the subject property lies outside of Owasso
City Limits, the County regulations in which the property lies shall apply.
10.4.5.3 Previously Approved Projects or Developments. Any project or development that
was approved or had plans submitted prior to the effective date of this Code shall
not be required to comply with these regulations unless they meet any of the
criteria from this Chapter. Previous approvals remain valid unless the approval
date lapses or unless changes are made to the previous approvals. This shall refer
to Site Plans, building plans, Planned Unit Developments (PUDs), or Specific Use
Permits (SUPs) submitted prior to the effective date of the US-169 Overlay District,
and they shall only be required to comply with the zoning regulations in affect at
that time. An approved plat shall not constitute approval of a project. The
Community Development Director or their designee shall determine if a project
meets these criteria.
10.4.6 Separation Requirements. In order to protect the integrity and purpose of the US-169
Overlay as described in Section 10.2 in this Chapter, the uses listed below, taken from
Table 10.2 in this Chapter, shall have the additional requirement that they be
separated by a distance of 2,640 linear feet. The distance shall be measured from
property line to property line. In the event the measurement bisects a parcel, then the
greater amount of area that is inside or outside of this distance shall be used to
determine the applicability of this Section. In addition to the requirements of this
section, the following uses shall not be located on any parcel of land that abuts the
Tulsa Technology Center Campus property:
a. Aircraft Sales;
b. Auto Sales;
c. Boat and Recreational Vehicle Sales;
d. Camper Sales;
e. Construction Equipment Sales;
City of Owasso Zoning Code, Adopted via Ord. 1249 53
f. Motorcycle Sales;
g. Truck Rental (as a single use); and
h. Agricultural Implements Sales
Additionally, this Section shall apply to any uses identified in Section 53241 of the North
operate in a similar manner.
10.5 Requirements in the US-169 Overlay District.
10.5.1 Landscape Requirements. Development and or redevelopment in the US-169 Overlay
District shall comply with the Chapter titled Landscaping, Screening, and Fencing
Requirements in the Owasso Zoning Code with the following additional requirements:
a. All signage shall have shrubs and/or perennial flowers at the base; and
b. Said shrub/flower bed shall be enclosed with an edging material such as brick,
stone, steel edging, concrete, or similar material.
10.5.2 General Requirements. All development in the US-169 Overlay District shall follow City
of Owasso procedures and requirements described in the relevant Section(s) titled
General Provisions in the Owasso Zoning Code, except as noted in this Chapter.
Architectural details and/or drawings shall be submitted to the Community
Development Department at the time of Site Plan submittal. Architectural plans shall
depict architectural details outlined in this Section and shall consist of:
a. Preliminary renderings or drawings of building elevations plus typical cross
sections to clearly define the character of the project and to ensure these
provisions are met; and
b. Exterior building materials inventory to indicate compliance with this Chapter.
The Community Development Director or their designee shall review the
proposed building materials for compliance.
10.6 Building and Site Design Standards in the US-169 Overlay District.
10.6.1 General Design. Developments in the US-169 Overlay District shall be evaluated using
the following criteria:
a. Compatibility. Adjacent buildings shall relate in similarity of architectural style,
roof style, and configuration.
b. Proportions. Windows, doors, columns, piers, projections, ribs, awnings,
cornices, parapets, eaves, and other building components shall be
proportional to the overall scale of the building. Windows should be greater in
height than width, unless otherwise required by a specific design feature or
architectural style.
City of Owasso Zoning Code, Adopted via Ord. 1249 54
10.6.2Building Entrance.All publicbuilding entrances shall be clearly defined and shall be
recessed or framed by a sheltering element such as an awning, arcade, overhang, or
portico (in order to provide weather protection for pedestrians). Public entrances flush
with the building wall with no cover are not allowed (see Figure 10.2).
Figure 10.2
Building Entrances
10.6.3Boulevard Entrance.For developments containing total floor area in excess of fifty
thousand (50,000) square feet, the principal access into the site shall be a boulevard
incorporating a ten (10) foot wide landscaped center median that complies with the
Chapter titledLandscaping, Screening, and Fencingin the Owasso Zoning Code.
10.6.4Off-Street Parking.Off-street parking areas are encouraged to be located to the side
or rear of buildings or in the interior of a block whenever possible (see Figure 10.3).
Loading areas shall be located behind the main building and screened in
accordance with the Chapter titledLandscaping, Screening, and Fencingin the
Owasso Zoning Code. All parking lots, drives, aisles, and other elements shall comply
with the Chapter titledOff-Street Parking Requirementsin the Owasso Zoning Code.
Figure 10.3
Encouraged Off-Street Parking Areas
10.6.5Minimum Lot Frontage and Building Setback.It is the intent of this Chapterto promote
the re-development of large, under-utilized parking lots. Therefore, the minimum lot
frontage and front setback requirements for properties within the US 169 Overlay
District shall be reduced to zero (0) feet. Other requirements such as parking and
City of Owasso Zoning Code, Adopted via Ord. 124955
landscaping may be assessed on a case-by-case basis by the Community
Development Director or their designee. for infill development. All applicable Building
and Fire Codes shall still apply.
It is also the intent of this Chapter to enhance and preserve the character of the US-
169 Overlay District by promoting parking area placement to the rear of lots or along
the sides of buildings and bring visually pleasing building architecture to the street.
Therefore, front building setbacks may be reduced to ten (10) feet when the building
is going to be pushed to the front or side of said lot.
10.6.6 Transit Stops. All transit stops shall be covered to offer shade and shelter from the
elements.
10.6.7 Outdoor Space. Each site with a building larger than ten thousand (10,000) square
feet shall be designed to include public pedestrian walkways internally and throughout
the development, linking all areas and buildings facilities open to the public, and shall
include one (1) or more plazas or courtyards with benches or patios/seating areas (see
Zoning Code). For single developments containing total floor area in excess of eighty
thousand (80,000) square feet, at least one (1) outdoor space or site amenity shall be
required on the site or on adjacent land, in addition to the required plaza or courtyard
area. All features shall be accessible, useable spaces. Outdoor space or site amenities
may include, but are not limited to:
a. Window shopping walkway;
b. Water feature;
c. Clock tower;
d. Seating walls;
e. Benches;
f. Courtyards or plazas;
g. Fountains; or
h. Sculpture or public art.
The Community Development Director or their designee may approve any other such
deliberately shaped area or focal feature or amenity that, in the judgment of the
Community Development Director or their designee, adequately enhances such
community and public spaces.
10.6.8 Sidewalks. All buildings, parking areas, public spaces, amenity features, and adjoining
developments of similar use shall be linked with sidewalks. Sidewalks shall be provided
along public streets that provide access to the development. Sidewalks shall be
constructed in accordance with the standards for sidewalks as set forth in the City of
Owasso Engineering Standards.
10.6.9 Exterior Materials. Exterior building materials shall include brick, split-faced concrete
block, stone, stucco, synthetic stucco, cement-board, or wood siding. Metal may be
used as accent material, and cumulatively may not exceed twenty (20) percent of
the area of any individual exterior wall. The Community Development Director or their
designee may grant the allowance of additional metal in the determination that the
not
exceed fifty (50) percent of any individual exterior wall. All windows and doors to
customer service areas along building frontages at the ground floor level on any retail
building shall be transparent.
City of Owasso Zoning Code, Adopted via Ord. 1249 56
10.6.10 Multiple Buildings in Commercial Centers. In order to achieve unity between all
buildings in a commercial development consisting of more than one building, all
buildings in such a development, including pad site buildings, shall employ a consistent
architectural style or theme and be constructed of similar exterior materials. Design
criteria for large and multi-phase developments shall be provided for review.
10.6.11 Roof Pitch. Flat roofs and roofs with a pitch of less than 3:12 require a parapet wall.
Eaves a minimum of one (1) foot from the building face shall profile a pitched roof.
Roofing for pitched roofs greater than 6:12 shall be wood, tile, slate, architectural
asphalt shingles, or low-reflectivity metal (flat or matte finish). Applied mansard roofs
shall not be permitted.
10.6.12 Electrical and Services Equipment. HVAC and similar types of incidental machinery or
equipment shall be screened from view in accordance with the Chapter titled
Landscaping, Screening, and Fencing in the Owasso Zoning Code.
Utility meters, aboveground tanks, satellite dishes, and antennas shall also be screened
from view. Wall-mounted mechanical equipment that extends six (6) inches or less
from the outer building wall shall be designed to blend in with the color and
architectural design of the subject building. Unless a waiver is authorized by the
Owasso City Council, all electrical and telephone lines and wires, including but not
limited to street lighting, shall be placed underground. Feeder and other major
transmission lines may remain overhead.
adopted Technical Standards and Specifications.
10.6.13 Wall Articulation. Façades shall have a recognizable "base" consisting of but not
limited to:
a. Walls;
b. Ledges;
c. Sills;
d. Integrally textured materials, such as stone or other masonry;
e. Integrally colored and patterned materials; or
f. Planters.
Façade
a. Cornice treatments with integrally textured materials (other than colored
"stripes" or "bands");
b. Sloping roofs with overhangs and brackets; or
c. Stepped parapets.
All sides of a building and any accessory structure shall utilize materials and design
characteristics consistent with those of the front façade. In order to prevent large flat
expanses of featureless exterior walls, structures having single walls exceeding fifty (50)
feet in length shall incorporate one or more of the following features at least every fifty
(50) feet in length (see Figure 10.4):
City of Owasso Zoning Code, Adopted via Ord. 1249 57
Figure 10.4
Wall Articulation in the US-169 Overlay District
a.Changes in color, graphical patterning, changes in texture, or changes in
material;
b.Projections, recesses, and reveals expressing structural bays or other aspects of
the architecture with a minimum change of plane of twelve (12) inches;
c.Windows and fenestration;
d.Gable projections;
e.Horizontal or vertical breaks; or
f.Other similar techniques.
The Community Development Director or their designee may approve variations or
alternate treatments, so long as the intent of the Codeis met.
10.6.14Signage.Signs shall be permitted in the US-169 Overlay District in accordance with
the Chapter titledSignsin the Owasso Zoning Code, with the following exceptions:
a.Pole signs of any type over twenty-five (25) feet in height are prohibited. Pole
signs shall only be allowed on parcels having frontage on US-169, defined
further as properties whose lot boundaries are directly adjacent to US-169 or
are only separated from being adjacent to US-169 by means of Right-of-Way,
more commonly defined as a service road;
b.All signs not having frontage on US-169, shall be of monument form and
constructed of materials that complement the main building(s);
c.All signs not attached to buildings shall be set in a landscaped bed;
City of Owasso Zoning Code, Adopted via Ord. 124958
d. Maximum height for signage shall be twenty (20) feet for property with frontage
on all arterial roads other than US-169;
e. In all other cases, the maximum height for signage shall be ten (10) feet;
f. Digital signs shall have an eight (8) second delay and shall only display static
images (moving video and moving graphics are prohibited within the overlay);
and
g. New multi-tenant developments are encouraged to use the Unified Sign Permit
(USP) process.
10.6.15 Building Orientation. All primary buildings on lots or tracts with frontage on US-169,
defined further as properties whose lot boundaries are directly adjacent to US-169 or
are only separated from being adjacent to US-169 by means of Right-of-Way, more
commonly defined as a service road, are encouraged to be oriented towards the
highway. If any such building is on a lot or tract with a second frontage, it shall have
equally detailed and prominent façades, constructed of equally high-quality
materials, facing both the highway and the secondary street. All buildings are
encouraged to be oriented towards the front of the lot, with parking lots towards the
rear or alongside buildings.
10.6.16 Commercial Drive-Through Lanes. Drive-through facilities associated with commercial
uses shall be architecturally integrated with the building.
10.6.17 Outdoor Display and Sales. All outdoor display or sales areas shall be shown on the
Site Plan and shall encompass less than twenty (20) percent of the area of the building
footprint. Said display area shall be landscaped to provide definition of the area. Any
allowed use that requires primarily outside sales shall not be required to meet these
criteria.
10.6.18 Screening of Refuse Collection and Loading Areas. Refuse collection areas in the US-
169 Overlay District shall be screened in accordance with the Chapter titled
Landscaping, Screening, and Fencing in the Owasso Zoning Code. In
order to reduce the visual and acoustic impacts of these functions on adjacent
properties and public streets, non-enclosed service, storage, and off-street loading
areas shall be screened with opaque sight-obscuring walls or fences that are made of
durable materials and are between six (6) feet and eight (8) feet in height. Screening
materials shall be the same as, or of equal quality to, the materials used for the primary
building and landscaping.
10.6.19 Accessory Structures. Accessory structures shall be allowed within the US-169 Overlay
District, provided that said structures meet all requirements of the base Zoning District
Owasso Zoning Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 59
DOWNTOWN OVERLAY DISTRICT
10.7 Downtown Overlay District. It is the intent of the Downtown Overlay District to provide
enhanced standards to protect and enhance the unique characteristics of the Main
th
Street, 76 St, and Downtown Owasso area. Overlay districts may also be used to
protect or facilitate a particular design theme established through specific
architectural styles or periods, or to protect or facilitate Site Plan conventions such as
setbacks that are both minimums and maximums.
10.8 Purpose of the Downtown Overlay District. The purpose of the Downtown Overlay
District is to:
a. Encourage sustainable development that will become a long-term asset to
Owasso;
b. Promote economic growth and redevelopment of the Downtown Owasso
area;
c. Encourage residential development as part of commercial development and
to replace blighted properties on the fringe of the Downtown Owasso area with
new and higher-density residential;
d. Encourage the development of office space through standalone and mixed-
use development. Office space is encouraged at a higher-density and multi-
story structures;
e. Giving special attention to landscaping, buffering, signage, lighting, and
building setbacks in those areas identified as needing special attention;
f. Giving special attention to the existing architectural style or to the style that is
planned, so as to create an easily identifiable area in those areas identified as
architecturally significant;
g. Promote the history of Owasso;
h. Encourage high quality, attractive, and unique architecture;
i. Implement the Downtown Development District as described in the GrOwasso
2035 Land Use Master Plan and 2001 Downtown Master Plan;
j. Create a vibrant arts and entertainment district;
k. Create an area where development can be accomplished at a higher-density
than allowed in any other commercial and residential districts of Owasso;
l. Attract new businesses and retain small businesses in the Downtown Owasso
area;
m. Revitalize Main Street and create a true Main Street environment;
n. Establish regulations that protect the investment of existing and new businesses
from unattractive, non-compatible uses;
o. Ensure the area is visually pleasing, sustainable, and developed in a
coordinated fashion;
p. Ensure a high quality of development that will ultimately generate an
economically-enhanced and pedestrian-friendly area for Owasso;
q. Follow the principals of the Quality of Life Initiative and the GrOwasso 2035 Land
Use Master Plan; and
r. Encourage locally-owned and Made In Oklahoma businesses.
City of Owasso Zoning Code, Adopted via Ord. 1249 60
10.9Designation of the Downtown Overlay District.
10.9.1Boundary Map.The boundaries of the Downtown Overlay Districtare depicted in
Figure 10.5. All properties within the depicted boundaries are subject to the rules and
regulations ofthis Chapter.
Figure 10.5
Downtown Overlay District Boundaries
10.9.2Map Amendments.No change in the boundary of the Downtown Overlay District shall
be authorized, except by the Owasso City Councilpursuant to the procedures outlined
in this Code.
10.10Uses in the Downtown Overlay District.
10.10.1Permitted Uses.The base zoning districts of properties fully or partially within the
Downtown Overlay District shall not be affected except as noted in this Chapter. All
applicable regulations for use, yard, area, lot dimensions, utility placement, and
landscaping shall be those specified for each district, including Planned Unit
Development(PUD) or Specific Use Permit (SUP)stipulation, unless otherwise noted in
this Chapter.
Any by right use or those uses allowedwith a Specific Use Permit (SUP)shall be permitted
inthe Downtown Overlay District, unless otherwise restricted in this Chapter. All uses
City of Owasso Zoning Code, Adopted via Ord. 124961
shall be defined by the most recent version of the North American Industry
Classification System (NAICS) book.
10.10.2 Restricted Uses. In the AG (Agriculture) district, only existing agricultural uses shall be
permitted to continue and be subject to all applicable standards and regulations. No
Specific Use Permits (SUPs) shall be issued for any land zoned AG (Agriculture) and no
new agriculture uses or businesses shall be allowed.
In each zoning district, all uses respective to that district shall be permitted by right or
with the issuance of an SUP, except for those listed below. All uses shall be defined by
the most recent version of the North American Industry Classification System (NAICS)
book.
10.10.3 Encouraged Uses. The following uses are encouraged in the Downtown Overlay
District, to also include all uses within the Downtown Mixed (DM) zoning district:
Table 10.3 Uses Encouraged in the Downtown Overlay District
Antique Store
Art Gallery
Arts & Crafts Studio
Bakery/Artisan Foods
Book Store
Boutique
Café & Sidewalk Café
Coffee Shop
Entertainment Venue
Farmers Market
Microbrewery
Mixed-Use Development (Ground Floor Retail with Offices or
Residential Above)
Office Space
Personal Services (Salon, Barber Shop, Florist, Health Store, etc.)
Pub/Bar & Grill/Wine Bar
Restaurant (Preferred Locally or Oklahoma-Owned Restaurant)
Retail Use
Small Corner Store with Basic Goods
Small Theatre or Music-Venue
Yoga/Fitness Studio
10.10.4 Prohibited Uses. The following uses are prohibited in the Downtown Overlay District:
Table 10.4 Prohibited Uses in the Downtown Overlay District
Agricultural Implement Sales
Aircraft Sales
Animal and Poultry Raising
Any New Agricultural Use or Business
Appliance Store and Repair
Arena
Auctioneer
Auto Rental
Auto Sales
Auto Wash
Bait Shop
Bindery
Boat and Recreational Vehicle Sales
Bottled Gas Sales
Cabinet Maker
City of Owasso Zoning Code, Adopted via Ord. 1249 62
Table 10.4 Prohibited Uses in the Downtown Overlay District
(Continued)
Camper Sales
Casino/Gaming Center
Cemetery
Cesspool Cleaning
Chick Hatchery
Concrete Construction Service
Construction Equipment Sales
Convenience Store
Disinfecting Service
Drag Strip
Drive-In Theatre
Exterminating Service
Fairgrounds
Fence Construction Company
Fuel Oil Sales
Gas Service Station
Gas Station
Go-Kart Track
Golf Driving Range
Halfway House
Industrial Uses, except those located within the IH (Industrial
Heavy) Legacy and IM (Industrial Moderate) Zoning Districts
Janitorial Service
Juvenile Delinquency Center
Kennel (As Primary Use)
Landfill
Lumber Yard
Mini-Storage Warehouse (As Primary Use)
Monument Sales
Motor Vehicle Repair and Tire Shop
Motorcycle Sales
Oil Well Drilling and Cleaning Establishment
Outdoor Kennel (Not a Part of Veterinary or Grooming Business)
Outdoor Recreation (Including Amusement Park)
Outdoor Storage of Any Kind as the Principal Use
Plastic Material Sales
Portable Building Sales
Portable Storage
Power Plant
Pre-Release Center
Race Track (Animal or Vehicle)
Sexually-Oriented Business
Shooting Range (Outdoor)
Taxidermist
Truck Rental
Truck Stop
Vending Sales and Service
Woodworking Shop
Wrecker Yard
10.10.5 Existing Uses.
a. Single-Family Residential. The Downtown Overlay shall not affect existing single-
family residential uses. Said uses may continue to exist in perpetuity until such
time as they are redeveloped or rezoned for another use.
City of Owasso Zoning Code, Adopted via Ord. 1249 63
b. Previously Approved Projects or Development. Any project or development
that has approved development plans or had plans submitted and under
review prior to the effective date of this Code shall not be required to comply
with these regulations. Previous approvals remain valid unless the approval
date lapses or changes are made to previous approvals. This shall refer to Site
Plans, building plans, Planned Unit Developments (PUDs), or Specific Use Permits
(SUPs) submitted prior to the effective date of this Chapter. Said project shall
still be required to comply with the zoning regulations in effect at that time. An
approved plat shall not constitute approval of a project. The Community
Development Director or their designee shall determine if a project meets these
criteria.
10.11 Requirements in the Downtown Overlay District.
10.11.1 Landscape Requirements. Whenever possible, development and redevelopment in
the Downtown Overlay District shall comply with
Owasso Zoning Code. Smaller and
unique developments shall provide a Landscape Plan that shall be approved by the
Community Development Director or their designee.
10.11.2 General Requirements. All development in the Downtown Overlay District shall follow
procedures and requirements described in
, except as noted in this Chapter.
Architectural details and/or drawings shall be submitted to the Community
Development Department at the time of Site Plan submittal. Architectural plans shall
depict architectural details outlined in this Chapter and consist of:
a. Preliminary renderings or drawings of building elevations plus typical cross-
sections to clearly define the character of the project and to ensure these
provisions are met; and
b. Clearly described exterior building materials to indicate compliance with this
Chapter. The Community Development Director or their designee shall review
the proposed building materials for compliance.
10.12 Building and Site Design Standards in the Downtown Overlay District.
10.12.1 Building Entrance. All public building entrances in the Downtown Overlay District shall
be clearly defined, and shall be recessed or framed by a sheltering element such as
an awning, arcade, overhang, or portico (in order to provide weather protection for
pedestrians). Public entrances flush with the building wall with no cover are
discouraged. Awnings are encouraged. Awning standards include:
a. Awnings for a building façade shall be of compatible color, look, shape, and
height;
b. Canvas or acrylic materials are encouraged. Aluminum, wood, or plastic
awnings are prohibited;
c. The store name may be painted on the awning (subject to review and
approval by the Community Development Director or their designee);
d. Awning hardware shall not be visible;
e. Awnings shall provide vertical clearance of no less than eight (8) feet above
sidewalks; and
f. Awnings are not allowed to hang over vehicular traffic ways.
City of Owasso Zoning Code, Adopted via Ord. 1249 64
10.12.2 Parking. Parking in the Downtown Overlay District shall be designed in accordance
with the Zoning Code, except as
otherwise permitted for in this Chapter.
Residential developments shall provide at least one (1) parking space per dwelling
unit. Non-residential developments shall not have minimum parking requirements in
the Downtown Overlay. The Community Development Director or their designee may
waive or alter parking requirements on a case-by-case basis.
Public parking is strongly encouraged with any new developments and can be
counted towards parking requirements. Developers shall work with the City to review
and design public parking arrangements in compliance with the Chapter titled
.
If on-street parking is present or permitted on adjacent streets, said parking spaces
may be considered to meet or augment parking requirements. An inventory of such
spaces shall be made and reviewed against the parking needs of other businesses in
the vicinity.
Off street parking areas in the Downtown Overlay District are encouraged to be
located to the side or rear of buildings or in the interior of a block whenever possible.
Properties along Main Street shall be required to build along the front property line.
Loading areas shall be located behind the main building and screened in accordance
with the Chapter titled Landscaping, Screening, and Fencing Requirements in the
Owasso Zoning Code. All parking lots, drives, aisles, and other elements shall comply
with the Chapter titled Off-Street Parking Requirements in the Owasso Zoning Code.
10.12.3 Building Setback. It is the intent of this Chapter to enhance and preserve the character
of the Downtown Overlay District by promoting parking area placement to the rear of
lots or along the sides of buildings and bring visually pleasing building architecture to
the street. Therefore, building setbacks along public street frontage may be eliminated
with a zero (0) foot setback when possible. Provisions for public sidewalks shall always
be made. Public spaces for dining and display are encouraged between the building
frontages and the public sidewalk, as long as a six (6) foot clear path of travel is
maintained at all times. Side setbacks shall not be required, so long as buildings meet
all Building Codes and fire rating standards.
10.12.4 Outdoor Space. Outdoor seating areas, fountains, plazas, courtyards, and other
elements are encouraged to create a unique, interesting, and walkable Downtown
Owasso Area.
10.12.5 Sidewalks. All buildings, parking areas, public spaces, amenity features, and adjoining
developments of similar use shall be linked with sidewalks. Sidewalks shall be provided
along public streets that provide access to the development. Sidewalks shall be
constructed in accordance with the standards for sidewalks set forth in City of Owasso
Engineering Standards.
10.12.6 Exterior Materials. Exterior building materials shall include brick, glass, split-faced
concrete block, stone, stucco, synthetic stucco, cement-board, or wood siding. Metal
may be used only as accent material and cumulatively may not exceed ten (10)
percent of the area of any individual exterior wall along any public street. Pre-
fabricated or engineered metal buildings are not allowed, though metal can be used
as a construction material if covered with one of the allowed materials. These
provisions shall not apply to roofs.
10.12.7 Roof Pitch. Flat roofs and roofs with a pitch of less than 3:12 require a parapet wall.
Roofs and screening shall comply with the regulations set forth in the Chapter titled
Landscaping, Screening, and Fencing Requirements in the Owasso Zoning Code.
Eaves a minimum of one (1) foot from the building face shall profile a pitched roof.
City of Owasso Zoning Code, Adopted via Ord. 1249 65
Roofing for pitched roofs greater than 6:12 shall be wood, tile, slate, architectural
asphalt shingles, or low-reflectivity metal (flat or matte finish). No roof shall cause water
to drain or flow directly onto any public way or sidewalk. Rainwater shall be collected
and piped into storm drain systems or cisterns. Bio-swales, rain gardens, or other low-
impact design (LID) techniques are highly encouraged.
10.12.8 Mechanical Equipment (HVAC). HVAC and similar types of incidental machinery or
equipment shall be screened from view in accordance with the Chapter titled
Landscaping, Screening, and Fencing Requirements in the Owasso Zoning Code.
Utility meters, aboveground tanks, satellite dishes, and antennas shall also be screened
from view. Wall-mounted mechanical equipment that extends six (6) inches or less
from the outer building wall shall be designed to blend in with the color and
architectural design of the subject building. Unless a waiver is authorized by the
Owasso City Council, all electrical and telephone lines and wires, including but not
limited to street lighting, shall be placed underground. Feeder and other major
transmission lines may remain overhead.
adopted Technical Standards and Specifications. All utility service lines shall be
located underground when feasible. This shall not apply to existing uses or single-family
homes.
10.12.9 Wall Articulation. Façades in the Downtown Overlay District shall have a recognizable
"base" consisting of, but not limited to:
a. Walls;
b. Ledges;
c. Sills;
d. Integrally textured materials (such as stone or other masonry);
e. Integrally colored and patterned materials; or
f. Planters.
Façconsisting of but not limited to:
a. Cornice treatments with integrally textured materials (other than colored
"stripes" or "bands");
b. Sloping roofs (with overhangs and brackets); or
c. Stepped parapets.
All sides of a building and any accessory structure shall utilize materials and design
characteristics consistent with those of the front façade.
In order to prevent large flat expanses of featureless exterior walls, structures having
single walls exceeding twenty-five (25) feet in length shall incorporate one (1) or more
of the following features at least every twenty-five (25) feet in length (see Figure 10.6):
a. Changes in color, graphical patterning, changes in texture, or changes in
material;
b. Projections, recesses, and reveals;
c. Expressing structural bays or other aspects of the architecture with a minimum
change of plane of twelve (12) inches;
d. Windows and fenestration;
e. Gable projections;
f. Horizontal/vertical breaks; or
City of Owasso Zoning Code, Adopted via Ord. 1249 66
g.Other similar techniques.
Figure 10.6
Wall Articulation in the Downtown Overlay District
10.12.10Signage.Signs shall be permitted in accordance with the Chapter titledSignsin
the Owasso Zoning Code, with the following exceptions:
a.Pole signs are not allowedin the Downtown Overlay District;
b.Signs are encouraged to be attached to buildings and located on the face of
buildings;
c.All signs not attached to buildings should be of monument form and
constructed of materials that complement the main building(s);
d.For signage not attached to a building, maximum height shall be six (6) feet
and maximum area shall be fifty (50) square feet;
e.Full video message boards and signs are prohibited within the Downtown
Overlay District;
f.Larger and multi-tenant developments shall be allowed to use the Unified Sign
Permit (USP) process and are encouraged to do so;
g.Signage overhanging the public sidewalk shall be allowed where building
faces are adjacent to property lines, to include awning signage. All such
structures must be suspended from the building and not resting upon the
sidewalk.Signs shall be at least eight (8) feet above the sidewalk, and fifteen
(15) feet above a drive or alley, and shall require a Sign Permit (see Figure 10.7).
Such signage shall follow the dimensional requirements for wall signage seen in
City of Owasso Zoning Code, Adopted via Ord. 124967
h.Sandwich board signs, also known as a-frame signs, are allowed only on the
sidewalk in front of the business in the Downtown Overlay District during business
hoursand do not require a Permit.They are allowed on public sidewalks and
right-of-way, but must allow for a clear path of travel at all times, shall not
interrupt pedestrian activity, and shall meet all ADA requirements.
Figure 10.7
Overhanging Signs
10.12.11Building Orientation.All primary buildings on lots or tracts with frontage on streets in
th
the Downtown Overlay District, especially Main Street and E 76St N are encouraged
to be oriented towards the street. If any such building is on a lot or tract with a second
frontage, it shall have equally detailed and prominent façades, constructed of equally
high-quality materials, facing both the primary street and the secondary street. All
buildings are encouraged to be oriented towards the front of the lot, with parking lots
towards the rear or alongside buildings.
10.12.12Commercial Drive-Through Lanes.Drive-thru facilities are discouraged in the
Downtown Overlay District. If drive-thru facilities are constructed as a part of the
principal use, they shall be architecturally integrated with the main building.
10.12.13Screening of Refuse Collection and Loading Areas.Refuse collection areasin the
Downtown Overlay Districtshall be screened in accordance with the Chapter titled
Landscaping, Screening, and Fencingin the Owasso Zoning Code.In
order to reduce the visual and acoustic impacts of these functions on adjacent
properties and public streets, non-enclosed service, storage, and off-street loading
areas shall be screened with opaque sight-obscuring walls and/or fences that are
made of durable materials and are between six (6) feetand eight (8) feetin height.
Screening materials shall be the same as or of equal quality to the materials used for
the primary building and landscaping.
10.12.14Mixed-Use Developments.Buildings in the Downtown Overlay District are strongly
encouraged to contain ground floor retail or restaurant spaces. Multi-story buildings
with a mix of uses like office, retail/commercial, and residentialare strongly
encouraged. Residential uses above commercial spaces are encouraged and shall
be allowed by right in this district, with no restriction on number of dwelling units or
density,subject to meeting adopted Fire Code and Building Code requirements.
10.12.15Sidewalk Utilization.Sidewalk cafes and room for sidewalk retail sales outside of
businesses is encouragedin the Downtown Overlay District. A minimum of six (6) feet
of public travel path shall be maintained at all times,and sidewalk business shall not
impede this travel area at any time.Businesses shall be required to carry insurance for
City of Owasso Zoning Code, Adopted via Ord. 124968
sidewalk space that holds the City of Owasso harmless and submit Site Plans for outside
activity to the City for approval.
10.12.16 Residential Development. Residential redevelopment is encouraged, including multi-
family, townhome, triplex, and duplex development. One (1) and two (2) family
residential developments shall be allowed on any lot. Individual multi-family
developments in excess of six (6) units shall proceed through the rezoning and Planned
Unit Development (PUD) process in accordance with the Owasso Zoning Code. For
multi-family developments of six (6) units or less, the project shall only be required to
rezone to the appropriate district (unless already zoned commercial) and proceed
through the Site Plan review process. All additional standards within this Code shall be
met.
10.12.17 Stormwater Detention. Stormwater detention shall only be required on new
development that increases the impervious area. All detention requirements shall be
determined by the Owasso Public Works Department. These requirements shall not be
applicable to residential dwellings up to six (6) units.
10.12.18 Floor Area Ratio (FAR). There shall be no Floor Area Ratio (FAR) requirements in the
Downtown Overlay District.
10.12.19 Building Height. All buildings, with the exception of accessory structures, regardless of
use or base zoning in the Downtown Overlay District must be or appear to be at least
two (2) stories or more in height unless site conditions do not allow or approval from the
Community Development Director or their designee is obtained.
10.12.20 Amenities. Smaller multi-family developments shall not be required to meet the
amenity requirements established in the Chapter titled Planned Unit Developments
in the Owasso Zoning Code. Amenities should be placed internally when possible in
larger multi-family developments (workout room, rec room, pool area, etc.) unless said
amenities are made available to the public.
Commercial developments are encouraged to provide public amenities whenever
possible (benches, fountains, play areas, plaza areas, etc.)
10.12.21 Excess Right-of-Way (ROW). When development occurs along public rights-of-way
that have excess right-of-way (example: non-right-of-way width),
closing of the public right-of-way shall be encouraged where possible. An alternative
is to provide public parking stalls in these areas. Closing of right-of-way shall be subject
to approval of the Owasso City Council, per the adopted Owasso Subdivision
Regulations and relevant State Statute.
10.12.22 Temporary Use Permits (TUPs). TUPs are allowed to be granted within the Downtown
Overlay District, with the exception of any residential single-family (RS) zoning districts.
TUPs shall conform to the approval process and regulations set forth in the Chapters
Owasso Zoning Code.
10.12.23 Accessory Structures. Accessory structures shall be allowed within the Downtown
Overlay District, provided that said structures meet all requirements of the base Zoning
in the Owasso Zoning Code.
10.12.24 Administrative Review. Unless cited within this Chapter or another Section of the
Owasso Zoning Code, review of these guidelines shall be performed at the
administrative level. The Community Development Director or their designee may
approve variations to the regulations set forth in this Chapter or alternate treatments,
so long as the intent of the Code is met.
City of Owasso Zoning Code, Adopted via Ord. 1249 69
CHAPTER 11
SITE DESIGN STANDARDS
11.1 Purpose. The purpose of this Chapter is to provide standards that will ensure properties
are developed in safe, attractive, and orderly fashion subject to the following:
a. Provide and maintain an orderly system of property development;
b. Ensure that development complies with the adopted Land Use Master Plan;
c. Ensure that development protects the health, safety, and welfare of Owasso
citizens and visitors;
d. and low impact design opportunities; and
e. Ensure access is provided to developments in a safe and efficient manner.
11.1.1 Exclusions for Developed Industrial Parks. It is recognized that certain requirements of
this Code may be too onerous for building in developed industrial parks.
Consequently, the Community Development Director or their designee may approve
modifications or variances to this Code to accommodate applicants building in a
developed industrial park.
11.2 Platting Required. All proposed developments shall follow the procedures outlined in
the adopted Owasso Subdivision Regulations.
11.3 Site Plan Required. A Site Plan shall be required for all new developments in all zoning
districts, with the exception of new developments of one (1) single-family or two-family
residence on a legal lot of record. A Site Plan shall also be required for expansions of
existing buildings and/or structures that results in an increase in the existing floor area,
or total floor area designated on the original Site Plan, by twenty-five percent (25%) or
one-thousand (1,000) square feet, whichever is less.
All Site Plans shall be prepared in conformity with and show the following:
a. A binding margin of two (2) inches at the left side of the Site Plan and a margin
of not less than one (1) inch at the right side;
b. If more than two (2) sheets are required, an index sheet of the same dimensions
shall be filed showing the entire development;
c. All drawings shall be drawn to scale (minimum
d. Date of preparation of the Site Plan, north arrow, and bar scale (written and
graphic presentation);
e. Location of all floodplain boundaries and notation of FEMA Flood Insurance
Rate Map (FIRM) with which the site is associated;
f. Location and size of existing water, sanitary sewer, stormwater systems, natural
gas, telephone, cable, electric, and any other utility adjacent to or proposed
to serve the site;
g. Location and dimensions of required building setbacks, landscape setbacks,
and/or easements;
h. Zoning (include Planned Unit Development (PUD) if applicable) and land uses
of the subject property and adjacent properties;
i. Location and size of all existing and proposed parking areas including driving,
maneuvering lanes, and loading areas or berths;
City of Owasso Zoning Code, Adopted via Ord. 1249 70
j. Location and dimension of all existing and proposed curb lines, driveways, and
neighboring street intersections within one hundred and fifty (150) feet of
project;
k. Proposed stormwater detention facilities and structures;
l. Outdoor Lighting Plan (included on the Site Plan or on as a separate sheet, if
necessary) with the following:
1. Locate all illuminating devices and include a description of each
device, fixture, lamp, support, reflector, pole, foundation/footing, and
other devices, including but not limited to manufacturers or electric
utility catalog specification sheets. There should also be a table
included on the plan that indicates the fixture classification (i.e. cutoff
fixture, wall pack, flood light, etc.); and
2. For projects that adjoin a residential district or that will impact nearby
residential developments, a Photometric Plan (a point-by-point foot-
candle array in a printout format indicating the location and aiming of
illuminating devices) is required.
The Community Development Director or their designee shall determine if a
Photometric Plan or lighting plan be required for any development;
m. Existing and proposed right-of-way and easements;
n. Parcel/lot dimensions (tie to street monument);
o. Existing and proposed rights-of-way improvements (curb/gutter/sidewalk/
driveways);
p. Existing and proposed driveway locations and widths;
q. Raised islands, existing and proposed traffic signals, and other traffic control
devices;
r. For projects abutting US-169, show the location of the white vinyl fencing if there
is none along that section of frontage. White vinyl fencing is required in areas
where none exists. The Owasso Public Works Department has a standard fence
detail that shall be utilized for all required fencing.
s. Pedestrian walkways or sidewalks (including ADA ramps) where required;
t. Location and length of queuing areas for drive-through service areas;
u. Location of proposed retaining walls (include detail and cross-section);
v. Show and label screening/buffering from adjacent residential uses (see the
Chapter titled Landscaping, Screening, and Fencing in the
Owasso Zoning Code);
w. Location, height, and material of fences;
x. Location of any outdoor display areas for seasonal merchandise (if
applicable);
y. Location of any outdoor storage areas (if applicable);
z. Show all sight triangles in accordance with the Section titled Triangles in
this Chapter;
aa. Location, height, and material of fences (see the Chapter titled Landscaping,
Screening, and Fencing in the Owasso Zoning Code);
City of Owasso Zoning Code, Adopted via Ord. 1249 71
bb. Location, height, size, and type of any proposed ground sign (signs are
approved by separate Permit);
cc. Show all phases of development for each lot/Site Plan (if applicable);
dd. Building architectural elevations that indicate materials;
ee. Locations of any proposed outdoor speakers;
ff. Location, design, and architectural detail of dumpster enclosure (with
materials that match or complement the main structure); and
gg. A narrative statement explaining the character of the development (i.e. eating
place, convenience goods, intensive outdoor recreation, etc.)
11.3.1 Existing and Proposed Buildings. Site Plans must show the following information
regarding all existing and proposed buildings and structures:
a. Location;
b. Dimension and square footage;
c. Building height;
d. Proposed building finished floor elevation (FFE);
e. Dimension building(s) to property lines and distances between buildings;
f. Label each building with the proposed use (including storage structures,
temporary or permanent); and
g. Address of the building(s) (if new construction, the City will provide the
address).
11.3.2 Existing Streets. Site Plans must show the following information regarding existing streets
adjacent to the development site:
a. Right-of-way (as deemed necessary by the Public Works Director or their
designee) and pavement widths;
b. Existing, proposed, and anticipated street names and classifications;
c. Existing and/or proposed access points;
d. Acceleration and deceleration lanes (required on arterial streets);
e. Traffic Island and other traffic control devices; and
f. Proposed curb cuts, service drives, and drainage survey indicating that
stormwater flow will not be adversely affected.
11.3.3 General Information. Site Plans must show a data table that shall include the following
information:
a. Site area (gross and net);
b. Current and proposed zoning (note the Planned Unit Development (PUD) if
applicable);
c. Gross building area;
d. Square foot and percent of impervious area (show calculation); and
e. Parking required and provided (including ADA accessible).
11.3.4 Landscape Plan. Site Plans must show a Landscape Plan (submitted as a separate
sheet) that shall include:
a. Location of all plant material, special paving areas, or other features;
City of Owasso Zoning Code, Adopted via Ord. 1249 72
b. Plant schedule keyed to the Landscape Plan showing quantities, common and
scientific names, size of the plant material (i.e. container size or trunk caliper for
trees), and any special notes;
c. Planting details and details for any special site features (i.e. arbors, patios,
columns, etc.);
d. A note indicating that the owner is responsible for the survival of all plant
material and will replace any dead plant material; and
e.
11.3.5 Site Plan Review and Action. All Site Plan document(s) shall be submitted to the
st
Community Development Director, or their designee, no later than the first (1) business
day of the month of the Technical Advisory Committee (TAC) meeting at which time
the site plan document(s) will be reviewed. A fee for said submittal will be assessed
pursuant to the official fee schedule adopted by the Owasso City Council.
Upon receipt of the site plan document(s), the Community Director, or their designee,
shall place the site plan review on the relevant TAC agenda. TAC shall review the site
plan document(s) for compliance with the applicable regulations and requirements of
the Owasso Zoning Code, furnishing any comments and/or questions regarding the
site plan to the applicant party in a timely manner.
The Community Director, or their designee, may, after a full TAC review of the site plan
document(s), move to either:
a. Approve the Site Plan document(s);
b. Deny the Site Plan document(s); or
c. Approve the Site Plan document(s) with conditions. Said conditions may not
constitute an authorization to deviate from any applicable portion of this Code,
except in the case where this Code provides for such administrative deviations
by the Community Development Director or their designee. Said deviations are
to be documented clearly on the approved site plan document(s).
The Community Development Director, or their designee, may waive the TAC review
requirement for requests that involve a minor change to previously-approved site plan
document(s).
The approved site plan document(s) do not supersede the requirements of this Code.
The exclusion of a design characteristic or notation as required by this Code on the
approved site plan document(s) does not constitute an approval to ignore and/or
waive the applicable requirement or regulation in this Code.
11.4 Site Access and Circulation Requirements. The purpose and intent of this Section is to
provide an orderly and consistent means of establishing vehicular and pedestrian
access and circulation throughout the City. It is recognized that each developing
property is unique and as such access controls may vary. Factors such as lot width,
shape, or nature of the use will dictate appropriate access control measures.
11.4.1 Street Access. No use shall be permitted to take direct access to a public right-of-way
except as permitted in this Section and within the adopted City of Owasso Subdivision
Regulations. Access shall only be allowed where plats show access being allowed, or
as outlined in this Section if the subdivision plat governing the property does not
delimitate Limits of Access. In some cases, full access shall not be allowed. In these
cases, a right-in/right-out arrangement may be more appropriate. The Community
Development Director and/or Public Works Director or their designee shall determine if
full access to any street shall be allowed or more limited access shall be designed.
City of Owasso Zoning Code, Adopted via Ord. 1249 73
11.4.2 Local Streets.All residential uses other than multi-family may take direct access to local
streets. Non-residential uses and multi-family developments shall take direct access to
an arterial or, in some cases, a collector street. Lesser street classification access by
non-residential uses is only appropriate for meeting minimum health, safety, and
welfare requirements or when there is no additional opportunity for accessibility. The
Community Development Director and/or Public Works Director or their designee shall
determine if access to any street shall be allowed or alternative access shall be
provided.
11.4.3Collector and Arterial Streets.When a multi-family use or other non-residential use
takes access to an arterial or collector street, the point of access shall be directly
across from an existing point of access, or spaced at least one hundred fifty (150) feet
from any intersecting street or other point of access to the arterial, or spaced as
determined by the Community Development Director and/or Public Works Director or
their designee (See Figure 11.1).
Figure 11.1
Driveway Spacing
11.4.4Driveway Connections to Adjacent Development.Driveway connections to adjacent
non-residential development shall be provided and clearly identified on any submitted
Site Plan. Mutual-access easements may be required by separate instrument if not
platted. All driveway connections shown on a Site Planshall be constructed and
stubbedif development has not yet occurred on adjacent lots or previous
development does not provide mutual access. Future development of adjacent
property shall complete a connection to any existing stubstreet.
Individual driveway access points within residential subdivisions shall be located at
least twenty-five (25) feet from any adjacent subdivision entrance. Driveway/drive
approach spacing shall be measured from back of curb or edge of pavement to the
center line of the proposed driveway/drive approach.
The Community Development Director or their designeemay waive the requirement
for a driveway connection in those cases where unusual topography or site conditions
would render such an easement of no useable benefit to adjoining properties or
unsafe conditions are present.
City of Owasso Zoning Code, Adopted via Ord. 124974
The Community Development Director or their designeemay approve the closure of
driveway access in those cases where adjoining parcels are subsequently developed
with a residential use or in a manner inappropriate to the connection.
11.4.5Mutual Access Driveways.For developing multi-family, office, commercial, and
industrial lots that have a common boundary, a mutual access driveway shall be
established between the properties for the purposes of consolidating driveways and
avoiding multiple curb cuts on arterial streets. The Community Development Director
or their designee may waive the requirement for said cases where unusual topography
or site conditions would render such an easement of no useable benefit to adjoining
properties or create a safety concern (see Figure 11.2).
Figure 11.2
Mutual Access Driveways
11.4.6Width of Access.The width of access driveways or drive approaches shall be
determined by the authority having jurisdiction over the roadway from which access
is being taken. However, in no case shall an individual driveway or drive approach
width be greater than thirty-five (35) feet. Driveways with center medians shall have a
fifteen (15) foot ingress and a twenty-two (22) foot maximum egress width. Medians
shall not extend into the right-of-way (see Figure 11.3).
Figure 11.3
Width of Access
City of Owasso Zoning Code, Adopted via Ord. 124975
11.4.7Spacing from Intersections.All points of access shall be separated from public right-
of-way and private access intersections according to Table 11.1 below, unless site
dimensions prohibit such spacing. Separation requirements are based on the
classification of the street on which the access will be derived. The classification of a
street shall be determined by the Public Works Director and/or Community
Development Director, or their designee,
Table 11.1 Spacing from Intersections
Street ClassificationMinimum Distance from Corner
Local150 Feet*
Collector150 Feet*
Arterial300 Feet*
*The Community Development Director and/or Public
Works Director or their designee shall determine if site
conditions warrant additional separation of drives from
intersections or if a reduction in distance is warranted.
Driveway/drive approach spacing shall be measured from back of curb or edge of
pavement to the center line of the proposed driveway/drive approach. Figure 11.4
illustrates the measurement for driveway placement.
Figure 11.4
Spacing of Intersections and Points of Access
11.4.8Emergency Access Drives.Emergency access drives shall be designed to meet the
most recently adopted International Fire Code. Emergency access shall be on an all-
weather surface and provided as per the most recently adoptedInternationalFire
Code.
11.4.9Street Improvements.Where a site is to be occupied by a multi-family or non-
residential use, the developer shall improve any abutting public right-of-way up to the
center-line of the road according to City standards or as required by the Public Works
Director or their designee.
11.4.10SightTriangles.
11.4.10.1Arterial Street Intersections.No obstruction greater than two (2) feet above the
street surface shall be located within a sighttriangle. A sight triangle isformed at
the intersection of two (2) streets by two (2) curb lines or edgesof the streetsand
extending for a distance of twenty-five (25) feet each way and then a distance of
City of Owasso Zoning Code, Adopted via Ord. 124976
ten (10) feet by seventy (70) feet each way from the point of intersection of the
curb lines or the edge of the street (see Figure 11.6).
11.4.10.2Collector or Local Street Intersections.No obstruction greater than two (2) feet
above the street surface shall be located within a sighttrianglethat isformed at
the intersection of two (2) streets by two (2) curb lines or edges of the streetsand
extending for a distance of twenty-five (25) feet each way from point of
intersection of the curb lines or edge of the street (see Figure 11.5).
Figure 11.5
Sight Triangles
11.4.10.3Objects within Sight Triangles.Objects within sight triangles must be restricted to
give the users of the street or driveway an unobstructed view of oncoming vehicles
and pedestrians.No structures, berms, vegetation, or other visual obstruction with
a height equal to or greater than two (2) feet above the street surface elevation is
allowed within asight triangle, except for the following:
a.Public utility poles;
b.Official warning signs or signals; or
c.Other signs that conform to this Code, are mounted at a height equal to or
greater than ten (10) feet above the street surface, and have supports that
do not obscure the view of oncoming vehicles and pedestrians.
11.4.11Sidewalk Improvements.Sidewalks shall be provided along all streetsin accordance
with City of Owasso design standards and specifications.
All Site Plans shall show the location of proposed or existing sidewalks. No Certificate
of Occupancy (C/O) shall be approved until all sidewalks have been installed.
The Community Development Director or Public Works Director or their designees may
permit exceptions from the sidewalk construction requirement under the following
circumstances:
a.Sidewalk construction may be delayed on those portions of large commercial
developments that are not being built upon, until such time as a Building Permit
is issued for the site;
b.Where extraordinary topographical or physical conditions exist that would
result in exceptional practical difficulties or undue hardships upon the owner,
an exception from or modification to the sidewalk requirements may be
granted;
c.Within an industrial district where there is no established sidewalk pattern,
sidewalks shall not be required. However, sidewalks shall be constructed
adjacent to a section line and/or arterial road; and
City of Owasso Zoning Code, Adopted via Ord. 124977
d.Sidewalks may be escrowed in certain situations where adjacent road
widening projects are imminent. Escrowed sidewalks are approved on a case-
by-case basis, and the price per linear foot shall be determined by the Owasso
Public Works Department.
11.5BuildingArchitecture Design Standards. This Section is intended to promote high
standards in architectural design and creative, innovative, aesthetically pleasing
structures. Building design determines much of the image and attractiveness of the
streetscapes and character of the community. Massive, duplicative, or generic
projects that do not contribute to, or integrate with, the community in a positive
manner can be detrimental to a community's image and sense of place.
goal is to create and maintain a positive ambiance and community image and
identity by providing for building design treatments that shall enhance the visual
appearance of applicable development, improve the quality of life in the City, and
maintain high property values.
The provisions of this Section shall apply to all development, renovation, or
redevelopment of all multi-family and non-residential structures.
11.5.1Metal Buildings. The following metal building requirements may be modified with
approval from the Community Development Director or their designee if alternative
architectural treatments are appropriate. The Community Development Director or
their designee may grant the allowance of additional metal in the determination that
11.5.1.1Front Façade.Any side of a building facing a public right-of-way shall be
considered a front façade. The front façade of buildings within a multi-family,
public facility, commercial or office districtor those within a residential district
approved with a Specific Use Permit (SUP)may only contain a maximum area of
twenty(20) percent metal. For buildings in industrial districtsmetal may comprise
a maximum of one-third (1/3) of the total front façade.
11.5.1.2Sides.For buildings within multi-family, public facility, commercial, industrialor
office districts or those within a residential district approved with a Specific Use
Permit (SUP), the sides of thebuilding shall be at least twenty-five(25) brick, glass,
rock, wood, or material other than metalunless said side faces a public or private
street or residential use (future or current). Then, only one-third (1/3) of that side
may be metal (see Figure 11.6).In computing the area for each wall, the portion
of the wall containing windows, window frames, doors,and signs shall not be
considered a non-metal material.
11.5.1.3Rear.The rear façade of a building in a multi-family, public facility, commercial,
industrial,or office district or those within a residential district approved with a
Specific Use Permit (SUP)may be completely comprised of metal. However, if said
Figure 11.6
Façade Coverage
City of Owasso Zoning Code, Adopted via Ord. 124978
side faces a residential use (future or current), then it shall be at least twenty-five
(25) percent brick, glass, rock, wood, or material other than metal.
11.5.1.4 Large Building Façade. Structures having single walls exceeding fifty (50) feet in
length shall incorporate one or more of the following features at least every fifty
(50) feet in length:
a. Changes in color, graphical patterning, texture, or material;
b. Projections, recesses, and reveals expressing structural bays or other
aspects of the architecture with a minimum change of plane of twelve (12)
inches;
c. Windows and fenestration;
d. Gable projections;
e. Horizontal or vertical breaks; or
f. Other similar techniques.
11.5.2 Architectural Standards.
11.5.2.1 Roofs. Roof tops shall contribute to the unified appearance of each development
and shall be designed considering the perspective from higher areas, ground level,
other buildings, and roadways. In the event that any portion of any roof is visible
to an observer standing on ground level at any place along the property lines of
the subject property, no roofs of metal construction shall be permitted unless the
roof is of a standing seam type of construction or a functional and architectural
equivalent thereof. In the case where a structure is proposed adjacent to
previously-existing pitched roofed structures, any new construction incorporating
flat roof shall meet these standards to achieve compatibility with the surrounding
area.
11.5.2.2 Entryways. Each applicable establishment shall have clearly defined and highly
visible customer entrances featuring one (1) of the following:
a. Canopies or porticos;
b. Overhangs;
c. Recesses or projections;
d. Arcades;
e. Raised corniced parapets over the door;
f. Peaked roof forms;
g. Arches;
h. Outdoor patios;
i. Display windows;
j. Architectural details such as tile work and moldings which are integrated
into the building structure and design; or
k. Integral planters or wing walls that incorporate landscaped areas and/or
places for sitting.
Where additional stores are located in the applicable establishment, each such
store shall have at least one exterior customer entrance that shall conform to the
above entryway requirements.
City of Owasso Zoning Code, Adopted via Ord. 1249 79
11.5.3 Connectivity. The site design shall provide direct pedestrian and vehicular
connections and safe street crossings to all adjacent uses.
11.5.4 Conversion from Residential to Non-Residential Use.
11.5.4.1 Applicability. The standards in this Subsection shall apply when a residential use is
converted to a non-residential use, even in those cases where no additions,
alterations, or modifications are made to the structure.
11.5.4.2 Miscellaneous Requirements. No structure designed for, intended for, or previously
or presently used for residential purposes shall be used for or occupied by any non-
residential use unless it is harmonious with the existing neighborhood and complies
with the following:
a. The site design requirements found in this Chapter;
b. International Building Code;
c. International Fire Code;
d. National Electrical Code; and
e. All other currently adopted and enforced City Codes.
No commercial occupancy shall be permitted until Site Plan approval has been
received.
11.5.4.3 Driveways. All driveways and drive approaches shall be constructed to non-
residential standards. When a Site Plan is submitted to convert a dwelling to a non-
residential use, the applicant shall locate the driveway/drive approach for use by
one or more of the adjoining sites. Where this can be met, an interconnecting
driveway easement shall be submitted by the applicant.
11.6 Sound Abatement. Special attention shall be given to any use that would or could
create excessive noise, including, but not limited to, movie theatres, vet clinics, places
of worship, auto repair shops, animal boarding, concert hall, and entertainment
venues. Excessive noise can come in several forms, including, but not limited to, animal
noise, music, machinery, or mechanical sounds.
Any use that produces amplified music or excessive noise shall be required to provide
sound attenuation measures. Construction materials that achieve sound baffling or
sound absorption shall be required for any project creating excessive noise. The
proposed engineered materials shall be approved by the Community Development
Director or their designee. Any outdoor speakers shall be subject to approval by the
Community Development Director or their designee. All other applicable adopted
Ordinances and Codes governing noise within the City shall also apply.
11.7 Non-Residential Accessory Uses and Structures.
11.7.1 Purpose. The purpose of this Section is to regulate the placement and maintenance
of structures and/or uses that are accessory to the principal use on the property upon
which they are located, within all non-residential zoning districts. For regulations
regarding accessory structures and/or uses in residential districts, refer to the Section
apter titled
a. Unless otherwise stated, accessory uses and/or structures are subject to the
same regulations as the principal use, as well as the regulations in the district
where the principal use is located;
b. The accessory use and/or shall be subordinate to and serve the principal use
or principal structure;
City of Owasso Zoning Code, Adopted via Ord. 1249 80
c. An accessory structure shall comply with the requirements applicable to the
principal structure;
d. The accessory use and/or structure shall contribute to the comfort,
convenience, or necessity of occupants of the principal use served;
e. When applicable, the accessory use and/or structure shall meet the standards
of this Section; and
f. All accessory uses shall be contained within the principal structure unless clearly
defined on an approved Site Plan;
11.7.2 Additional Site Plan Required. Accessory structures not part of an approved Site Plan
for the principal use on the property that are greater than one thousand (1000) square
feet in size shall be approved with a Specific Use Permit (SUP) and evaluated against
the criteria outlined in this Section. Accessory structures not part of an approved Site
Plan that are one thousand (1000) square feet or less in size shall be reviewed and
-Residential Commercial Accessory
Structures Standards and Review Criteria
11.7.3 General Dimensional and Placement Standards. No accessory structure shall be
constructed, placed, or maintained on any public utility, drainage, or roadway
easement. Permanent accessory structures must meet the relevant bulk and area
requirements of the base zoning district in which it is located and may not be located
within any utility easements of rights-of-way. Mobile, moveable, or non-permanent
accessory structures may be placed within a rear or side yard and/or utility easement,
but shall maintain a distance of five (5) feet from all property lines.
11.7.4 Non-Residential Accessory Structures Standards and Review Criteria. Non-Residential
accessory structures shall meet the following requirements:
a. A Site Plan shall be submitted indicating the location, size, and height of the
structure. The Community Development Director or their designee shall have
the responsibility of approving the use or structure;
b. Architectural drawings shall be submitted for review;
c. For structures in excess of one hundred (100) square feet, materials and color
shall complement the main structure(s) on the property;
d. All exposed cooling units, compressors, machinery, etc. (including rooftop
units) shall be screened on all four (4) sides;
e. Structures shall be placed behind the front setback;
f. Any water discharged from the operation of condensing or similar units shall
not drain into parking areas or sidewalks. Said discharge must drain into a grass
or landscaped area or in a storm drain;
g. No petroleum waste or by-products shall be disposed of or discharged as part
of the operation of the use. If said waste is discovered it shall be cleaned up,
removed immediately, and disposed of properly. Repeated violations may
result in the termination of the use on the property;
h. Structures shall not block drive aisles, take up required parking, or create
visibility issues for motorists or pedestrians;
i. Structures which are solid and have four (4) or more walls/sides shall be
screened on any side facing a public street. This can be accomplished with
fencing, landscaping, or a combination of both;
City of Owasso Zoning Code, Adopted via Ord. 1249 81
j. No additional signage shall be permitted in conjunction with the proposed use
Owasso Zoning Code;
k. All required Permits (e.g. Plumbing, Electrical) shall be obtained for the
operation of the structure; and
l. Recycle bins and donation bins (for clothing, toys, or other merchandise) shall
be located within fifteen (15) feet of the principal structure and are prohibited
in the front setback, and shall not take up any parking spaces. These uses
should be placed in the utility or refuse area behind the principal structures.
Donation bins shall not be placed without the express permission of the
property owner.
The Community Development Director or their designee shall review all accessory
structures and uses not requiring Specific Use Permit (SUP) in the same manner in which
a Site Plan for a principal use and/or structure is approved, as outlined in the Section
Site Plan Review and Approval
the Owasso Zoning Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 82
CHAPTER 12
PARKING REQUIREMENTS
12.1 Purpose. The purpose of this Chapter is to provide standards that will protect the
health, safety, and general welfare of the public and achieve the following:
a. Provide and maintain an orderly system of parking lots that provide safe and
adequate access to drivers and vehicles, as well as pedestrians and cyclists;
b. Create a network of public and private streets, driveways, aisles, and parking
lots that provide a safe means of travel within Owasso;
c. and low impact design opportunities; and
d. Augment, and ensure compliance with, existing regulations.
12.1.1 Parking Standards. The standards and diagrams provided within this Chapter are
designed to create an ingress and egress system that provides Owasso citizens and
visitors with a safe environment on public roads and in private parking areas. Any
deviation from these requirements must be approved by the Community
Development Director and the Public Works Director or their designees, or through a
Variance or an appeal to the Owasso Board of Adjustment (BOA).
Provided parking calculations found within Table 12.1 below are designed to provide
a minimum number of parking stalls that will meet customer demand for certain types
of uses as well as provide adequate parking for employees and other persons integral
to operating those specific uses.
All off-street parking lots and on-street parking shall be designed based upon the
criteria listed in this Chapter. Any parking lots that are expanded or altered (excluding
routine or regular maintenance) shall meet the requirements of this Chapter. Any
expansion of any current business by more than twenty-five (25) percent shall trigger a
requirement to meet the requirements set forth in this Chapter.
All parking within the City of Owasso shall be on hard-surface. No parking on grass or
yard areas shall be allowed within any residential, office, industrial, or commercially-
zoned district.
All parking for any use shall be provided on the same lot as the use, except in the case
where on-street parking is allowed to be installed or in the presence of a shared
parking arrangement. Off-site parking sharing arrangements shall be strongly
encouraged when a parking lot is contiguous to the subject property. Evidence of a
shared parking agreement shall be provided to the City of Owasso in the form of a
binding legal document or other form as deemed satisfactory by the Community
Development Director or their designee. There shall be no parking minimums enforced
where shared parking is utilized.
The regulations found within this Chapter are designed to be in accordance with and
supplement the other Chapters of the Owasso Zoning Code. Wherever these
regulations may be in conflict with other Chapters of the Owasso Zoning Code, the
more restrictive shall apply.
Failure to maintain parking lots, parking spaces, driveways, or any vehicle drives,
loading areas, storage areas, or parking areas as outlined in this Chapter shall
constitute a Zoning Code violation and shall be subject to enforcement.
No person shall park or place an automobile, trailer, vessel, or any other type of vehicle
upon a public or private street, parking lot, or any public or private property for the
purpose of displaying such automobile, trailer, vessel, or any other type of vehicle for
City of Owasso Zoning Code, Adopted via Ord. 1249 83
sale, hire, rental, or other advertising purposes, unless said property is zoned by the City
for such purpose and the vendor is duly licensed to transact such business at that
location. This prohibition shall not apply to the sale of a vehicle on private residential
property belonging to the owner of any such vehicle.
The Community Development Director or their designee may modify parking
requirements if site conditions warrant.
Table 12.1 - Parking Requirements by Type of Use
Use Parking
AGRICULTURAL
Agricultural Implement Sales 1 space per 500 square feet of sales area
ANIMAL RELATED
Kennel 1 space per 750 square feet, plus 1 space per employee
Veterinarian 1 space per 250 square feet of gross area
EDUCATIONAL/CHILD CARE
Child Care/Day Care 1 space per 400 square feet
College/University/Junior College 1 space per 6 students
Elementary School 2 spaces per classroom
Extra School Stadium 1 space per 4 seats
Fraternity or Sorority 1 space per bed within the building
High School 5 spaces per classroom
Library 1 space per 500 square feet
Middle School 2 spaces per classroom
Trade School 1 space per 2 students, plus 1 space per employee
FINANCIAL
Automatic Teller Machines Not required for drive-thru; 2 spaces required for walk-up
Banks and Financial Institutions 1 space per 400 square feet
FOOD/BEVERAGE
Coffee Shop 1 space per 100 square feet of customer service area
Ice Cream/Yogurt Shop 1 space per 100 square feet of customer service area
Restaurant 1 space per 100 square feet, including outdoor areas
Restaurant (Drive-In) 1 space per 100 square feet of dining area (indoor/outdoor)
Restaurant (w/Drive-Thru) 1 space per 100 square feet, including outdoor areas
Restaurant (Take-Out Only) 1 space per 100 square feet of customer service area
Tavern/Bar/Nightclub 1 space per 100 gross square feet
INDUSTRIAL
Equipment Rental 1 space per 300 gross square feet
Manufacturing 1 space per 750 square feet
LODGING
Bed and Breakfast 1 space per guestroom, plus 2 spaces for primary residence
Boarding or Rooming Houses 1 space per bedroom, plus 2 spaces
1 space per 1.5 guest rooms,
Hotel/Motel plus 1 space per 300 square feet of meeting/restaurant area,
plus 1 space per employee of largest shift
MEDICAL/CARE
Assisted Living Facility 1 space per 3 beds, plus 1 space per employee of largest shift
Funeral Home 1 space per 4 seats of assembly area
Halfway Houses/Sober Living 1 space per 2 beds, plus 2 spaces
1.25 spaces per 2 beds,
Hospital
plus 1 space for each employee of largest shift
Medical Office 1 space per 200 gross square feet
Social Assistance 1 space per 250 square feet
OFFICE
Professional Office 1 space per 250 gross square feet
Radio/TV Studio 1 space per 250 gross square feet
Research and Development 1 space per 500 square feet
OTHER
City of Owasso Zoning Code, Adopted via Ord. 1249 84
Table 12.1 - Parking Requirements by Type of Use (Continued)
Use Parking
Airport 1 space per 100 square feet of waiting area
RECREATION/ENTERTAINMENT
Amusement 1 space per 600 square feet of site area
Arcade/Game Room 1 space per 300 square feet
1 space per 3 persons at max capacity,
Athletic/Recreation Facility (Indoor)
plus 1 space per employee of largest shift
Athletic/Recreation Facility (Outdoor) 1 space per 5 seats
Auditorium/Arena 1 space per 5 seats
Billiard Parlor 2 spaces per billiard table
Bowling Alley 2 space per lane, plus 1 space per employee of largest shift
Campground 1 space per campsite
Community Center 1 space per 250 square feet
Dance Hall 1 space per 100 gross square feet
Day Use Area Minimum of 5 spaces
40 spaces per 9 holes, plus 1 space per 300 square feet of
Golf Course
clubhouse
Golf Driving Range 1 space per tee, plus 1 space per 300 square feet of shop
Mini Golf Course 2 spaces per hole
Museum/Gallery 1 space per 400 square feet
Skating Rink 1 space per 500 square feet
Swimming Pool 1 space per 200 square feet of facility
Theater 1 space per 3.5 seats
RESIDENTIAL
Mobile/Manufactured Home 2 off-street spaces (can include garage)
Residential Duplex/Triplex 2 off-street spaces per unit (can include garage)
Residential Single-Family 2 off-street spaces (can include garage)
Residential Multifamily
2-Bedroom Unit 2 spaces per unit
3-Bedroom Unit 2.5 spaces per unit
4-Bedroom Unit and Above 0.75 spaces per bedroom
Studio or 1-Bedroom Unit 1 space per unit
RETAIL & PERSONAL SERVICES
1 space per 200 square feet,
Convenience Stores
plus 1 space adjacent to each gas pump
Drug Store 1 space per 300 square feet
Furniture Store 1 space per 500 square feet
General Retail 1 space per 300 gross square feet
Grocery Store 1 space per 250 gross square feet
Gym/Workout Facility/Health Club 1 space per 200 square feet
Hardware/Home Improvement Store 1 space per 250 gross square feet
Liquor Store 1 space per 300 square feet
Nursery/Greenhouse 1 space per 500 square feet
Outdoor/Uncovered Retail 1 space per 500 square feet of sales area
Personal Services 1 space per 200 square feet of gross area
Wholesale Retail 1 space per 500 square feet of gross area
UTILITY
1 space per 200 square feet of customer area,
Utility Office
plus 1 space per employee of largest shift
VEHICLE
Car/Vehicle Wash 2 spaces plus bays for each wash unit and 1 bay per vacuum
1 space per 300 square feet of office area, plus 1 space per
Vehicle Rental
rental car
Vehicle Sales 1 space per 400 square feet gross area
Vehicle Service/Repair 1 space per 300 square feet (repair bays shall not be counted)
WAREHOUSE/PARCEL/FREIGHT
Self-Storage/Mini-Storage 1 space per 300 square feet of office area
City of Owasso Zoning Code, Adopted via Ord. 1249 85
Table 12.1 - Parking Requirements by Type of Use (Continued)
Use Parking
1 space per 1500 square feet, plus 1 space per employee of
Warehouse
largest shift
WORSHIP
1 space per 4 seat in assembly area,
Place of Worship - Multi Use
plus 1 space per 150 square feet in other areas
Place of Worship - Single Use 1 space per 4 seats in assembly area
12.1.2 Duty to Provide and Maintain Parking. The duty to provide and maintain the paved
off-street parking spaces herein required shall be the responsibility of the operator and
owner of the use and/or the owner of the land on which the use or uses exists. Each
standard parking space shall have adequate space for ingress and egress. No land
shall be used or occupied, no structure shall be built, altered, used, or occupied, and
no use shall be operated unless the parking spaces required herein are provided in at
least the amount specified and maintained in the manner herein set forth.
12.1.3 Surfacing. All off-street parking stalls shall be constructed of concrete or asphalt.
shall also be allowed upon approval by the Community Development Director or their
designee. Documentation of how permeable paving systems would be installed shall
be provided for review and approval. Permeable paving systems include but are not
approved applications.
All private parking lot surfaces shall be maintained in such a way as to ensure a safe
and flat travel surface. Potholes, large cracks, and pieces of paving that are missing
shall be replaced and/or repaired. Curbing shall be repaired or replaced whenever it
becomes broken. Failure to maintain parking lots in a safe manner shall constitute a
Zoning Code violation and shall be subject to enforcement.
Vehicles, trailers, RVs, and equipment shall only be parked upon a hard surface
(concrete, asphalt, pavers) unless an alternate treatment has been approved by the
Community Development Director or their designee.
12.1.4 Striping. All parking spaces shall meet ADA requirements. Drive lanes, no-parking
areas, and all other required components shall be clearly striped or delineated. All
striping shall be clearly maintained and visible. If striping is faded or becomes
removed, it shall be replaced in the exact layout as approved.
Failure to meet these criteria shall be handled as a Zoning Code violation and shall be
subject to enforcement.
All required striping shall be yellow or white surface markings at least four (4) inches in
width. One-way or two-way drives and required turning areas shall be identified with
directional arrows.
12.2 Off-Street Parking Requirements.
12.2.1 General Provisions. If not otherwise specified within this Chapter, all parking
calculations shall be based on gross square footage of the building or the use. Parking
spaces for motor vehicles shall be provided in at least the amount shown in Table 12.1
above. If a classification is not specified within this Chapter, the Community
Development Director or their designee shall calculate parking requirements for that
use based upon national and regional parking standards.
All existing parking situations shall not be required to comply with these standards.
However, any additions or new development that increase the square footage of the
building by twenty-five (25) percent or increase the number of parking spaces by
twenty-five (25) percent shall be required to comply with these standards.
City of Owasso Zoning Code, Adopted via Ord. 1249 86
If a lot has multiple uses, each use shall provide the minimum number of parking spaces
as outlined in this Chapter.
Bicycle parking shall be provided in a bike rack or other structure affixed to the ground
that holds a bicycle vertical and allows a lock or chain to be connected from the bike
to the rack. A minimum of two (2) bicycle spaces shall be provided for all
developments, regardless of use or zoning, excluding single- and two-family uses.
12.3 Design of Parking Stalls and Lots.
12.3.1 General Provisions. Plans must adhere to the following requirements:
a. Any applicant submitting a Site Plan for approval must submit plans showing all
the off-street and on-street parking areas to service the proposed
development;
b. These plans must show location, arrangement, and dimensions of the off-street
and on-street parking, turning spaces, drives, aisles, and ingress and egress in a
manner satisfactory for the safety and convenience of pedestrian and
vehicular traffic;
c. A title block will accompany the Site Plan showing scale, date, north arrow,
name and address of the property owner, and name and address of the
company preparing the Site Plan;
d. Parking lot lighting shall comply with Outdoor Lighting requirements as
described in the Owasso Zoning Code;
e. Parking lots shall comply with Landscaping, Screening, and Fencing
requirements as described in the Owasso Zoning Code;
f. Parking lots shall be designed to meet all applicable ADA guidelines; and
g. Parking lots and parking stalls shall be fully installed and striped prior to issuance
of any Certificate of Occupancy (C/O).
Adequate access drives shall be provided for all parking spaces not abutting a public
street or alley. Ingress and egress driveways shall be designed to meet City of Owasso
Public Works Engineering Design Criteria and Construction Standards, Owasso
Subdivision Regulations, and all other applicable regulations found within this Code.
Parking lots may encroach into required setbacks and utility easements provided that
no vehicle is placed within a sight triangle or other area that may cause a public safety
concern.
Parking lots and parking stalls are encouraged to be designed to incorporate low-
impact design (LID) principles
are encouraged to be used as well. Parking minimums may be reduced by twenty-five
(25) percent when LID principles are employed.
All parking is required to be placed on paved surfaces. No parking in grass or yards
shall be allowed. Overflow parking areas on dust-free surfaces may be considered.
Parking areas are encouraged to be built at the rear of lots or beside buildings with
buildings brought to the front of lots, especially when abutting an arterial, a frontage
road, or a highway.
All parking infrastructure shall be designed in accordance with Table 12.2, and Figures
12.2 and 12.3 below. All drive aisles shall meet the standards set forth in Table 12.2
below.
For all approvals not requiring Owasso City Council or Owasso Planning Commission
approval, the Community Development Director or their designee shall be the
City of Owasso Zoning Code, Adopted via Ord. 1249 87
approving authority for parking design. The Owasso Fire Marshall shall have approving
authority for any and all plans dealing with fire safety. Any appeals of a City Official
decision shall be taken to the Owasso Board of Adjustment(BOA).
12.3.2Standard Parking Stall Design.All parking stallsin the City of Owasso shall be designed
according to the criteria contained within this Chapter. All parking stalls and parking
lot aisles shall meet the minimum standardscontained in Table 12.2 below.
Table 12.2 Parking Space Design Criteria
Aisle/StreetWidth Aisle/StreetWidth
AngleWidth
One-WayTwo-Way
90°9 feet24 feet24 feet
60°9 feet18 feet23 feet
45°9 feet13 feet22 feet
30°9 feet11 feet22 feet
0° (Parallel)8.5 feet12 feet24 feet
Each standard parking space shall be at least nine (9) feet wide and twenty (20) feet
long. A parking space may be reduced to eighteen (18) feet long if a minimum two
(2) foot overhang is provided. The overhang area shall not encroach into any required
sidewalk area and shall not interfere with any required landscaping.
Wheel or bumper guards shall be located so that no part of any vehicle extends
beyond the parking area, intrudes on pedestrian ways, or comes in contact with walls,
fences, or planting areas.
12.3.3Compact Parking Space Design.Compact parking is an option for new development
but is not required. For any parking lot, up to ten (10) percent of the parking stalls may
be constructed as compact parking spaces. Compact parking spaces shall be
designed according to the following standards:
a.Compact parking spaces shall be a minimum of eight and a half (8.5) feet wide
and a minimum of seventeen (17) feet long;
b.All compact parking areas shall provide a landscape strip or raised area with
stamped concrete at least eight and a half (8.5) feet wide and three (3) feet
deep at the front of each space; and
c.Signage shall be provided for each compact spacestating that only compact
cars shall use said spaces. The rear of the compact parking spaces shall align
with all other parking spaces in the row (see Figure 12.1below).
Figure 12.1
Compact Parking Spaces
City of Owasso Zoning Code, Adopted via Ord. 124988
12.3.4 Motorcycle Parking. Motorcycle parking is encouraged to be provided for all
businesses. Parking spaces designed to be used only as motorcycle spaces shall be
designed according to following standards:
a. Signage and appropriate striping shall be provided for all motorcycle parking
areas;
b. Any business that provides a motorcycle parking space may reduce the
number of required automobile parking space by one (1) up to a maximum of
ten (10) spaces;
c. Motorcycle parking spaces shall be provided in vehicular parking lots and no
sidewalks shall be used for the parking or storage of motorcycles. Motorcycles
shall not be parked in bicycle parking areas;
d. A motorcycle parking space shall be designed at a minimum of four (4) feet in
width and nine (9) feet in length; and
e. Motorcycle parking spaces should be clustered together and shall be
designed so that the rears of the stalls are in line with standard parking stalls in
the aisle.
12.3.5 Oversized Vehicle Parking. Any use which requires heavy traffic of oversized vehicles
such as recreational vehicles or tractor trailers shall provide pull-thru parking areas for
these vehicles. Aisles of sufficient size and means of ingress and egress shall be
designed to accommodate these vehicles.
Said parking areas shall be provided with signage and properly delineated. Each
oversize parking space should be designed to be a minimum of ten (10) feet in width
and a minimum of seventy (70) feet in length.
Trucks (over two (2) tons), trailers (over eighteen (18) feet in length), tractor trailers, and
heavy equipment shall not be parked in parking stalls designed for standard vehicles.
These types of oversized vehicles shall only be parked in designated areas designed
specifically for them, or within designated loading areas behind the building. Active
loading and unloading shall not be applicable.
12.3.6 Electric Vehicle Charging Stalls. Electric Vehicle (EV) chargers shall be allowed
adjacent to all parking stalls, regardless of use or zoning district. EV changing spaces,
to include spaces utilized to house associated EV charger infrastructure, shall be
counted towards minimum parking requirements in a 2:1 ratio, where one (1) EV
charging space counts as two (2) parking stalls.
Any parking facility, lot, and/or structure containing one-hundred (100) or more
parking stalls shall be required to provide electric vehicle charging systems on at least
two (2) percent of said total stalls, rounded to the nearest whole number.
-
needed for future electric vehicle charging stations. Electric vehicle charging systems
ode.
12.3.7 On-street Parking Design. On-street parking spaces shall be placed on a hard surface
abutting or within the public right-of-way. On-street parking shall not prohibit, limit, or
impede required emergency access as required by the Fire Marshal, nor shall on-street
parking prohibit, limit, or impede the flow of general traffic within the public right-of-
way, including pedestrian and multi-modal flow within adjacent sidewalks.
City of Owasso Zoning Code, Adopted via Ord. 1249 89
On-street parking shall be designed and constructed in such a way that ensures
compliance with the standards outlined in Table 12.2 (above), and Figures 12.2 and
12.3 (below). All on-street parking constructed within the public right-of-way shall be
reviewed and approved by the Public Works Director and/or the Community
Development Director or their designees prior to installation.
Figure 12.2
Parallel Parking
24
24
9
City of Owasso Zoning Code, Adopted via Ord. 124990
Figure 12.3
Angled Parking
18
2113
211321
11
11
City of Owasso Zoning Code, Adopted via Ord. 124991
12.3.8 Queuing Requirements. For all food and/or beverage service uses, a minimum of five
(5) queuing spaces shall be required from the point of service. The point of service
shall mean the location where a driver comes face to face with an employee of the
business and remits payment and/or is provided with goods purchased.
All other non-food or beverage related commercial services with a drive-thru shall
maintain a queue of two (2) spaces per lane.
Each queuing space shall be at least eight (8) feet in width and at least twenty (20)
feet in length. A proper turning radius shall be provided at all corners and turns in a
queuing line.
Queuing lines or spaces shall not be used for thru-traffic and shall not be calculated
into any required driveways or aisles for any parking lot. These lanes shall be designed
to not impact traffic-flow in a parking lot. All queuing lanes shall be clearly striped or
shall be surrounded by curbing.
12.4 Americans with Disabilities Act (ADA) Compliance. All new parking lots and parking
stalls shall be designed in accordance with ADA requirements. ADA requirements shall
be set by the State of Oklahoma in adopted Building Codes. The required number of
accessible parking spaces shall be provided and the spaces provided shall meet the
accessible standards.
All required ADA parking stalls shall be striped and shall be provided with signage in
accordance with State Building Codes. Said parking stalls shall be maintained to meet
these standards at all times.
The number of required parking spaces shall be consistent with adopted State Building
Code standards.
12.5 Residential Parking Design
12.5.1 General Provisions. In a residential district, no part of a front yard, side yard, or rear
yard shall be used as a parking space for a motor vehicle, boat, trailer, or other vehicle
except upon a hard-surfaced driveway or parking pad, except for trailers six (6) feet
or less in length in rear or side yards.
No parking in yards or in grass shall be allowed. All driveways and parking areas shall
be fully paved, have driveway ribbons, or use permitted permeable materials as
defined in this Chapter.
Curb cuts for driveways shall be a minimum of ten (10) feet and a maximum of thirty-
five (35) feet in width unless otherwise modified by the Public Works Director and/or the
Community Development Director or their designee(s). All driveways or other
improvements that require cutting or modifying a City sidewalk, curb, gutter, storm
water conveyance system, or street shall require approval from the Public Works
Director or their designee. All curb cuts or association modifications for all residential
driveways shall follow City of Owasso Engineering Criteria and Design Standards.
12.5.2 Parking Pads. One (1) additional parking pad may be constructed on lots that have
the required two (2) off-street paved parking spaces. The parking pad shall be
designed to cover the entire undercarriage of the vehicle placed upon it. Parking
pads shall not be accessed by driving over existing curbs. The maximum size of any
parking pad is twelve (12) feet by thirty (30) feet. The additional parking pad may be
constructed with any concrete, asphalt, permeable paving system, or with clean
washed gravel upon approval by the Community Development Director or their
designee. In any application that uses gravel, the area shall be constructed on a
stable base, shall have an underlayment or filter fabric beneath all gravel, and shall
have edging that keeps all gravel in the parking area. These areas shall be properly
maintained with sufficient gravel and shall be kept free of weeds and other
City of Owasso Zoning Code, Adopted via Ord. 1249 92
vegetation. Grass shall not be allowed to grow in the gravel area because it will
appear that the vehicle is parking in the yard. All gravel shall be kept off sidewalks and
out of public rights-of-way.
12.5.3Alternative Driveway Design (Including Ribbon Driveways or Paving Strips).Driveways
can be constructed with concrete or hard-surfaced paving strips placed for vehicle
wheel travel. These ribbons can be constructed of concrete, asphalt, pavers, or other
materials approved by the Community Development Director or their designee. The
areas outside the ribbons can be filled with landscaping, grass, mulch, gravel, or other
approved materials. All areas containing grass or vegetation shall be maintained
according to City Code. Areas containing mulch, gravel, or other material shall
contain proper edges or barriers to keep the material in the specified area and shall
be maintained free of grass and weeds (see Figure 12.4).
Access to the driveway shall be limited to properly approved curb cuts or other
approved access points.
All portions of the driveway, sidewalk, and driveway apron located within the right-of-
way shall be constructed of contiguous concrete or asphalt and shall meet all City
standards.
Figure 12.4
Driveway Ribbons
City of Owasso Zoning Code, Adopted via Ord. 124993
CHAPTER 13
NON-CONFORMITIES
13.1 General Description. Within the districts established by this Code or amendments that
may later be adopted, there may exist uses, structures, and lots which were lawful
before this Code was adopted or amended but which would be prohibited under the
terms of this Code or future amendment to this Code. These uses, structures, and lots,
herein referred to as "non-conformities," may continue as regulated by this Chapter. A
use lawfully existing prior to the effective date of this Code, or amendment thereto,
which does not comply with parking, screening, or bulk and area requirements, but
which is otherwise lawful, shall not constitute a non-conforming use with the meaning
of the following two Sections.
13.2 Non-Conforming Uses of Structures and Land.
13.2.1 Non-Conforming Uses of Land.
When at the effective date of this Code or amendment thereto, there a lawful use of
land exists, which would not be permitted by the terms of this Code or amendment
thereto, such use shall be deemed a non-conforming use. The non-conforming use
may be continued provided:
a. No such non-conforming use shall be changed to another non-conforming use,
nor enlarged or increased in either size or amount of non-conforming uses, nor
extended to occupy a greater area of land than was occupied at the
effective date of this Code or amendment thereof, unless a Special Exception
is granted by the Owasso Board of Adjustment to allow for such an expansion;
b. No such non-conforming use shall be moved in whole or in part to any portion
of the lot or parcel other than that occupied by such use at the effective date
of this Code or amendment thereof;
c. No additional structure (other than fences) shall be erected in connection with
such non-conforming use of land; and
d. If any such non-conforming use of land ceases for any reason for a period of
more than twelve (12) consecutive months or for twelve (12) months during any
eighteen (18) month period (except when government action impedes access
to or use of the premises), any subsequent use of such land shall conform in all
respects to the regulations of the district in which located.
13.2.2 Non-Conforming Uses of Structures or Structures and Land in Combination. When at
the effective date of this Code or amendment thereto, there exists a lawful use of a
building, or use of a principal building and land, or use of land and accessory
structures, such structures covering more than ten (10) percent of the lot area, and
such use would not be permitted by the terms of this Code or amendment thereto,
such use shall be deemed non-conforming and may be continued subject to the
following provisions:
a. No building devoted to a non-conforming use shall be enlarged or extended,
except in changing the use of the building to a use permitted in the district in
which it is located;
b. A non-conforming use of a portion of a building may be extended to the
remaining portions of the building if such portions were manifestly arranged
and designed for such use but such use shall not be extended to occupy any
land outside the building;
City of Owasso Zoning Code, Adopted via Ord. 1249 94
c. A non-conforming use of a building or building and land in combination, if
superseded by a permitted use, shall not thereafter be resumed;
d. A non-conforming use of a building or building and land in combination, if
discontinued for twelve (12) consecutive months or for twelve (12) months
during any eighteen (18) month period (except when governmental action
impedes access to or the use of the premises), shall not thereafter be resumed;
e. Where non-conforming use status applies to a building and land in
combination, termination of the use of the building within the meaning of item
(d) above shall eliminate the non-conforming status of the use of the land;
f. Should the structure containing a non-conforming use be damaged or partially
destroyed to the extent of more than fifty (50) percent but less than seventy-
five (75) percent of its current replacement cost at the time of damage, the
restoration of the structure shall be subject to the Owasso Board of Adjustment
findings, after adherence to the procedural requirements for a Special
Exception, that the contemplated restoration is necessary for the continuance
of the non-conforming use, and will not result in any increase of incompatibility
with the present and future use of proximate properties. Should the structure
containing a non-conforming use be damaged or destroyed to the extent of
more than seventy-five (75) percent of its replacement cost at the time of
damage, the non-conforming use shall not thereafter continue or be resumed.
13.2.3 Specific Use Permits and Special Exceptions. Any specific use permits approved by
City Council or special exception requests approved by the Board of Adjustment prior
to the effective date of this Code that allows the primary or accessory use to be
permitted within its zoning district at the time of this Code shall remain applicable. The
approved use must remain the same as its approved in size and location unless it is
brought back through the process in which it was initially approved by either City
Council or Board of Adjustment.
13.2.4 Non-Conforming Uses within US-169 Overlay District. Existing but non-conforming
properties, which existed as of the date these regulations became effective, shall be
allowed to continue in the same manner after the adoption of these regulations.
However, such non-conforming properties shall be subject to these regulations if
feasible when:
a. A property is annexed into the City;
b. A property owner requests any zoning change;
c. The principle use on the property is discontinued for a period of six (6) calendar
months;
d. The property is destroyed or significantly altered by sixty (60) percent or greater;
or
e. Enlargements or improvements are made to the property that increases the
gross square footage by twenty-five (25) percent.
When any change as identified above occurs, the property owner must demonstrate
that the change to the property shall not significantly impair the safe and efficient flow
of traffic within the subject area. The Community Development Director or their
designee may require the property owner to provide a site-specific traffic study to
determine the potential impacts of the proposed changes as part of the site
development plan.
13.2.5 Non-Conforming Uses within Downtown Overlay District. Non-conforming properties
and/or uses, which existed as of the date these regulations became effective, shall be
allowed to continue in the same manner after the effective date of this Chapter.
City of Owasso Zoning Code, Adopted via Ord. 1249 95
However, such non-conforming properties and/or uses shall be subject to these
regulations if feasible when:
a. A property owner requests any zoning change;
b. The principle use on the property is discontinued for a period of six (6)
consecutive calendar months;
c. The property is destroyed or significantly altered by sixty (60) percent or greater;
or
d. Enlargements or improvements are made to the structures on the property that
increase the gross square footage by twenty-five (25) percent.
13.3 Non-Conforming Lots.
13.3.1 Single Lots. In any district in which single-family dwellings are permitted,
notwithstanding limitations imposed by other provisions of this Code, a single-family
dwelling and customary accessory buildings may be erected on any single lot of
record at the effective date of adoption or amendment of this Code. Such lot must
be in separate ownership and not of continuous frontage with other lots in the same
ownership.
This provision shall apply even though such lot fails to meet the requirements for area
or width (or both) that are generally applicable in the district, provided that yard
dimensions and other requirements not involving area or width (or both) of the lot shall
conform to the regulations for the district in which such lot is located.
13.3.2 Adjoining Lots. If two (2) or more adjoining lots with continuous frontage are in a single
ownership at any time after the adoption or amendment of this Code and such lots
individually are too small to meet the yard, width, or area requirements of the district
in which they are located, such groups of lots shall be considered as a single lot or
several lots of minimum permitted size and the lots in one ownership shall be subject to
the requirements of this Code.
13.3.3 Lots in Non-Residential Districts. In districts other than residential districts, any use
permitted by right may be located on any lot of official record as of the effective date
of this Code, irrespective of its area or width, provided the other requirements of the
use district are complied with.
13.4 Non-Conforming Structures. A structure, lawfully existing at the effective date of the
adoption or amendment of this Code, but which would be prohibited by the terms of
this Code by reason of restrictions on floor area, density, intensity, height, yards, its
location on the lot, or other requirements concerning the structure, shall be deemed
non-conforming and may continue, subject to the following provisions:
a. No such non-conforming structure may be enlarged or altered in any manner
which increases its non-conformity by size or encroachment or other means.,
but any structure may be altered to decrease its non-conformity, provided that
the addition of a mezzanine or similar alteration which does not increase the
cubic content of the structure shall not constitute an "increase in non-
conformity;
b. Should such structure be damaged or partially destroyed by any means to the
extent of more than fifty (50) percent of its current replacement cost at a time
of damage, the restoration as a non-conforming structure shall be subject to
the findings of the Owasso Board of Adjustment (BOA), after adherence to the
procedural requirements for a Special Exception, that its restoration to a
conforming structure cannot reasonably be made in view of the nature and
extent of the non-conformity and the nature and extent of the damages; and
City of Owasso Zoning Code, Adopted via Ord. 1249 96
c. Should such structure be moved for any distance whatever, it shall thereafter
conform to the provisions of the district in which located.
13.5 Non-Conforming Signs. A sign lawfully existing at the effective date of the adoption or
amendment of this Code but which would be prohibited under the terms of this Code
or amendment thereto shall be deemed non-conforming. Said signs shall remain non-
conforming and may continue subject to the following provisions:
a. Temporary signs shall be removed, or permitted if allowed under this Code,
within ninety (90) days of the passage of this Code. Temporary signs include but
are not limited to banners, feather, portable, snipe, and mobile signs;
b. Permanent, non-conforming signs may not be moved, altered, or enlarged in
any way without conforming to the provisions of this Code; and
c. Permanent, non-conforming signs that are damaged or partially destroyed by
any means to the extent of more than fifty (50) percent of its current
replacement costs at the time of damage shall not be replaced or
reconstructed without conforming to the provisions of this Code.
13.6 Repairs. On any building containing a non-conforming use or any non-conforming
structure, ordinary repairs and maintenance may be made provided that the cubic
content of the building is not increased and size or amount of its structural non-
conformity is not increased.
If a non-conforming structure or a structure containing a non-conforming use becomes
physically unsafe or unlawful due to lack of repairs and maintenance, and a final order
of vacation or demolition is entered by any duly authorized official by reason of
physical condition, it shall not thereafter be used, restored, repaired, or rebuilt except
in conformity with the provisions of the district in which located.
13.7 Outdoor Lighting Non-Conformities. Any lights existing prior to the adoption of this
Code are considered legal and non-conforming. Any new outside light fixtures placed
upon properties within Owasso after the adoption of this Code must meet the
requirements of this Ordinance.
City of Owasso Zoning Code, Adopted via Ord. 1249 97
CHAPTER 14
ENFORCEMENT
14.1 Duty of Community Development Director and Other Officials. It shall be the duty of
the Community Development Director or their designee to enforce this Code. If the
Community Development Director or their designee shall find that any of the provisions
of this Code are being violated, they shall notify in writing the persons responsible for
such violations, indicating the nature of the violation and ordering the action
necessary to correct it, and they shall take such other action to ensure compliance
with or to prevent violation of its provisions as is authorized.
All departments, officials, and employees of the City of Owasso, Oklahoma vested with
the duty or authority to issue Permits or Licenses shall comply with the provisions of this
Code and shall issue no Permit or License for any use, purpose, excavation,
construction, structure, building, or sign in conflict with the provisions of this Zoning
Code or the City of Owasso Code of Ordinances.
14.2 Penalties for Violation. Any person, firm, or corporation violating any provisions of this
Code or failing to comply with any of its requirements, including violations of conditions
and safeguards established in connection with grants of Planned Unit Developments,
Specific Use Permits, Variances, or Special Exceptions, shall be deemed guilty of an
offense shall be fined or directed to appear in the Owasso Municipal Court in
accordance with the City of Owasso Code of Ordinances. Each day's violation
thereof shall constitute a separate offense.
Nothing herein contained shall prevent the City of Owasso, Oklahoma or its authorized
officials from taking other legal action, as authorized by law, to remedy violations.
14.3 Construction and Use Provided in Applications, Plans, and Permits. Permits, Variances,
or Special Exceptions issued on the basis of approved plans and applications authorize
only the uses, arrangement, and construction set forth in such approved plans and
applications. Deviation from such approvals shall be deemed a violation of this Code
and punishable as authorized by City Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 98
CHAPTER 15
ZONING CODE AND ZONING MAP AMENDMENTS
15.1 General Description. The regulations, restrictions, prohibitions, and limitations imposed
and the districts created by the Owasso Zoning Code may from time to time be
amended, supplemented, changed, modified, or repealed by ordinance, but no
change shall be made until the Owasso Planning Commission, after notice and public
hearing, makes a recommendation to the Owasso City Council, after which the City
Council takes final action to approve and an ordinance is recorded.
15.2 Policy on Zoning Map Amendments (Rezonings). It shall be the policy of the City of
Owasso, Oklahoma that, in consideration of proposed amendments to this Code,
amendments will be adopted to recognize changes in the Land Use Master Plan, to
correct error, or to recognize changed or changing conditions in a particular area or
in the jurisdictional area generally. Zoning map amendments (rezonings) must be in
compliance with the Owasso Land Use Master Plan and should employ sound planning
and land use practices.
The Official Zoning Map for the City of Owasso shall be kept by the Community
Development Director or their designee.
15.3 Zoning Text Amendments. The Owasso Planning Commission, upon its own motion,
may, or at the direction of the Owasso City Council shall, hold a public hearing, giving
notice thereof of a proposed text amendment. After holding the public hearing, the
Planning Commission shall make a recommendation to the Owasso City Council.
15.4 Zoning Map Amendments.
15.4.1 Application. An amendment to the Zoning Map (rezoning) shall be initiated by the
filing of an application with the Community Development Department, and shall be
accompanied by an application fee.
After the application is received, the item shall be set for public hearing with the
Owasso Planning Commission and the Owasso City Council.
15.4.2 Notice Required. All noticing referenced in this Section, shall be given in the timeframe
that is in accordance with the relevant Oklahoma State Statute.
The Owasso Planning Commission shall give notice of a public hearing on a proposed
map amendment by publication in a newspaper of general circulation and shall
include a map of the area to be affected which indicates street names or numbers,
streams, or other significant landmarks in said area.
Notice of public hearing shall be given by mailing notice to all property owners within
a three hundred (300) foot radius of the exterior boundary of the subject property, or
as determined by Oklahoma State Statute.
In addition, notice of public hearing shall be given by posting a sign on the property
sought to be zoned. The notice shall contain:
a. Date, time, and place of the public hearing;
b. The street address or approximate location of the property;
c. By whom the public hearing will be conducted;
d. Proposed use of the property; and
e. Present zoning district classification of the property and the proposed zoning
district classification.
City of Owasso Zoning Code, Adopted via Ord. 1249 99
15.4.3 Owasso Planning Commission Action on Zoning Map Amendments (Rezoning). After
notice and public hearing, the Owasso Planning Commission shall vote to either:
a. Recommend to the Owasso City Council that the application be approved as
submitted or as amended, or be approved subject to modification. An
application recommended for approval or approval subject to modification,
shall be transmitted, with the report and recommendations of the Owasso
Planning Commission, to the Owasso City Council within fifteen (15) days of the
date of Planning Commission action; or
b. Recommend to the Owasso City Council that the application be denied. An
application recommended for denial shall be transmitted, with the report and
recommendations of the Owasso Planning Commission, to the Owasso City
Council within fifteen (15) days of the date of Planning Commission action.
15.4.4 Owasso City Council Action on Zoning Map Amendments (Rezoning). The Owasso City
Council shall hold a hearing on each application transmitted, and after the public
hearing shall approve an ordinance approving the application as submitted or as
amended, or shall deny the application.
City of Owasso Zoning Code, Adopted via Ord. 1249 100
CHAPTER 16
SPECIFIC USE AND TEMPORARY USE PERMITS
16.1 Specific Use Permits.
16.1.1 Purpose. This Section provides a discretionary approval process for Specific Use Permits
(SUPs), which are required for uses that have unique or widely varying operating
characteristics or unusual site development features. The uses classified as specific uses
tend to more intensely dominate the area in which they are located than do other
permitted uses in the district. Care should be taken to integrate specific land uses with
other uses in the area and to prevent adverse impacts on the community at-large. The
proc
characteristics and site development features. This review process is intended to
provide assurance to the community that such uses will be compatible with their
locations and surrounding land uses and will further the purposes of this Code.
16.1.2 Relationship to Site Plan Requirements. A conceptual Site Plan shall be submitted with
a Specific Use Permit (SUP) application. The formal Site Plan that is submitted later shall
be in substantial compliance with the conceptual Site Plan approved by the City
Council.
16.1.3 Procedure. The following review procedure shall be followed for Specific Use Permits
(SUPs):
a. A pre-application conference shall be held with the Community Development
Department prior to submitting an application;
b. Application submittal;
c. The Community Development Department Staff shall make a determination of
application completeness;
d. Review by Technical Advisory Committee;
e. Notice published in accordance with relevant Oklahoma state statute
deadlines;
f. Staff report;
g. Public hearing at the Owasso Planning Commission;
h. Recommendation is made by the Planning Commission to the City Council;
i. Public hearing at the Owasso City Council; and
j. Decision, findings, and final action.
With the exception of the following modifications, the standard development review
procedures for amendments to the Official Zoning Map shall apply.
16.1.4 Technical Advisory Committee Review. Prior to the Owasso Planning Commission, the
Specific Use Permit
(SUP) proposal and all supporting documentation.
The Technical Advisory Committee shall provide comments to the applicant regarding
utilities, engineering, planning, and project design.
All Technical Advisory Committee comments shall be addressed by the applicant prior
to the SUP being reviewed by the Owasso Planning Commission or the Owasso City
Council.
City of Owasso Zoning Code, Adopted via Ord. 1249 101
16.1.5 Owasso Planning Commission Review and Recommendation. The Owasso Planning
Commission shall hold a public hearing on the proposed application and:
a. Recommend approval;
b. Recommend approval with modifications and/or conditions; or
c. Recommend denial.
The Planning Commission may recommend conditions on the use as part of the
approval to assure adequate mitigation measures are associated with the use. The
conditions shall become a part of the Specific Use Permit (SUP) approval and shall be
included as part of the Site Plan. The recommendation shall be referred to the Owasso
City Council for final action.
16.1.6 Owasso City Council Review and Action. Upon receipt of the Owasso Planning
Commission's recommendation, the Owasso City Council shall:
a. Approve;
b. Approve with modifications and/or conditions;
c. Deny the application; or
d. Request that the application be further reviewed by the Owasso Planning
Commission.
16.1.7 Indication on the Official Zoning Map Required. A base zoning change is not required
for Specific Use Permits (SUPs); however, the proposed use must be in alignment with
the relevant base zoning requirements on the property. The location of each approved
SUP shall be indicated on the Offic-(the number
of the request for an SUP).
16.1.8 Approval Criteria. A Specific Use Permit (SUP) may be approved only if the Owasso
City Council finds that all of the following criteria have been met:
a. The proposed use is consistent with the most recent version of the Land Use
Master Plan and all applicable provisions of this Code and applicable State
and Federal regulations;
b. The proposed use is consistent with the purpose and intent of the zoning district
in which it is located;
c. The proposed use is consistent with any applicable SUP standards;
d. The proposed use is compatible with adjacent uses in terms of scale, site
design, and operating characteristics (hours of operation, traffic generation,
lighting, noise, odor, dust, and other external impacts);
e. Any significant adverse impacts anticipated to result from the use will be
mitigated or offset to the maximum extent practicable;
f. Facilities and services (including sewage and waste disposal, water, gas,
electricity, police and fire protection, and roads and transportation, as
applicable) will be available to serve the subject property while maintaining
adequate levels of service for existing development; and
g. Adequate assurances of continuing maintenance have been provided.
16.1.9 Conditions of Approval. Staff shall recommend conditions for the Specific Use Permit
(SUP) if the use is expected to have adverse effects on surrounding land uses or
residents. Potential conditions may include screening, landscaping, height, setback,
site layout, or other conditions as determined by Staff.
City of Owasso Zoning Code, Adopted via Ord. 1249 102
Following approval, a Site Plan meeting the conditions specified in the SUP shall be
required of the applicant and shall be submitted and processed. Any of the conditions
imposed by the SUP shall be considered as conditions precedent to the granting of a
Building Permit for the specific use allowed.
The SUP is valid only for the use for which it was approved. Any changes or alterations
of the use, other than what the SUP allows, shall constitute a violation of the Owasso
Zoning Code and be subject to penalties as described in the Chapter titled
Enforcement in the Owasso Zoning Code.
16.1.10 Amendments. No approved Specific Use Permit (SUP) may be modified, physically
expanded, hours of operation extended, or otherwise altered unless amended in
accordance with the procedures applicable to initial approval of a SUP as set out in
the Owasso Zoning Code.
16.1.11 Lapse. Approval of a Specific Use Permit (SUP) shall become invalid under the
following circumstances:
a. The conditions of approval are not met;
b. The applicant does not proceed in development or construction, by either
obtaining a Building Permit or Certificate of Occupancy (C/O) (if required) or
filing an approved final plat for the property (if required), within one (1) year;
c. The approved use is not in operation for more than one (1) year; or
d. Any changes that were not a part of the approved SUP are made to the use
or structure.
An applicant may file an application to renew the SUP. Such renewal shall occur in
the same manner as for original approval as provided in this Section.
SUPs are only valid for the use for which they are approved. No change, alteration, or
variation from the approved Permit shall be permitted, unless the applicant follows the
Any extension requests to the approved plans for SUPs shall be submitted to the
Community Development Director. The Director or their designee shall approve or
deny the extension request. SUPs may be extended one (1) time for a maximum of one
(1) additional year, provided a letter is submitted to the Community Development
Director or their designee asking for the extension no less than one (1) month prior to
the one (1) year expiration date. Said letter must indicate the following:
a. Reason for the extension;
b. That there are no changes to the original SUP approved by the Owasso City
Council; and
c. Expected date by which a Building Permit or C/O will be obtained or the
office.
16.2 Temporary Use Permits.
16.2.1 Purpose. This Section provides a discretionary approval process for Temporary Use
Permits (TUPs), which are required for uses that are temporary in nature and are usually
found in a commercial parking lot. The uses classified as temporary uses tend to be
developed separately from the permanent structures on a property and typically do
not require a full site plan package review due to their temporary non-permanent
nature. Care should be taken to integrate temporary land uses with other uses in the
area and to prevent adverse impacts on the community at-large. The procedure
outlined in this section encourages careful administrative review and evaluation of a
City of Owasso Zoning Code, Adopted via Ord. 1249 103
This review process is
intended to provide assurance to the community that such uses will be compatible
with their locations and surrounding land uses and will further the purposes of this Code.
16.2.2 Permit Required. All temporary uses and structures shall obtain a Temporary Use Permit
(TUP) pursuant to the procedures set forth in this Section. A TUP shall be reviewed,
approved, or revoked only in accordance with the regulations of this Section. A TUP
shall only be allowed within non-single-family residential districts, unless otherwise
indicated in this Chapter. TUPs shall be valid for a time period no longer than one (1)
calendar year from the date of Permit approval. Thereafter a new TUP must be
acquired to be in compliance with the requirements of this Code. Pop-up and off-
premise tent sales are prohibited within Owasso City Limits.
16.2.3 Permit Exemptions. Notwithstanding the Purpose subheading above in this Section,
the following temporary uses are deemed approved in any district and do not have
to obtain a Temporary Use Permit (TUP), provided that the proposed temporary use
complies with the general requirements below and comply with all other applicable
City of Owasso regulations:
a. Any event utilizing City property, public streets, or public rights-of-way that is
determined to not require a Special Events Permit, provided that the applicant
shall coordinate the event with the City of Owasso and comply with any
conditions required;
b. Garage/yard/estate/moving sales or auctions that comply with City of Owasso
requirements;
c. Temporary office space and equipment storage, when accessory to an
approved construction project, provided that:
1. Such uses shall be located on the site no more than thirty (30) days prior
to the start of construction and removed no more than thirty (30) days
after completion of such project;
2. Shall meet any applicable Fire or Building Codes and shall submit
permits for any electrical, mechanical, and plumbing work; and
3. A Site Plan depicting the location of the structure shall be submitted for
review to the Community Development Department.
d. Sales offices on residential development sites are permitted in any zoning
district until all lots or houses are sold or leased, provided that, the use of the
sales office for sites outside of the project is prohibited;
e. Tent sales and other small special events occurring in parking lots, provided
that:
1. All businesses wanting to have a tent sale and/or be involved in the
special event must submit an administrative Site Plan to the Community
Development Director or their designee;
2. All submitted administrative Site Plans for the event and/or sale must be
accompanied by a permission letter from the owner of the property
where the tent sale will be located. All tent sales must be directly
affiliated with the permanent principle use on the site.
3. No single tent sale and/or event may last longer than three (3) days.
Sales and/or events lasting longer than three (3) days shall be required
to secure a Temporary Use Permit;
4. Any signage associated with a tent sale and/or must comply with the
City of Owasso Zoning Code, Adopted via Ord. 1249 104
5. No amplified sound is permitted in association with a tent sale and/or
event;
6. Tent sales are only permitted for the products and/or services normally
sold by the business;
7. Under no circumstances may a tent sale and/or event be located
within nor encroach upon a fire lane, public sidewalk, public street, or
placed in any location that creates a hazard to traffic or public safety;
8. Any lighting associated with a tent sale and/or event must comply with
9. The sale and discharge of fireworks within City Limits shall not be
permitted; and
10. Any tent in excess of four hundred (400) square feet must comply with
the International Fire Code adopted by the City of Owasso.
f. Expansion or replacement facilities consisting of transportable buildings that
are pre-constructed and arrive at the site ready for occupancy and are readily
removed and installed at other sites, and meet all applicable fire and/or
building Codes, including but not limited to:
1. Expansion of existing religious assembly facilities, health care facilities,
and government offices following the approval of filed plans and
applications for the permanent alteration/expansion of these facilities;
2. Temporary classroom space for existing schools;
3. Temporary office space for construction and security personnel during
the construction of an approved development for which a Grading or
Building Permit has been issued;
4. Temporary space for recreational uses provided in connection with an
approved residential development under construction;
5. Temporary space for a non-residential use following the destruction of
a building by fire or other catastrophic event;
6. Temporary office space (one (1) per site) for hiring, membership
solicitation, apartment office/leasing, and general office use following
the issuance of a Building Permit for the construction; and
7. Temporary buildings are allowed for periods not to exceed one (1)
year. However, the Community Development Director or their
designee may grant additional one (1) year extensions up to a
maximum of three (3) extensions.
g. Temporary uses that occur wholly within an enclosed permanent building;
h. Temporary uses located on or utilizing City-owned property through a
contracted agreement with the City;
i. Temporary storage structures that are reflected on the approved site plan for
the site. Any temporary storage structures not shown on the approved site plan
shall proceed through the Temporary Use Permit process as defined in this
Chapter;
j. Temporary uses that are present on a property for less than seventy-two (72)
consecutive hours;
City of Owasso Zoning Code, Adopted via Ord. 1249 105
k. Temporary uses that are classified as Mobile Food Vendors in nature where their
business is operated out of a structure with wheels, such as a truck, trailer, or
cart; and
l. Accessory uses that are allowed by right and that follow all other applicable
Non-Residential Accessory Uses and
Structures
16.2.4 General Requirements for All Allowed Temporary Uses and Structures. All temporary
uses or structures shall meet the following general requirements, unless otherwise
specified in this Code:
a. Permanent alterations, such as the extension of utilities and other services, with
the exception of permitted temporary power poles, to the site are prohibited;
b. Unless otherwise stated in this Code or in the terms of the Temporary Use Permit
(TUP), the temporary use shall expire as indicated on the Permit. The maximum
duration for any one Permit is one (1) calendar year after approval of the TUP;
c. The temporary use or structure shall not violate any applicable conditions of
approval that apply to a principal use on the site;
d. The temporary use standards of this Section do not exempt the applicant or
operator from any other required Permits, such as Health Department Permits;
e. A letter from the record property owner giving permission for the temporary use;
f. If the property is undeveloped, it shall contain sufficient land area to allow the
temporary use or structure to occur, as well as any paved hard-surface parking
and traffic movement that may be associated with the temporary use;
g. If the property is developed, the temporary use shall be located in an area that
is not actively used by an existing approved principal use which would support
the proposed temporary use without encroaching or creating a negative
impact on existing buffers, open space, landscaping, traffic movements,
pedestrian circulation, or parking space availability;
h. The temporary use may have an outdoor patio/seating area in conjunction
with their structure, as long as the proposed seating area is shown on the
submitted site plan with the TUP application, is located on a hard surface, and
would not encroach or create a negative impact on existing buffers, open
space, landscaping, traffic movements, pedestrian circulation, or parking
space availability;
i. Temporary structures shall be located not to interfere with the normal
operations of any permanent use located on the property;
j. Adequate sanitary facilities, utility, drainage, refuse management, emergency
services and access, and similar necessary facilities and services shall be
available to serve employees, patrons, or participants as determined by
Community Development, Public Works, and Health Department Officials;
k. A Site Plan shall be submitted to the Community Development Department
indicating placement of structures; and
l. Unless otherwise approved by the Community Development Director or their
designee, only one (1) temporary use shall be allowed per lot of record.
All such temporary uses shall obtain a Temporary Use Permit (TUP) and shall comply
with the following additional standards:
a. The design and installation of all practicable temporary traffic control devices
including signage will be used to minimize traffic congestion;
City of Owasso Zoning Code, Adopted via Ord. 1249 106
b. Where a tent or similar structure is to be used, the applicant shall comply with
the requirements of the Fire Marshal and demonstrate that the tent is flame
resistant by providing a certificate of flame resistance or other assurance that
the structure has been properly treated with flame retarder and has been
maintained as such;
c. Signage and lighting for the temporary use shall comply with the Chapters on
d. Signage shall be placed
and not within the public right-of-way;
e. Sign shall not be spray painted; and
f. All other applicable requirements in the Chapter titled Signs in the Owasso
Zoning Code shall apply.
16.2.5 Permit and Application Fees. Fees for Temporary Use Permits (TUPs) are established on
16.2.6 Permit Issued. Upon finding that the proposed temporary use satisfies the above
requirements, a Temporary Use Permit (TUP) shall be issued and will contain the
following:
a. The start and end date of the use;
b. Signature from the
c. Signature from the Community Development Director or their designee;
d.
e. Proof of a valid and current Health Department License for Food Vendors, if
applicable; and
f.
City of Owasso Zoning Code, Adopted via Ord. 1249 107
CHAPTER 17
TELECOMMUNICATION TOWERS AND ALTERNATIVE ENERGY SYSTEMS
17.1 Telecommunication Towers.
17.1.1 Specific Use Permit Required. A Specific Use Permit (SUP) shall be required for all
telecommunication towers and accessory facilities or equipment. All SUP requests for
telecommunication towers shall be reviewed by the Owasso Planning Commission and
forwarded to the Owasso City Council for consideration and action per the Chapter
subject to
the following additional requirements:
a. Aesthetic Protection. Telecommunication facilities shall be so located to
ensure that historically significant landscapes are protected. The views of vistas
from architecturally and/or historically significant structures should not be
impaired or diminished by the placement of telecommunication facilities.
b. Setback from Residential Property. Setback shall be a minimum of 2:1 distance
from residential property to tower height.
c. Tower Height. Tower height, excluding antenna array, shall not exceed two-
hundred (200) feet.
d. Array Height. The antenna array shall not exceed the tower height by more
than ten (10) feet.
e. Guy Wires. All guy wires and guy anchors shall be set back a minimum of
twenty (20) feet from any property line.
f. Tower Type. The tower is of monopole design, or one of equal or lesser impact,
if located within three hundred and fifty (350) feet of any RS (Single-Family
Residential) district.
g. Co-Location. A telecommunication tower must be designed and built so as to
be capable of use by at least five (5) wireless communication providers such
as cellular or PCS providers using antenna arrays of nine (9) to twelve (12)
antennas each within fifteen (15) vertical feet of each other with no more than
three (3) degrees twist and sway at the top elevation.
The owner of the tower and the property on which the tower is located must
certify to the City that the antenna is available for use by at least four (4) other
wireless telecommunication providers on a reasonable and non-discriminatory
basis and at a cost not exceeding the market value for the use of the facilities.
If the property on which the tower is proposed to be located is to be leased,
the portions of the actual or proposed lease that demonstrate compliance with
the requirements of this paragraph shall be submitted with the Building Permit
application.
h. Security Fencing. The base of the tower shall be enclosed by opaque security
fencing with a minimum height of eight (8) feet.
i. Compliance with Applicable Regulations. The tower is constructed and
operated in compliance with the current Federal Communications Commission
(FCC) standards and other applicable Federal and State standards.
j. Distance from Other Towers. New telecommunication towers must be a
minimum distance of half (1/2) a mile from any other telecommunication
tower.
City of Owasso Zoning Code, Adopted via Ord. 1249 108
k. Removal of Tower. Upon the discontinuance of use of any such tower for a
period of thirty (30) days, said tower is to be removed by the applicant/owner.
17.1.2 Replacement of Existing Poles. Telecommunication towers erected to replace existing
poles are permitted in all zoning districts, provided that:
a. The pole replaced is a functioning utility pole or light standard within an
established utility easement or public right-of-way, recreational facility light
pole, or telecommunication tower;
b. The pole replaced does not obstruct a public sidewalk, public alley, or other
public right-of-way;
c. Pole appearance and function, except for antenna, are not significantly
altered; and
d. Replacement tower height, including antenna array, does not exceed:
1. The height of the original utility, light standard, or recreational facility light
pole by more than ten (10) feet; and
2. The height of the original telecommunication tower and antenna array.
17.1.3 Placement on Existing Poles. Placement on existing poles is permitted in all zoning
districts provided that:
a. Telecommunication antennas are permitted on existing utility, lighting,
telecommunication towers, and sign structures at or exceeding fifty (50) feet in
height;
b. The antenna does not exceed the height of the structure by more than ten (10)
feet if a non-whip type or fifteen (15) feet if a whip type;
c. Telecommunication antennas located on existing structures are not subject to
the half (1/2) mile separation requirement; and
d. If any additions, changes, or modifications are to be made to the monopole,
the Community Development Director or their designee shall have the
authority to require proof, through the submission of engineering and structural
data, that the addition, change, or modification conforms to structural wind
load and all other requirements of the current Building Code adopted by the
City of Owasso.
17.1.4 Roof Mounted Telecommunication Antennas. Roof-mounted telecommunication
antennas are allowed on non-residential buildings in all districts provided that:
a. Non-whip antennas do not exceed the height of the building by more than ten
(10) feet and is screened from view from any adjacent public roadway;
b. Whip antennas do not exceed the height of the building by more than fifteen
(15) feet and are located no closer than fifteen (15) feet to the perimeter of
the building;
c. Prior to the installation of a roof mounted antenna, the Community
that the roof will support the proposed antenna and associated roof-mounted
antennas and equipment; and
d. Roof mounted antennas and associated equipment may either be screened
with enclosures or façades having an appearance that blends with the
building on which they are located or by locating them so they are not visible
from an adjacent public roadway.
City of Owasso Zoning Code, Adopted via Ord. 1249 109
17.1.5 Mounted Telecommunication Antennas (Non-Whip). Building Mounted
Telecommunication Antennas of the non-whip type are allowed on non-residential
buildings in all zoning districts provided that:
a. The antenna is mounted flush with the exterior of the building so that it projects
no more than thirty (30) inches from the surface of the building to which it is
attached;
b.
the building;
c. Associated equipment shall be placed either within same building or in a
separate building that matches the existing building in character and materials
or blends with landscaping and other surrounding material adjacent to the
separate building housing the equipment. Associated equipment for roof
mounted antennas may be located on the roof of the building if it is screened
from view from any adjacent public roadway; and
d. When an application is made for a Building Permit to locate a
telecommunication antenna on an existing building or other structure, the
Community Development Department shall be provided with color photo
simulations showing the site of the existing structure with a photo-realistic
representation of the proposed antenna and the existing structure as it would
appear viewed from the closest residential property. The applicant shall also
submit photographs of the same views showing current appearance of the site
without the proposed antenna.
17.1.6 Distance Measurement. Distances in this Section shall be measured along a single
straight line between the center of the tower base and the nearest point on any
property line of identified historic property or single-family residential or a more
restrictive zoning district or use. For the purposes of applying restrictions set forth in this
single-family residential or more restrictive zoning d
property that is:
a. Used as public or secondary educational facility;
b. Used as a public college or university educational facility;
c. Owned by the U.S., the State of Oklahoma, Tulsa County, Rogers County, or the
City of Owasso, and not used for RS-3 (Residential Single-Family High Density) or
more restrictive residential uses;
d. Used as a cemetery; or
e. Occupied by non-residential, non-conforming uses.
17.1.7 Exceptions and Exemptions. A telecommunication tower that fails to meet the
requirements of this Section may be authorized by obtaining a Specific Use Permit (SUP)
through the Owasso City Council with additional site design standards imposed per the
Section titled
in the Owasso Zoning Code.
Towers erected by a public agency for Police, Fire, EMS, 911, or other similar public
emergency communication shall be exempt from the requirements of this Section.
Small cellular network facilities located within public rights-of-way or easements, that
meet all other applicable Rules and Regulations, shall be exempt from the
requirements of this Section. All other small cellular network facilities require an
approved SUP.
City of Owasso Zoning Code, Adopted via Ord. 1249 110
17.2Wind Energy Systems.
17.2.1Purpose. The purpose of this Section is to provide standards that will protect the health,
safety, and general welfare of the public and achieve the following:
a.Provide design criteria that establish minimum requirements for small wind
energy systems and utility-scalewind energy systems as defined herein to
ensure the safe installation of wind towers in the City of Owasso; and
b.Promote energy savings and the use of green infrastructure.
17.2.2Applicability. The requirements of this Code shall apply to all small wind energy systems
and utility-scalewind energy systems proposed after the effective date of this Code.
Wind energy systems for which a required Permit has been properly issued prior to the
effective date of this Code shall not be required to meet the requirements of this Code;
provided, however, that any such system shall be installedand functioning within
twenty-four (24) months of the date of the Permit.
Any system that has been installed, but not used for two (2) consecutive years may not
be subsequently used without meeting the requirements of this Code.
No pre-existing system shall be altered in any manner that would increase the degree
of non-conformity with the requirements of this Code and no alterations shall be made
to a non-conforming pre-existing system during its life which exceeds fifty (50) percent
of its fair market value.If such system is destroyed or damaged to the extent of more
than fifty (50) percent of its fair market value at the time of destruction or damage, it
shall not be reconstructed except in conformity with this Code.
17.2.3Wind Energy System Requirements.The not-to-exceed height of wind energy system
structures shall vary with the size of the lot:
a.For property sizes less than one (1) acre in size the total height shall not exceed
fifteen (15) feet;
b.For property sizes between one (1) acre and two (2) acres, the total height shall
not exceed sixty (60) feet;
c.For property sizes between two (2) and five (5) acres, the total height shall not
exceed eighty (80) feet; and
d.For property sizes greater than five (5) acres, the total height shall not exceed
one hundred (100) feet.
Figure 17.1
Wind Energy System Total Height
City of Owasso Zoning Code, Adopted via Ord. 1249111
17.2.3.1Location.No wind energy system shall be located in any front or side setbacks.
17.2.3.2Setbacks.The following setbackswill be adhered to:
a.Property lines.A wind energy system shall be set back from the nearest
property line, public road right-of-way, and communication and electrical
line not less than one and a half (1.5) times the total height of the wind
turbine.
b.Inhabited Structures.A wind energy system shall be set back from the
nearest inhabited structure not less than one and a half (1.5) times the total
height of the wind turbine.
17.2.3.3Design Standards.The following design standards will be adhered to:
a.Monopole or FreestandingDesign.The design of the wind energy system
shall have no guide wires or attachment appurtenances other than the
main pole structure.
b.Minimum Blade Height.For towers in excess of thirty (30) feet in height, the
minimum height of the lowest extent of a turbine blade shall be thirty (30)
feet above finished grade (see Figure 17.2) and shall be separated from
any structure (i.e. house, shed, barn, recreational element) not less than 1.5
times the blade height from said structure (see Figure 17.3).
Figure 17.2
Wind Energy System Minimum Blade Height
Figure 17.3
Wind Energy System Setbacks
City of Owasso Zoning Code, Adopted via Ord. 1249112
c. Access. No tower shall have a climbing apparatus within twelve (12) feet
of the ground. All access doors or access ways to towers and electrical
equipment shall be lockable.
d. Noise. No wind energy system shall violate the adopted City of Owasso
Noise Ordinance.
Should a wind tower produce an undulating pattern of noise or vibrations,
said tower may be deemed a public nuisance and worked as a code
violation.
e. Visual Appearance. Wind energy systems shall be finished in a rust-resistant,
non-obtrusive finish and color that is non-reflective.
No wind energy system shall be lighted unless required by the FAA.
No advertising signs of any kind or nature whatsoever shall be permitted on
any wind energy system.
No transmission equipment shall be installed on the tower.
All equipment shall be screened with either a six (6) foot opaque fence or
with evergreen vegetation not less than six (6) feet in height.
f. Electrical Interconnections. All electrical interconnection or distribution
lines shall be underground and comply with all applicable codes and
public utility requirements.
g. Signal Interference. Efforts shall be made to site wind energy systems to
reduce the likelihood of blocking or reflecting television and other
communication signals.
If signal interference occurs, both the wind energy system owner and the
individual receiving interference shall make reasonable efforts to resolve
the problem.
No wind energy system shall cause permanent and material interference
with television or other communication signals.
h. Over-speed Controls. Every wind energy system shall be equipped with
both manual and automatic over-speed controls.
i. Federal Aviation Administration (FAA). All wind towers shall meet Federal
Aviation Administration (FAA) regulations. Documentation shall be
provided that indicates the proposed wind tower meets FAA regulations.
17.2.3.4 Permit Requirements. Applications for utility-scale wind energy systems in all zoning
districts shall be approved with a Specific Use Permit through the Owasso City
Council following the procedures outlined in the Section titled
in
the Owasso Zoning Code.
However, small wind energy systems that are fifteen (15) feet or less in height, that
requirements of this Section, are allowed by right in all zoning districts.
All applications shall include the following information upon request:
a. Site Plan. A Site Plan shall be drawn to scale based off a survey showing the
location of the proposed wind energy system and the locations of all existing
buildings, structures, and property lines along with distances.
City of Owasso Zoning Code, Adopted via Ord. 1249 113
b. Elevations. Elevations shall be provided of the site drawn to scale showing the
height, design, and configuration of the wind energy system and the height
and distance to all existing structures, buildings, electrical lines, and property
lines.
c. Engineering Specifications. Standard drawings and an engineering analysis of
the systems tower including weight capacity shall be provided.
d. Foundations and Geotechnical. A standard foundation and anchor design
along with existing soil conditions and specifications for the soil conditions at
the site.
e. Tower Specifications. Specific information on the type, size, rotor material,
rated power output, performance, safety, and noise characteristics of the
system including the name and address of the manufacturer, model, and serial
number.
f. Safety Measures. Emergency and normal shutdown procedures shall be
provided as part of the application for a wind energy system.
g. Electrical Connection. A line drawing of the electrical components of the
system in sufficient detail to establish that the installation conforms to all
applicable electrical codes shall be provided along with evidence that the
provider of electrical service of the property has been notified of the intent to
install an interconnected electricity generator (unless the system will not be
connected to the electricity grid.)
17.2.4 Non-Use. Any wind energy system which complies with the terms of this Code which is
not used for two (2) years, excluding repairs, shall be removed within the following six
(6) months. Failure to remove the system shall be deemed a violation of this Code.
Any small wind energy system or commercial wind energy system which is non-
conforming and which is not used for one (1) year, excluding repairs, shall be removed
within the following six (6) months. Failure to remove the system shall be deemed a
violation of this Code.
17.2.5 Private Covenants. Private covenants or deed restrictions may prohibit the installation
of wind energy systems. The City of Owasso does not enforce private covenants and
this Code shall not preempt private covenants.
17.3 Solar Energy Systems.
17.3.1 Purpose. The purpose of this Section is to provide standards that will protect the health,
safety, and general welfare of the public and achieve the following:
a. Provide design criteria that establish minimum requirements for small solar
energy systems and utility-scale solar energy systems as defined herein to
ensure the safe installation of solar energy systems in the City of Owasso; and
b. Promote energy savings and the use of green infrastructure.
17.3.2 Applicability. The requirements of this Code shall apply to all small solar energy systems
and utility-scale solar energy systems proposed after the effective date of this Code.
Solar energy systems for which a required Permit has been properly issued prior to the
effective date of this Code shall not be required to meet the requirements of this Code;
provided, however, that any such system shall be installed and functioning within
twenty-four (24) months of the date of the Permit.
Any system that has been installed, but not used for two (2) consecutive years may not
be subsequently used without meeting the requirements of this Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 114
No pre-existing system shall be altered in any manner that would increase the degree
of non-conformity with the requirements of this Code and no alterations shall be made
to a non-conforming pre-existing system during its life which exceeds fifty (50) percent
of its fair market value. If such system is destroyed or damaged to the extent of more
than fifty (50) percent of its fair market value at the time of destruction or damage, it
shall not be reconstructed except in conformity with this Code.
17.3.3 Solar Energy System Requirements. All solar energy systems must comply with
applicable building and electrical Codes. Additionally, all solar energy systems must
comply with all rules and regulations governing the zoning district in which said system
is located. Solar energy systems are also subject to the following additional
requirements:
a. Location. No solar energy systems shall be located in any required setback. No
solar energy systems shall be located within any utility easement.
b. Bulk, Area, Height, and Setbacks. Solar energy systems are required to meet
the bulk, area, height, and setback requirements of the zoning district in which
said system is located.
c. Screening. Utility-scale solar energy systems and equipment shall be screened
from all adjacent residential uses and/or zoning districts wither either a six (6)
foot opaque fence or with evergreen vegetation not less than six (6) feet in
height at time of installation.
d. Electrical Interconnections. All electrical interconnection or distribution lines
shall be underground and comply with all applicable codes and public utility
requirements.
e. Building-Mounted Solar Energy Systems. Building-mounted systems may be
mounted on any principal and/or accessory structure, and should be mounted
flush, when possible. Only flush-mounted systems may be placed on front
building facades or roof slopes facing the front of the site. Systems on roofs shall
not extend three (3) feet parallel to the roof surface. Accessory materials for
the system shall be of a color that is architecturally compatible with the roof or
façade surface on which it is mounted.
f. Canopy Solar Energy Systems. Canopy systems shall be installed at a minimum
height to allow for clearance of emergency vehicles, but no higher than the
height of the primary structure on the property.
17.3.3.1 Exceptions and Exemptions. A solar energy system that fails to meet the
requirements of this Section may be authorized by obtaining a Specific Use Permit
(SUP) through the Owasso City Council with additional site design standards
asso Zoning Code.
17.3.4 Permit Requirements. Applications for utility-scale solar energy systems in all zoning
districts shall be approved with a Specific Use Permit through the Owasso City Council
following the procedures outlined in the Section titled
in the Owasso Zoning
Code.
and meet all applicable requirements of this Section, are allowed by right in all zoning
districts
All applications shall include the following information upon request:
City of Owasso Zoning Code, Adopted via Ord. 1249 115
a. Site Plan. A Site Plan shall be drawn to scale based off a survey showing the
location of the proposed solar energy system(s) and the locations of all existing
buildings, structures, and property lines along with distances.
b. Elevations. Elevations shall be provided of the site drawn to scale showing the
height, design, and configuration of the solar energy system and the height
and distance to all existing structures, buildings, electrical lines, and property
lines.
c. Foundations and Geotechnical. A standard foundation and anchor and/or
fastener design along with existing soil conditions and specifications for the soil
conditions at the site.
d. Panel Specifications. Specific information on the type, size, material, rated
power output, performance, safety, and noise characteristics of the system
including the name and address of the manufacturer, model, and serial
number.
e. Safety Measures. Emergency and normal shutdown procedures shall be
provided as part of the application for a solar energy system.
f. Electrical Connection. A line drawing of the electrical components of the
system in sufficient detail to establish that the installation conforms to all
applicable electrical codes shall be provided along with evidence that the
provider of electrical service of the property has been notified of the intent to
install an interconnected electricity generator (unless the system will not be
connected to the electricity grid.)
17.3.5 Non-Use. Any solar energy system which complies with the terms of this Code which is
not used for two (2) years, excluding repairs, shall be removed within the following six
(6) months. Failure to remove the system shall be deemed a violation of this Code.
Any small solar energy system or utility-scale solar energy system which is non-
conforming and which is not used for one (1) year, excluding repairs, shall be removed
within the following six (6) months. Failure to remove the system shall be deemed a
violation of this Code.
17.3.6 Private Covenants. Private covenants or deed restrictions may prohibit the installation
of solar energy systems. The City of Owasso does not enforce private covenants and
this Code shall not preempt private covenants.
17.4 Battery Energy Storage Systems.
17.4.1 Purpose. The purpose of this Section is to provide standards that will protect the health,
safety, and general welfare of the public and achieve the following:
a. Provide design criteria that establish minimum requirements for small battery
energy storage systems (BESS) and utility-scale BESS as defined herein to ensure
the safe installation of said systems in the City of Owasso; and
b. Promote energy savings and the use of green infrastructure.
17.4.2 Applicability. The requirements of this Code shall apply to all small BESS and utility-scale
BESS proposed after the effective date of this Code.
BESS for which a required Permit has been properly issued prior to the effective date of
this Code shall not be required to meet the requirements of this Code; provided,
however, that any such system shall be installed and functioning within twenty-four (24)
months of the date of the Permit.
Any system that has been installed, but not used for two (2) consecutive years may not
be subsequently used without meeting the requirements of this Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 116
No pre-existing system shall be altered in any manner that would increase the degree
of non-conformity with the requirements of this Code and no alterations shall be made
to a non-conforming pre-existing system during its life which exceeds fifty (50) percent
of its fair market value. If such system is destroyed or damaged to the extent of more
than fifty (50) percent of its fair market value at the time of destruction or damage, it
shall not be reconstructed except in conformity with this Code.
17.4.3 Battery Energy Storage System Requirements. All BESS must comply with applicable
building and electrical Codes, as well as comply with all applicable regulations found
in the International Fire Code (IFC) and National Fire Protection Associations (NFPA)
rules and regulations. Additionally, all BESS must comply with all rules and regulations
governing the zoning district in which said system is located. BESS are also subject to
the following additional requirements:
a. Location. No BESS shall be located in any required setback. No BESS shall be
located within any utility easement.
b. Bulk, Area, Height, and Setbacks. BESS are required to meet the bulk, area,
height, and setback requirements of the zoning district in which said system is
located.
c. Screening. Utility-scale BESS and equipment shall be screened from all adjacent
residential uses and/or zoning districts wither either a six (6) foot opaque fence
or with evergreen vegetation not less than six (6) feet in height at time of
installation.
d. Electrical Interconnections. All electrical interconnection or distribution lines
shall be underground and comply with all applicable codes and public utility
requirements.
e. Emergency Access and Signage. Required signage to comply with the relevant
fire and building Codes shall be displayed prominently on site.
f. Access. All access doors or access ways to BESS and electrical equipment shall
be lockable
17.4.3.1 Exceptions and Exemptions. A BESS that fails to meet the requirements of this
Section may be authorized by obtaining a Specific Use Permit (SUP) through the
Owasso City Council with additional site design standards imposed per the Section
17.4.4 Permit Requirements. Applications for utility-scale BESS shall be allowed in Commercial,
Industrial, and/or Public Facility districts with an approved Specific Use Permit through
the Owasso City Council following the procedures outlined in the Section titled
in the Owasso Zoning Code.
applicable requirements of this Section, are allowed by right in the Commercial,
Industrial, and Public Facilities zoning districts without a Specific Use Permit.
All applications shall include the following information upon request:
a. Site Plan. A Site Plan shall be drawn to scale based off a survey showing the
location of the proposed solar energy system(s) and the locations of all existing
buildings, structures, and property lines along with distances.
b. Elevations. Elevations shall be provided of the site drawn to scale showing the
height, design, and configuration of the BESS and the height and distance to
all existing structures, buildings, electrical lines, and property lines.
City of Owasso Zoning Code, Adopted via Ord. 1249 117
c. Foundations and Geotechnical. A standard foundation and anchor design
along with existing soil conditions and specifications for the soil conditions at
the site.
d. Equipment Specifications. Specific information on the type, size, material,
rated power output, performance, safety, and noise characteristics of the
system including the name and address of the manufacturer, model, and serial
number.
e. Safety Measures. Emergency and normal shutdown procedures shall be
provided as part of the application for a BESS.
f. Electrical Connection. A line drawing of the electrical components of the
system in sufficient detail to establish that the installation conforms to all
applicable electrical codes shall be provided along with evidence that the
provider of electrical service of the property has been notified of the intent to
install an interconnected electricity generator (unless the system will not be
connected to the electricity grid.)
17.4.5 Non-Use. Any BESS which complies with the terms of this Code which is not used for
two (2) years, excluding repairs, shall be removed within the following six (6) months.
Failure to remove the system shall be deemed a violation of this Code.
Any small BESS or utility-scale BESS which is non-conforming and which is not used for
one (1) year, excluding repairs, shall be removed within the following six (6) months.
Failure to remove the system shall be deemed a violation of this Code.
17.4.6 Private Covenants. Private covenants or deed restrictions may prohibit the installation
of BESS. The City of Owasso does not enforce private covenants and this Code shall
not preempt private covenants.
17.5 Electric Vehicle Charging Systems.
17.5.1 Purpose. The purpose of this Section is to provide standards that will protect the health,
safety, and general welfare of the public and achieve the following:
a. Provide design criteria that establish minimum requirements for electric vehicle
(EV) charging systems as defined herein to ensure the safe installation of said
systems in the City of Owasso; and
b. Promote energy savings and the use of green infrastructure.
17.5.2 Applicability. The requirements of this Code shall apply to all EV charging systems and
proposed after the effective date of this Code, excepted as otherwise noted in this
Code.
the Owasso Zoning Code for more information.
EV charging systems for which a required Permit has been properly issued prior to the
effective date of this Code shall not be required to meet the requirements of this Code;
provided, however, that any such system shall be installed and functioning within
twenty-four (24) months of the date of the Permit.
Any system that has been installed, but not used for two (2) consecutive years may not
be subsequently used without meeting the requirements of this Code.
No pre-existing system shall be altered in any manner that would increase the degree
of non-conformity with the requirements of this Code and no alterations shall be made
to a non-conforming pre-existing system during its life which exceeds fifty (50) percent
of its fair market value. If such system is destroyed or damaged to the extent of more
than fifty (50) percent of its fair market value at the time of destruction or damage, it
shall not be reconstructed except in conformity with this Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 118
17.5.3 Electric Vehicle Charging System Requirements. All EV charging systems, regardless of
Level, must comply with all applicable building and electrical Codes. Additionally, all
EV charging systems must comply with all rules and regulations governing the zoning
district in which said system is located, including but not limited to screening,
landscaping, site design, and other requirements found elsewhere in this Code.
EV charging systems as a principle use on a site shall be allowed by-right in all
commercial and industrial zoning districts. EV charging systems as an accessory use
shall be allowed by-right within the entirety of the City of Owasso, regardless of zoning
district.
EV charging systems are also subject to the following additional requirements:
a. Location. No EV charging systems shall be located in any required setback or
utility easement. EV charging systems and associated equipment shall not be
located in such a manner that would impede pedestrian or motor vehicle
travel or create trip hazards; this includes associated charging cords, which
shall not cross a driveway, sidewalk, passenger unloading area, or other
walkway. Parking stalls associated with EV charging systems are encouraged
to not be located in the most convenient spots, with the exception of ADA
spaces, in order to discourage use by non-electric-vehicle-users.
b. Bulk, Area, Height, and Setbacks. EV charging systems are required to meet the
bulk, area, height, and setback requirements of the zoning district in which said
system is located.
c. Electrical Interconnections. All electrical interconnection or distribution lines
shall be underground and comply with all applicable codes and other
requirements unless underground electrical would pose a financial
impediment to the project and the above-ground design does not create a
safety or traffic hazard.
d. Lighting. With the exception of private use EV charging systems on private
property, adequate lighting must be installed adjacent to or in conjunction
with all EV charging systems, in order to ensure safe operation of said systems.
e. Signage. With the exception of private use EV charging systems on private
property, directional and/or instructional signage installed adjacent to or in
conjunction with an EV charging system shall follow all applicable rules and
regulations outlined in the Chapt
f. U.S Access Board Compliance. With the exception of private use EV charging
systems on private property, all EV charging systems shall meet the technical
requirements set forth by the U.S. Access Board. All other applicable
Americans with Disabilities (ADA) requirements shall also be met. Accessible
EV charging systems shall not be installed on top of or behind curbs.
17.5.3.1 Exceptions and Exemptions. An EV charging system that fails to meet the
requirements of this Section may be authorized by obtaining a Specific Use Permit
(SUP) through the Owasso City Council with additional site design standards
17.5.4 Permit Requirements. Applications for EV charging systems in all zoning districts shall be
reviewed and acted upon by the Community Development Director or their designee.
All other applicable building permits, including but not limited to electrical permits, shall
also be secured prior to the installation of any EV charging system.
All EV charging system permit applications shall include the following information upon
request:
City of Owasso Zoning Code, Adopted via Ord. 1249 119
a. Site Plan. A Site Plan shall be drawn to scale based off a survey showing the
location of the proposed EV charging system(s) and the locations of all existing
buildings, structures, and property lines along with distances.
b. Elevations. Elevations shall be provided of the site drawn to scale showing the
height, design, and configuration of the EV Charging system(s) and the height
and distance to all existing structures, buildings, electrical lines, and property
lines.
c. Foundations. A standard foundation and anchor or fastener design shall be
provided. If a foundation and anchor is not included in the design for the
charging system, reasoning shall be provided.
d. Panel Specifications. Specific information on the type, size, material, rated
power output, performance, safety, and noise characteristics of the system
including the name and address of the manufacturer, model, and serial
number.
e. Safety Measures. Emergency and normal shutdown procedures shall be
provided as part of the application for an EV charging system.
f. Electrical Connection. A line drawing of the electrical components of the
system in sufficient detail to establish that the installation conforms to all
applicable electrical codes shall be provided.
17.5.5 Non-Use. Any EV charging system which is non-conforming and which is not used for
one (1) year, excluding repairs, shall be removed within the following six (6) months.
Failure to remove the system shall be deemed a violation of this Code.
City of Owasso Zoning Code, Adopted via Ord. 1249 120
CHAPTER 18
SIGNS
18.1 Purpose. The purpose and general intent of this Chapter is as follows:
a. To establish standards and guidelines for the design, erection, construction,
and installation of signs and other visual communication devices so that the
City of Owasso may appear orderly and to prevent the needless clutter in
appearance within the City by signs unreasonable in number, location, area,
and illumination;
b. To provide for the appropriate use and location of signs in a manner that will
not adversely affect or impact property values, compatibility of land use,
community appearance and identity, and to otherwise promote the general
welfare, public safety, convenience, and order of the City of Owasso while still
preserving the constitutional right to freedom of speech and expression;
c. To provide for the issuance, revocation, inspection, and identification of signs
within the City; and
d. To provide for the removal of any sign that is in violation of or non-conforming
with the intent and purpose of this Code.
18.2 Calculating the Area of a Sign. The area of a sign shall be computed to include the
entire area within a sign, whether such sign is a parallelogram, triangle, circle, or semi-
circle, including all of the display area of one side and any part of the surface of any
cornice, hood, awning, wall, or similar ornamental or structural feature that blends with
the sign in such a manner as to appear to be the background of the sign, and including
all of the elements of the matter displayed, regardless of the angle at which such sign
is placed in relationship to the building frontage; provided, however, that the area of
a wall sign shall be computed to include only the area in which characters, letters,
illustrations, insignia, or logos are depicted.
18.2.1 Determining Sign Measurement and Area. For a sign which is framed, outlined,
painted, or otherwise prepared and intended to provide a background for a sign
display, the area and dimensions shall include the entire portion within such
background or frame and shall be based upon the outer dimensions of the frame or
cabinet (see Figure 18.1).
For a sign comprised of individual letters, figures, or elements on a wall or similar surface
of the building or structure, the area and dimensions of the sign shall encompass a
regular geometric shape (rectangle, circle, trapezoid, triangle, etc.), or a combination
of regular geometric shapes, which form, or approximate, the perimeter of all elements
in the display, the frame, and any applied background that is not part of the
architecture of the building. When separate elements are organized to form a single
sign, but are separated by open space, the sign area and dimensions shall be
calculated by determining the geometric form, or combination of forms, which
comprises all of the display areas, including the space between different elements (see
Figure 18.1).
City of Owasso Zoning Code, Adopted via Ord. 1249 121
Figure 18.1
Sign Area and Dimensions
Minor appendages to a particular regular shape, such as an apostropheor small
decorative protrusion, as determined by the Community Development Directoror their
designee, shall not be included in the total area of a sign.
18.2.1.1Freestanding Signs.For a freestanding sign, the sign area shall include the frame,
if any, but shall not include:
a.A pole or other structural support unless such pole or structural support is
internally illuminated or otherwise so designed to constitute a display
device, or a part of a display device.
b.Architectural features which contain no lettering or logos, that are either
part of the building or part of a freestanding structure, and are not an
integral part of the sign, and which may consist of landscaping, building, or
structural forms complementing the site in general (see Figure 18.2).
City of Owasso Zoning Code, Adopted via Ord. 1249122
Figure 18.2
Calculating Sign Area for Freestanding Signs
Open Space (Part of Sign Area)
Sign Area
Minor Protrusion
(Not Included in Sign Area)
Sign Area #1
Sign Area #1
Sign Area #2
Air under Sign Not
Base under Sign Not
Counted in Sign Area
Counted as Sign Area
18.2.1.2Multi-Faced Signs.The sign area for a sign with more than one face shall be
determined by adding together the area of all sign faces visible from any one
point. When two (2) identical sign faces are placed back-to-back or at an angle
of forty-five (45) degrees or less, and when such sign faces are part of the same
sign structure, the sign area shall be determined by the measurement of one of the
faces. Where the two (2) sides of a multi-faced sign are not of equal size, the larger
of the two (2) sides is used to determine sign area (see Figure 18.3).
Figure 18.3
Multi-Faced Signs
City of Owasso Zoning Code, Adopted via Ord. 1249123
18.2.3Determining Sign Height.The height of a freestanding sign shall be measured from the
base of the sign or supportive structure at its point of attachment to the ground, to the
highest point of the sign, except as provided in the following paragraph. A
freestanding sign on a man-made base, including a graded earth mound, shall be
measured from the grade of the nearest pavement or top of any pavement curb.
Where a freestanding sign or sign structure is mounted along a roadway that has a
higher grade level as compared to the grade level directly below the freestanding
from the adjacent roadway grade level to the highest point of the freestanding sign
or sign structure (see Figure 18.4).
Clearance for freestanding and projecting signs shall be measured as the smallest
vertical distance between finished grade and the lowest point of the sign, including
any framework or other embellishments.
18.3Signs Not Requiring Permits. A Permit shall not be required for the following types of
signs, provided that said signs shall be subject to all other provisions of this Code.
18.3.1Business Signs.One (1) non-illuminated, non-activated nameplate or occupational
sign not exceeding two (2) square feet in area and attached flat against a building,
providing only the name, address, and occupation of
Figure 18.4
the building tenant or ownerdoes not require a Permit.
Sign Height
18.3.2Historical Markers.Non-illuminated, non-reflective
memorial signs or signs bearing the name of the building
and date of erectiondo not require a Permit, provided
that said signs do not exceed twelve (12) square feet in
area and are either carved into, embossed on, or
permanently embedded in masonry, bronze, or other
non-combustible materials, in such a way that they are
an architectural detail of a building.
18.3.3Legal Notices.Legal noticesandidentification,
informational, or directional signs constructed by
government agencies or in compliance with their
regulationsdo not require a Permit.
18.3.4Service Station Signs.Signs that are attached to gasoline pumps or other similar
dispensing or servicing devices are allowed, as well as signs and required regulatory
information that are lit or non-lit and are an integral part of the service station
operation.Signson canopiesthat display gas prices up to twenty (20) square feetdo
not require a Permit.
18.3.5Awning or Canopy Lettering.Non-illuminated vinyl or plastic lettering affixed to any
awning or canopy, and conforming to the provisions of the Section related to
awnings/canopy type signsdo not require a Permit.All such awnings/canopiesshall
be constructed and erected so that the lowest portion thereof shall not be less than
eight (8) feet above the level of the sidewalk and fifteen (15) feet above a drive or
alley.All such structures must be suspended from the building and not resting upon the
sidewalk.
18.3.6Window Signs.Signs that are posted on windows and not designed to be read from a
point off the propertydo not require a Permit. Flashing signs are not permitted.
City of Owasso Zoning Code, Adopted via Ord. 1249124
18.3.7Light Pole Banners and Bracket Signs.Banners which are
Figure 18.5
attached to light poles which do not accommodate a
Light Pole Banners and
traffic signal or electrical distributiondo not require a Permit.
Bracket Signs
The light poles must be private poles located on private
property. Utility poles in the public right-of-way shall not
have any signage posted at any time. Said signs shall be in
a metal type bracket and the sign shall be no greater than
eight(8) square feet(2 foot wide by 4 foot long). A
maximum of two such signs may be placed ona light pole
(see Figure 18.5).
18.3.8Community Interest Signs.Banners or signsdisplaying
information from the City of Owassoor another Public entity
that are erected for the express purpose of public safety or
public welfare do not require a Permit and will not be
required to follow the provisions of this Code.Temporary
signs at City recreational facilities or school sports fields do
not require a Permit and will not be required to follow the
provisions of this Code.Any other sign that the Community
Development Director or their designee deems of a public
or community wide interestdoes not require a Permit.
18.3.9Projecting Signage.Signage which is affixed at a right angle beneath a canopy or
marquee or along a fence, wall, or similar structure, shall not require a Permit. Said signs
may beerected over a public sidewalk, so long as it does not extend beyond a point
within two (2) feet of the front edge of the canopy or marqueeor structureand shall
maintain a minimum clearance of eight (8) feet between the bottom of the sign and
the public sidewalk. A maximum of one (1) sign, with a maximum area of three (3)
square feet, is allowed per parcel.Such signs shall not be constructed or located that
it will obstruct the view of traffic or within the public right-of-way.Such signs shall be
allowedfor nonresidential, mixed-use, or multifamily uses only.
18.3.10Sandwich Board Signs (A-Frame Signs).Sandwich board signs, also known as a-frame
signs, are allowed only on the sidewalk in front of the business in Commercial zoning
districts during business hoursand do not require a Permit.They must allow for a clear
path of travel at all times, are not allowed on a public sidewalk or right-of-way,and
shall notinterrupt pedestrian activity.
18.3.11Vehicle Wrap Signs. Signs that are shrink-wrapped on personal vehicles do not require
a Permit.
18.3.12Small Directional and Bulletin Signs. Signs that are small enough as to not be visible
and/or legible from off of the property do not require a Permit.
18.3.13Structure Banners. Banners affixed to buildings, fences, and other structures within non-
single-family residential zoning districts, that are less than or equal to ten (10) percent
to the total structure area, shall not require a permit.
Figure 18.6
18.3.14Gooseneck Reflectors.Gooseneck reflectors and lights
Gooseneck Reflectors
(see Figure 18.6)shall be permitted only on ground signs,
wall signs, and works of art,providedthatthe reflectors
shall be equipped with proper glass lenses concentrating
the illumination upon the area of the sign or work of art so
as to prevent glare upon the street or adjacent property.
Gooseneck Reflectors are not allowed on pole signs.
City of Owasso Zoning Code, Adopted via Ord. 1249125
18.4Prohibited Signs. The following signs classified by location, type, and content are
prohibited.
18.4.1Location.No sign shall be permitted to extend into, above, or be placed in or on any
portion of the publicproperty or public right-of-way limits of anystreet, avenue, or
alley. No signshall be painted, pasted, posted, printed, or nailed to or on any curb,
sidewalk, tree,light pole in a public right-of-way,utility pole, hydrant, or bridge or in
any manner displayed within the public property or public right-of-way limitsof any
street, avenue, or alley except legal notices, identification, informational, or directional
signs erected by a government agency and in compliance with their regulations.The
exceptions to this are areas covered by an overlay district, as identifiedin the Chapter
.
No sign shall be constructed so as to obstruct any fire escape, fire department
connection, required exit, window, or door openingintended as a means of ingress or
egress, nor shall any sign be placed in such a manner as to interfere with any opening
required for ventilation.
No sign shall be constructed in a manner that interferes with any surface or
underground utility structure. Furthermore, placement shall not interfere with natural
or artificial drainage or surface or underground water.
No sign shall be constructed or displayed that is deemed to be hazardous, a danger,
a traffic hazard, causes the potential impediment to rescue personnel in the event of
an emergency, or which constitutes a public nuisance.
No signs shall be constructed or displayed within any sight triangle.
18.4.2Type.Any sign not specifically permitted ina zoning district, includingtemporary signs,
shall be prohibited within such zoning district.
18.4.2.1Portable Signs.Portablesigns, unless allowed as permitted temporary signs
elsewhere in this Code,are not permittedwithin Owasso City Limits, regardless of
zoning district (see Figure 18.7).
Figure 18.7
Portable Signs
18.4.2.2Billboards.Billboards are not permitted within OwassoCity Limits, regardless of
zoning district.
18.4.2.3Spotlights and Searchlights. Lights designed to shine up into the sky to draw
attention to a place or business are prohibited within Owasso City Limits, regardless
of zoning district. Lights at the base of flagpoles are excluded from this provision.
18.4.2.4Moving and FlashingSigns.No movingor flashingsigns shall be permitted in
Owasso City Limits, regardless of zoning district.
18.4.2.5Nuisances.No sign shall be permitted that emits audible sound, vapor, smoke,
odor particles, or gaseous matterin the Owasso City Limits, regardless of zoning
City of Owasso Zoning Code, Adopted via Ord. 1249126
district.
18.4.2.6 Placards, Leaflets, and Handbills. No placards, leaflets, handbills, or similar signs
shall be placed on the exterior wall or window of any building, attached to utility
poles, public property, or placed on vehicles in the Owasso City Limits, regardless
of zoning district.
18.4.2.7 Off-Premise Signs. It shall be unlawful for any person to construct, erect, or maintain
any off-premises sign, regardless of zoning district, within Owasso City Limits. Area
Markers are exempted from the provisions of this Section.
18.4.2.8 Roof Signs. Roof signs are not permitted within Owasso City Limits, regardless of
zoning district.
18.4.2.9 Balloons and Inflatable Signs. Balloons, inflatables, ribbons, streamers, or other
similar materials and devices, illuminated or non-illuminated, that are used to
attract the attention of clients, potential customers and/or the general public are
not permitted within the Owasso City Limits, regardless of zoning district, except
when allowed for a special event by the Community Development Director or their
designee.
18.4.3 Content.
18.4.3.1 Obscene Matter. No person shall display upon any sign or other advertising
structure an obscene, indecent, or immoral matter, or matter that advertises
unlawful activity or true threats.
18.4.3.2 Traffic Safety. No sign shall be erected or constructed in any district within the City
reasonably be confused with traffic signs.
No sign shall be erected or constructed in any district which would, by its color or
nature, tend to be confused with or obstruct sight of traffic signs or traffic signals by
motorists or pedestrians, or which would otherwise constitute a hazard to the safe
and efficient operation of vehicles, or would create a condition which might
endanger the safety of any person.
18.5 Permitted Sign Types and Regulations. Tables 18.1, 18.2, and 18.3 below identify
permitted signs for each zoning district and the specific restrictions for each sign type.
Each sign type is still subject to all other applicable regulations of this Code. Refer to
permitting requirements and regulations. Examples of each type of sign can be seen
in Figures 18.8, 18.9, 18.10, 18.11, 18.12, 18.13, 18.14, 18.15, 18.16, 18.17, 18.18, and
the Owasso Zoning Code may be applicable and supersede the regulations
contained within this Section.
City of Owasso Zoning Code, Adopted via Ord. 1249 127
128
RequiredRequired
Permit Type
Allowed/None Allowed/None
Temporary Sign
Permanent SignPermanent Sign
.
the date of
way.way.way.way
----
ofofofof
----
, fence, wall, or other
3 Districts
within the public rightwithin the public rightwithin the public rightwithin the public right
-
family uses are exempt from these
-
extend extend extend extend
2, and RS
-
1, RS
-
via Ord. 1249
Adopted
Requirements
use, or multifamily uses only; single
-
0) feet above ground level when affixed to a building
are prohibited. are prohibited.
2
(
long as it is located at the entryways of a neighborhood.
Sign Requirements for the AG, RE, RS
City of Owasso Zoning Code,
-
twenty
.1
8
for nonresidential, mixed
Table 1
square feet.
feet.
per development, one (1) additional sign may be allowed when the development is bounded by two or
0) square feet.
eight (48) square feet.
5
-
(
fifty (50)
.
setback at least fifteen (15) feet from ROW.
Maximum cumulative sign area of one hundred (100) square feet.Must be Such signs shall not be constructed or located that it will obstruct the view of traffic or Such signs shall be
removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years frominitial construction, whichever comes first.Maximum height of ten (10) feet.Maximum
area of fortySuch signs shall be permitted requirements.Such signs shall not be constructed or located that it will obstruct the view of traffic or Maximum of one (1) signmore public
street frontages.Maximum height of eight (8) feet.Maximum area of fiftyResidential uses are permitted such a sign so May be illuminated.Digital, LED, full message boards, or similar
signs Such signs shall not be constructed or located that it will obstruct the view of traffic or Maximum area of Maximum of one (1) sign.Residential uses are permitted such a sign
so long as it is located at the entryways of a neighborhood.May be illuminated.Digital, LED, full message boards, or similar signs Such signs shall not project higher than structureMaximum
height of six (6) Maximum area of eight (8) square feet.Such signs shall not be constructed or located that it will obstruct the view of traffic or
Wall
Yard
Type
Banner
Monument
Area Marker
129
Required
Permit Type
Allowed/None
Temporary SignTemporary SignTemporary Sign
Permanent SignPermanent Sign
.
omplex.
the date of
way.way.way.way.way.
-----
ofofofofof
-----
, fence, wall, or other
Districts
within the public rightwithin the public rightwithin the public rightwithin the public rightwithin the public right
family uses are exempt from these
Legacy-
extend extend extend extend extend
via Ord. 1249
use, or multifamily uses only.
Adopted
-
RD, RNX, RM, and RMH
Requirements
use, or multifamily uses only; single
-
0) feet above ground level when affixed to a building
are prohibited. are prohibited.
2
(
family residential, mixed
-
City of Owasso Zoning Code,
Sign Requirements for the
twenty
-
single
-
.2
8
for nonresidential, mixedfor non
Table 1
square feet.
per development, one (1) additional sign may be allowed when the development is bounded by two or
0) square feet.
eight (48) square feet.
5
-
(
fifty (50)
.
Maximum cumulative sign area of one hundred (100) square feet.Must be setback at least fifteen (15) feet from ROW.Such signs shall not be constructed or located that it will obstruct
the view of traffic or Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years frominitial construction, whichever comes
first.Maximum height of ten (10) feet.Maximum area of fortySuch signs shall be permitted requirements.Such signs shall not be constructed or located that it will obstruct the view of
traffic or Maximum of one (1) signmore public street frontages.Maximum height of eight (8) feet.Maximum area of fiftyResidential uses are permitted such a sign so long as it is located
at the entryways of a neighborhood or other residential cMay be illuminated.Digital, LED, full message boards, or similar signs Such signs shall not be constructed or located that it
will obstruct the view of traffic or Maximum height of nine (9) feet.Maximum area of sixteen (16) square feet.Such signs shall be permitted Such signs shall not be constructed or located
that it will obstruct the view of traffic or Maximum area of Maximum of one (1) sign.Residential uses are permitted such a sign so long as it is located at the entryways of a neighborhood
or residential complexMay be illuminated.Digital, LED, full message boards, or similar signs Such signs shall not project higher than structureMaximum height of six (6) feet.Maximum
area of eight (8) square feet.Such signs shall not be constructed or located that it will obstruct the view of traffic or
Wall
Yard
Type
Banner
Feather
Monument
Area Marker
130
SignSign
Required
Permanent Permanent
Permit Type
Allowed/None
Temporary SignTemporary SignTemporary Sign
five
-
equal to
nty
above the
s
the date of
way.way.way.way.way.way.
------
ne hundred and
ofofofofofof
------
District
PF
and
,
Legacy
within the public rightwithin the public rightwithin the public rightwithin the public rightwithin the public rightwithin the public right
..
extend extend extend extend extend extend
, DM, IL, IM, IH
via Ord. 1249
0) square feet in area.
Legacy
10
(
, CH
Adopted
Legacy
Requirements
one hundred
, CS, CG
O
either a pylon/pole sign or a monument sign either a pylon/pole sign or a monument sign
--
City of Owasso Zoning Code,
in excess of the first one hundred (100) feet of said tract up to a maximum of one hundred and fifty
per parcelper parcel
in excess of one hundred (100) feet, additional area may be allowed on each side of the sign equal to
signsign
Sign Requirements for the
-
frontage
eight (48) square feet.
-
.3
frontage
8
ground ground
Table 1
Maximum cumulative sign area of one hundred (100) square feet.Must be setback at least fifteen (15) feet from ROW.Such signs shall not be constructed or located that it will obstruct
the view of traffic or Such signs shall be removed within ninety (90) days after the sale of the last lot in the subdivision or three (3) years frominitial construction, whichever comes
first.Maximum height of ten (10) feet.Maximum area of fortySuch signs shall not be constructed or located that it will obstruct the view of traffic or Maximum height of nine (9) feet.Maximum
area of sixteen (16) square feet.Such signs shall not be constructed or located that it will obstruct the view of traffic or Maximum of one (1) Properties zoned Office or Downtown Mixed
shall not be permitted a pole/pylon sign.May be illuminated.Such signs shall not be constructed or located that it will obstruct the view of traffic or Such signs shall be limited to
twenty (20) feet in height and If the lot or tract has a thirty (30) percent of the (150) square feet.All such structures shall be constructed and erected so that the lowest portion
thereof shall not be less than eight (8) feetlevel of the public sidewalk and fifteen (15) feet above a public drive or alley.No portion of such signs shall extend beyond the property
line.Structural components of such signs, including the pole(s) or structure(s) to which said sign is attached, may not exceed twe(25) percent of the width of the sign cabinet.Maximum
height of six (6) feet.Maximum area of eight (8) square feet.Such signs shall not be constructed or located that it will obstruct the view of traffic or Maximum of one (1) Maximum height
of eight (8) feet.Such signs shall be limited to one hundred (100) square feet in area.Such signs shall not be constructed or located that it will obstruct the view of traffic or May
be illuminated.No portion of such signs shall extend beyond the property line.
If the tract has a front footage in excess of one hundred (100) feet, additional area may be allowed on each side of the signthirty (30) percent of the front footage in excess of the
first one hundred (100) feet of said tract up to a maximum of ofifty (150) square feet.
/
Marker
Pole
Type Yard
Pylon
Banner
Feather
Monument
Area
131
Permit Type
Permanent SignPermanent Sign
above the
t,
Illuminated
signs may not
way, the
-
s (Continued)
of
-
Such
District
PF
and
.
,
Legacy
commercial or industrial districts.
use or district
IM, IH
.
office,
commercial or industrial districts.
, DM, IL,
via Ord. 1249
way.
-
to which it is attached or one hundred and fifty (150) square
of
-
t no sign shall exceed four hundred and fifty (450) square feet.
Legacy
, office,
use or district
Adopted
right
, CH
Requirements
Legacy
total façade area
O, CS, CG
unit complex is allowed one (1) wall sign for each leasable space up to a maximum of
-
City of Owasso Zoning Code,
.
site advertisement.
-
per parcel
Sign Requirements for the
serve as an off
-
.3
8
all signs may be permitted on the exterior of any wall facing other
must be suspended from the building and not resting upon the sidewalk.
Table 1
signs may be permitted on the exterior of any wall facing othersigns
all signs may not be placed on the side or rear wall if said wall abuts to a residential
Maximum of one (1) signSuchbe placed on the side or rear wall if said wall abuts to a residential Such signs shall be limited to ten (10) percent of the wall to which it is attached
or one hundred and fifty (150) square feewhichever is less.All such structures shall be constructed and erected so that the lowest portion thereof shall not be less than eight (8) feetlevel
of the public sidewalk and fifteen (15) feet above a public drive or alley.Such No marquee shall May be illuminated.Such signs shall be attached to a wall that fronts or faces a street
Illuminated wwSuch signs shall be limited to ten (10) percent of the feet, whichever is less. For each one hundred (100) foot increment the structure is set back from the public rightmaximum
area may be increased by fifty (50) percent, provided thaEach leasable space in a building or multiten (10) percent of store front space.
Wall
Type
Marquee
Figure 18.8
Figure 18.9
Area Marker Sign
Awning Sign
Figure 18.11
Figure 18.10
Business Sign
BannerSign
Figure 18.12
Canopy Sign
City of Owasso Zoning Code, Adopted via Ord. 1249132
Figure 18.14
Figure 18.13
FeatherSign
Pole Sign
Figure 18.16
Marquee Sign
Figure 18.15
Projecting Sign
Figure 18.17
Monument Sign
City of Owasso Zoning Code, Adopted via Ord. 1249133
Figure 18.18
Figure 18.19
YardSign
Wall Sign
18.5.1Illumination.If a sign is illuminated, said illumination must be constant, shielded, and
Illumination shall be directed away from any adjacent residential use within two
hundred (200) feet.If illuminated, signs in direct view of traffic signals shall not be red,
green, or amber in color.
18.5.2 Digital Signage. This Subsection shall reference all LED, digital, video, electronic or
similar type signage. The following conditions shall apply to all digital signage:
a.All digital signage shall be counted towards the allowable signage area;
b.Only static images shall be allowed;
c.No video or motion shall be allowed;
d.A minimum of eight (8) second delay between static images shall be required;
e.Brightness shall be turned down during non-daylight hours;
f.No digital signage facing any residential use or district shall be allowed within
two hundred (200) feet; and
g.No such signs shall be allowed within any Agriculture or Residential zoning
district.
Any nuisance caused by digital signage shall be subject to relevant Code
Enforcement action.
18.6Unified Sign Plan. A Unified Sign Plan (USP) is an application requesting approval of a
comprehensive Sign Permit establishing the size, location, and design of signage on
property being developed as a unit. The purpose of a Unified Sign Plan is to provide
for the establishment of signage criteria that is tailored to a specific development or
location and which may vary from the provisions of this Code. The intent of this Section
is to provide for some flexibility in the sign criteria of this Code that promotes superior
design through architectural integration of the site, buildings, and signs.
City of Owasso Zoning Code, Adopted via Ord. 1249134
National or international franchises shall be given reasonable consideration with
respect to company standard logos and lettering styles that are an integral part of the
franchise image and identity. The consideration shall not be without restriction and
shall be within the boundaries of sound zoning practice and planning and in harmony
with the general purpose and intent of the Unified Sign Plan.
All Unified Sign Plans are subject to the following restrictions:
a. All Unified Sign Plans shall include the location, size, height, construction
material, color, type of illumination, and orientation of all proposed signs;
b. All Unified Sign Plans shall be reviewed by the Owasso Planning Commission
and shall conform to all conditions imposed by said Commission prior to the
issuance of a Sign Permit;
c. Unified Sign Plans shall include all signage to be located within the perimeters
of the subject site whether in excess of the provisions of the current sign code
or not;
d. Unified Sign Plans may not propose a total sign square footage exceeding
three (3) square feet of signage per every one (1) linear foot of street frontage
of the subject property; and
e. Unified Sign Plans may not include any prohibited sign.
18.7 Administrative Provisions. Except where otherwise provided, the administrative
provisions herein described shall govern all signs located within the City of Owasso.
18.8 Permits Required. No person shall construct, structurally alter, rebuild, enlarge, extend,
relocate, attach to or support by a building or structure any sign unless a Permit for
such sign has been issued by the City of Owasso, or unless such sign is specifically
exempted from Permit requirements. A permit is not required for a change of copy on
an existing permanent sign (face change-out), nor for the painting or general
maintenance or cleaning of a permanent existing sign, provided that said existing
permanent sign was previously permitted and will not be structurally altered.
It shall be unlawful to change, modify, alter, or otherwise deviate from the terms or
conditions of a Sign Permit.
18.8.1 Temporary Sign Permits. For those signs deemed to be allowed under a Temporary Sign
Permit according to Tables 18.1, 18.2, and 18.3 of this Code, the following conditions
will apply:
a. No off-site temporary signage of any kind is allowed;
b. A maximum of two (2) temporary signs, as permitted under this Code, may
be allowed per parcel;
c. Establishments within multi-tenant non-residential developments are limited
to two (2) temporary signs per establishment, at any given time;
d. A total of four (4) non-consecutive display periods shall be permitted per
parcel, or per establishment in the case of multi-tenant buildings, per
calendar year; and
e. A display period shall not exceed thirty (30) days and shall be followed by
at least thirty (30) days where temporary signage is not displayed.
After a sign has been constructed and/or erected, the applicant shall notify the
Community Development Director or their designee, who shall inspect such sign and
approve the same if it is in compliance with the provisions of this Code. The Community
City of Owasso Zoning Code, Adopted via Ord. 1249 135
Development Director or their designee may, from time to time as they deem
necessary, inspect all signs or other advertising structures regulated by this Code, for
the purpose of ascertaining whether it is secure or whether it is in need of removal or
repair.
18.9 Permit Revocable. All rights and privileges acquired under the provisions of this Section
or any amendment thereto are mere licenses revocable by the Community
Development Director or their designee for violation of the provisions of this Code.
18.10 Construction, Inspection, and Maintenance Standards. Provisions related to
construction requirements of permanent signage shall be as follows.
18.10.1 Materials.
a. Awnings. Awnings may be constructed of cloth or metal. All frames and
supports shall be constructed of metal.
b. Canopy. Canopies must be constructed of fireproof material.
c. Pylon Sign/Pole Mounted. All ground signs/pole mounted, shall have a surface
or facing of non-combustible materials or material approved by the
Community Development Director or their designee, provided that
combustible structural trim may be used thereon.
d. Ground Sign/Surface Mounted. All ground signs/surface mounted, shall be
constructed of materials approved by the Community Development Director
or their designee.
e. Marquees. All marquees, including the anchors, bolts, supports, rods, and
braces thereof, shall be constructed of non-combustible materials and
approved by the Building Inspector.
f. Wall Signs. All wall signs shall have a surface or facing of non-combustible
materials. Provided that combustible structural trim may be used thereon.
However, the surface or facing and structural trim of a wall sign which is
attached to a stone, brick, or masonry wall may be of exterior grade plywood
having a thickness of not less than one half (1/2) inch. No plywood sign shall
be illuminated or in any manner be operated or serviced by electricity.
18.10.2 Letters, Bracing, Anchorage, and Supports.
a. Awnings. Every awning shall be securely attached to and supported by the
building.
b. Ground Sign/Pole Mounted. All letters, figures, character, or representation in
cut out or irregular form, maintained in conjunction with, attached to, or
superimposed upon any ground sign/pole mounted shall be safely and
securely built or attached to the sign structure. This does not exclude the use
of standardized, changeable lettering securely mounted on sign forms. All
ground signs/pole mounted shall be securely built, constructed, and erected
upon foundations, posts, standards, or supports designed to adequately
support the sign.
c. Ground Sign/Surface Mounted. All letters, figures, characters, or representation
in cut out or irregular form, maintained in conjunction with, attached to or
superimposed upon any ground sign/surface mounted shall be safely and
securely built or attached to the sign structure. All ground signs/surface
mounted shall be securely built, constructed and erected upon foundations,
posts, standards, or supports designed to adequately support the sign.
City of Owasso Zoning Code, Adopted via Ord. 1249 136
d. Marquees. Marquees shall be supported solely by the building to which they
are attached, and no columns or posts shall be permitted as support.
e. Wall Signs. All wall signs shall be safely and securely attached to the building
wall.
18.10.3 Maintenance. All signs affixed or attached to the ground or surface and the premises
surrounding the same shall be maintained by the owner or occupant thereof in a
clean, sanitary, and inoffensive condition, free and clear of all obnoxious substances,
rubbish, and weeds. Furthermore, all signs or other advertising structures governed by
this Code, upon inspection by the Community Development Director or their designee
and upon a finding that a sign is damaged or in need of repair, the Community
Development Director or their designee may order the repair or removal of said sign.
18.10.4 Other Requirements. All signs governed under this Code shall be designed and
constructed according to the City Building Code.
18.11 Permanent Sign Permit Fees. Before being granted a Permanent Sign Permit, every
applicant hereunder shall pay to the Community Development Director or their
designee the following Permit Fee for each sign regulated under this Code.
Furthermore, a Permanent Sign Permit shall not be issued until a certificate of public
liability insurance in the amount of one hundred thousand dollars ($100,000) and a
that is in conformity with the statutory requirements of the laws of the State of
Oklahoma.
All fees are exclusive of required Electrical and Building Permit Fees. Fees for all signs
are included in the Comprehensive Fee Schedule as adopted by the Owasso City
Council.
If a Permanent Sign Permit is requested for signs in different categories as outlined
above, whether for one or more businesses, the full cost for the Permit in each category
shall be charged unless a Unified Sign Plan (USP) is submitted.
18.12 Validity. If any Section, Subsection, sentence, clause, phrase, or portion of this Code
is for any reason held invalid or unconstitutional by any court of competent jurisdiction,
such portion shall be deemed a separate, distinct, and independent provision and
such holding shall not affect the validity of the remaining portions thereof.
18.13 Sign Maintenance. All signs permanent, temporary, or otherwise shall be maintained
in good working order at all times. Torn or tattered temporary signs shall be replaced
or removed immediately. Lighted signs shall have all bulbs and fixtures in working order.
City of Owasso Zoning Code, Adopted via Ord. 1249 137
CHAPTER 19
LANDSCAPING, SCREENING, AND FENCING REQUIREMENTS
19.1 Purpose. The purpose of this Chapter is to provide standards that will protect the
health, safety, and general welfare of the public, enhance property values, improve
the appearance of the community, and preserve natural resources, trees, and native
plants. Planting yard regulations are established herein to minimize potential conflicts
between abutting developments, enhance the appearance of buildings and parking
lots, and create a unified and attractive streetscape. These requirements will be
applied to all new development, redevelopment, and building expansion projects
including streetscaping of rights-of-ways. These minimum requirements will:
a. Further enhance the quality of life for Owasso residents and visitors;
b. Reduce soil erosion and increase infiltration in permeable land areas essential
to storm water management and aquifer recharge;
c. Mitigate air, dust, noise, heat, and chemical pollution;
d.
by cooling and shading the surface area and breaking up large expanses of
pavement;
e. Establish landscape theme throughout the City that promotes the overall
character and identity of the community;
f. Promote innovative and cost-conscious approaches to the design, installation,
and maintenance of landscaping while encouraging water and energy
conservation;
g. Promote planting techniques that ensure the long-term health of plant
materials;
h. Screen unsightly equipment, material, or uses from public view and adjoining
properties; and
i. Buffer uncomplimentary land uses.
19.1.1 Concept Illustration. Landscape requirements are based on the illustration shown
below, which depicts the different yard areas referenced in the subsequent Sections
of this Chapter. Figure 19.1 is meant to provide a visual reference for each of the
required planting yards.
City of Owasso Zoning Code, Adopted via Ord. 1249 138
Figure 19.1
Typical Planting Yards
19.1.2General Provisions.
a.Retention of Existing Vegetation.Existing healthy trees, shrubs, and ground
cover shall be retained and incorporated into the Landscape Planto the
maximum extent possible.
b.Design and Installation.Landscape materials shall be installed in
conformance with an approved Landscape Planprepared in accordance
with this Chapter
.
c.Irrigation. Irrigation is required to be installed in all landscape areas.
d.New Development.This Section shall apply to all new development unless
specifically exempted by the SubsectiontitledExemptionsbelow.
e.Change of Use or Enlargement of Existing Development. ThisSection shall
apply to all applications for Building Permits for projects that involve one or
more of the followingor in any other instance where a new or revised site
plan package is required to be reviewed and approved, per the Chapter
:
1.An increase in the number of stories in an existing building on the lot;
City of Owasso Zoning Code, Adopted via Ord. 1249139
2. An increase in the impervious area by more than two thousand (2,000)
square feet;
3. An increase of thirty (30) percent or more in the square footage of
building area or parking lot;
4. Where an existing parking area is altered or expanded to increase the
number of spaces to a total of more than twenty (20), interior
landscaping shall be provided on the new portion of the lot in
accordance with this Chapter; and
5. A change in the use of a property that has no landscaping beyond sod
or turf grass shall be required to install landscaping as per this Section if
the building or parking lot is expanded by more than twenty-five (25)
percent. The Community Development Director or their designee shall
be allowed some degree of flexibility with regards to these requirements
should there be unusual circumstances, but the spirit of the regulations
shall be maintained.
f. Requirements for Downtown Development. Due to the unique nature of
downtown development, landscaping shall be reviewed and approved on a
case-by-case basis as determined by the Community Development Director
or their designee. Requirements outlined in this chapter must be met, to the
Development Director or their designee to the requirements outlined in this
chapter, as mentioned above, should be made taking this into consideration.
g. Community Development Review. All requirements from this Chapter shall be
met prior to issuance of any Certificate of Occupancy (C/O). Any deviation
from the approved Landscape Plan, Site Plan, or from the requirements set forth
in this Chapter shall require approval from the Community Development
Director or their designee. Alternative designs, materials, or methods may be
brought to the Community Development Director or their designee for
consideration, but the intent of the regulations shall be met with each project.
Any decision made by the Community Development Director or their designee
may be appealed to the Owasso Board of Adjustment (BOA).
h. Exemptions. The following development types are exempted from the
requirements of this Chapter:
1. Individual single-family and two-family dwellings on separate lots,
where such residential use is the primary use on the lot;
2. New single-family detached and two-family subdivisions with four (4) or
fewer lots and four (4) or fewer dwellings; and
3. Temporary uses approved pursuant to this Chapter.
19.1.3 Interpretation of Landscaping Terms. Where necessary to interpret the precise
meaning of technical landscaping terms used in this Section, reference shall be made
to American Nursery and Landscape Association. The definitions in the Chapter titled
Definitions in the Owasso Zoning Code shall apply to the regulation and control of
landscaping within this Section. Figure 19.2 illustrates common tree descriptions and
shall be used to interpret any issues relating to the planting, care, and maintenance of
City of Owasso Zoning Code, Adopted via Ord. 1249 140
trees.Figure 19.3 and the SubsectiontitledSize Standardsbelow shall be used to
interpret plant sizes as part of the requirements of this Chapter.
Figure 19.2
Tree Descriptive Terms
Figure 19.3
Typical Sizes of Landscaping Plants
15
6-15
< 4
19.2Landscape Plan.
19.2.1General Requirements.These following standards shall apply to all areas where
landscaping is required:
a.Required landscaping shall not include artificial plants or trees or other artificial
vegetation;
City of Owasso Zoning Code, Adopted via Ord. 1249141
b. Landscape areas shall be kept free of trash, litter, and weeds;
c. Materials other than plants may be proposed to meet some of the landscape
requirements. Hardscaping, xeriscaping, and water features may be proposed
as a part of any Landscape Plan, so long as the plan meets the intent of the
Chapter;
d. No Site Plan submitted to the Community Development Department prior to
the effective date of these landscape regulations shall be required to conform
to the landscape regulations herein, except those that meet the requirements
of the Subsection titled Change of Use or Enlargement of Existing
e. All Landscape Plans shall be reviewed by the Community Development
Department as part of the Site Plan review process. Upon completion of the
review, the Community Development Director or their designee shall:
1. Approve the Landscape Plan as complying with the requirements of this
Chapter and rules and regulations;
2. Approve the Landscape Plan with conditions that bring it into
compliance with the requirements of this Chapter and rules and
regulations; or
3. Reject the Landscape Plan as failing to comply with the requirements
of this Chapter.
19.2.2 Plan Requirements. Landscape Plans shall accompany any application for Site Plan
approval and be submitted in conformance with the requirements listed below.
Landscape Plans shall inlcude:
a. The date, scale, north arrow, project name, and the name of the owner and
designer;
b. The location of property lines and dimensions of the tract;
c. The approximate center line of existing water courses, the approximate
location of significant drainage features, the location and size of existing and
proposed streets and alleys, existing and proposed utility easements, and
overhead utility lines on or adjacent to the lot, existing and proposed fire
hydrants on or adjacent to the lot, and existing and proposed sidewalks on or
adjacent to the lot;
d. The location, size, and type (tree, shrub, ground cover, berms, or grass) of
proposed landscaping and the location and size of the proposed landscaped
areas;
e. Planting details and/or specifications;
f. The location, size (caliper and height), condition, and common name of any
existing tree for which tree protection credit is requested shall be indicated.
The method of protecting the existing trees which are to be retained from
damage during construction shall be described;
g. A description of the type of irrigation system to be used and, if necessary,
drawings of such system; and
h. The schedule of installation of required landscaping and appurtenances,
City of Owasso Zoning Code, Adopted via Ord. 1249 142
19.2.3 Installation Timeline. With the exception of trees, all required landscaping materials
shall be installed and approved prior to the issuance of a final Certificate of
Occupancy (C/O) for multi-family, commercial, and industrial developments or
issuance of the first Building Permit for single-family or two-family developments. The
installation of trees may be delayed up to but no greater than one-hundred-and-
twenty (120) days due to seasonal weather, provided that a signed letter from the
applicant is submitted stating the date when the tree planting will be completed. It is
stth
recommended that planting of trees occur from October 1 to December 15, or from
stth
March 1 to May 15.
19.2.4 Violations. Failure to maintain required landscaping, to replace dead or destroyed
plant material as part of the approved Landscape Plan, or to adhere to an approved
Landscape Plan shall constitute a zoning violation subject to any and all remedies set
forth in the Chapter titled Enforcement in the Owasso Zoning Code.
19.2.5 Variances. Variances to this Chapter may be granted with approval from the Owasso
Board of Adjustment (BOA). Minor alterations that would qualify as a Minor Variance
may be approved by the Community Development Director or their designee.
19.3 Street Yards.
19.3.1 Purpose. The purpose of street yards is to provide continuity of vegetation along the
street right-of-way, creating a pleasing view from the road, and establishing a transition
from vehicular thoroughfares, pedestrian areas, or the built environment. Minimum
dimensions shall apply and shall be measured horizontally. Widths shall be measured
from the respective right-of-way/property line. Where street yards turn at street
corners, the length measurements determining plant quantities shall not be required
to overlap. Table 19.1 below summarizes the street yard requirements.
19.3.2 Standards for Non-Residential and Multi-Family Uses. Development of all non-
residential (commercial, office, industrial, public facilities), multi-family, and mixed-use
type uses shall provide a street yard adjacent to all highways, frontage roads, arterial
and collector streets, internal drives, and entrances through non-residential districts to
residential subdivisions. The street yard shall comply with the following standards:
a. Width. The street yard shall be a minimum width of twenty (20) feet for multi-
family development, and ten (10) feet for all other development subject to this
Section, exclusive of street right-of-way and sidewalk. However, the
Community Development Director or their designee may reduce the width of
the required street yard during Site Plan review if the reduction is required for
public improvements.
b. Tree Requirements. Within the street yard, one (1) shade tree shall be planted
for every fifty (50) linear feet. The number of required trees shall be calculated
based on the linear frontage of the required street yard, inclusive of driveways,
and shall be rounded to the nearest whole number. Trees may be grouped
together or evenly spaced in the street yard. In the event that overhead utility
lines are present that would interfere with the growth of a shade tree, the
applicant may exchange them with ornamental trees at a two (2) to one (1)
ratio.
c. Parking Lot Screening. Parking lots and drives abutting a street yard that is less
than thirty (30) feet in width in all developments shall be screened with either
plant material, berms, walls, or a combination thereof. If shrubs are used for
screening they may be placed within the street yard but are in addition to the
required number of trees. In no case shall shrubs used for screening be more
City of Owasso Zoning Code, Adopted via Ord. 1249 143
than four (4) feet from the edge of the parking lot. Shrubs shall be at least
eighteen (18) to twenty-four (24) inches in height at the time of planting and
shall be of a type and species that will attain a minimum height of three (3)
feet, one (1) year after planting at which time they will form an opaque screen
that will be continuous in nature with no gaps in between the plantings. Shrubs
shall be maintained to a height of no more than four (4) feet during their life
span.
1. As an alternative to the shrub requirement, a berm or masonry wall may
be used lieu of the required shrubs. If a berm is used the number of
required shrubs may be reduced by fifty (50) percent. The berm or
masonry wall must be at least three (3) feet but no more than five (5)
feet in height. Masonry walls shall be of decorative and/or textured
design. Standard smooth faced CMU block is not allowed as a
screening wall material.
2. All loading and service areas, including driveway pavement that serve
them, shall be screened from all abutting properties and/or public
rights-of-way by a wall, fence, hedge, berm, or other durable
landscape barrier. Non-living screen barriers shall be no less than six (6)
feet tall at the time of installation. Living screen barriers shall reach a
height of no less than six (6) feet two (2) years after installation. All
material shall provide a year-round opaque screen.
3. All screening material shall be placed in such a way as to not obscure
the vision of motorists and must be out of the sight triangles as defined
in the Site Design Standards.
Landscape plants that are within the sight triangles shall not reach a
mature height of more than eighteen (18) inches.
d. Location of Required Plantings. Required plantings should be planted an
adequate distance, at least five (5) feet or more as required by the utility
company in question, from buried utility lines. Conflict with buried utility lines
does not waive a property owner from these regulations, but the Community
Development Director or their designee may allow for the relocation of
required tree plantings elsewhere on the site in the event that buried utility lines
prevent the desired location of these plantings as described by Code.
19.3.3 Standards for Single-Family Residential Uses.
19.3.3.1 Subdivision Standards. A Landscape Plan is required for the arterial entrance(s) to
single-family, duplex, or townhome residential developments unless otherwise
exempted within this Chapter. The location and types of landscaping shall be
reviewed by the Technical Advisory Committee at the time of plat review to ensure
upon. All landscaping shown on the approved Landscape Plan shall be planted
prior to the issuance of any final inspection for any dwelling unit within the
subdivision. A HAssociation (HOA) shall be required to provide
perpetual maintenance of the landscaped areas.
19.3.3.2 Street Yard. All developments of single-family residential uses shall provide a street
yard adjacent to all highways, frontage roads, arterial and collector streets, and
entrances. The street yard shall comply with the following standards:
a. At least one (1) shade tree and one (1) ornamental tree and three (3) large
shrubs per fifty (50) linear feet of frontage along an arterial street shall be
City of Owasso Zoning Code, Adopted via Ord. 1249 144
planted. The number of plants shall be calculated solely on the linear
footage and shall be rounded to the nearest whole number. The plant
material may be grouped together or evenly spaced. If the material is
grouped, at least one (1) tree per fifty (50) linear feet of frontage is still
required. In the event that overhead utility lines are present that would
interfere with the growth of a shade tree, the applicant may exchange
them with ornamental trees at a two (2) to one (1) ratio;
b. Any non-residential use allowed in a residential district by a Specific Use
Permit (SUP) shall meet the non-residential landscaping requirements set
forth in the Section titled Standards in Non-Residential and Multi-Family
Districts above;
c. As a general rule all required landscape material shall be located outside
the arterial street right-of-way. Landscape material may be placed five (5)
feet inside of street right-of-way in order to miss obstacles or due to physical
limitations of the property. If landscape material is located five (5) feet into
the arterial street right-of-way, the sidewalk may be serpentine to allow
landscape material to be placed in pocket areas as long as the tree-to-
pavement distance of at least four (4) feet is maintained; and
d. For landscape material that is to be installed along an arterial street, a
fence and a landscape easement of at least ten (10) feet in width shall be
provided and shown on the recorded plat. Wood fencing shall utilize
galvanized steel posts and the smooth side of fence shall face towards the
street. Smooth faced CMU block is not a permitted fencing material. A
berm may substitute for a fence. Said berm shall be no less than four (4)
feet in height with side slopes no greater than a three (3) to one (1) ratio.
19.3.3.3 Landscape Reserve. If a "landscape reserve" is designated on the plat next to an
arterial street, the building setback line for lots adjacent to the landscape reserve
may be measured from the planned right-of-way.
19.4 Interior Parking Lots.
19.4.1 Non-Residential and Multi-Family Uses. For all non-residential (commercial, office,
industrial, public facilities), multi-family, and mixed-use type uses, landscaped areas
shall be established and maintained in off-street parking areas as follows:
a. For non-residential uses, at least one (1) shade tree and six (6) small shrubs shall
be planted for every fifteen (15) parking spaces. For multi-family uses, at least
one (1) shade tree and (8) small shrubs shall be planted for every ten (10)
parking spaces;
b. The number of required trees shall be rounded up to the nearest whole number.
Landscape material shall be planted inside or within fifteen (15) feet of the
edge of the back of the curb around the perimeter of the parking lot, but shall
not be placed in the street yard required in the Section titled Standards in Non-
Residential and Multi-Family Districts above;
c. These requirements can be met by placing a portion of the required plantings
within internal and entry landscape islands.
City of Owasso Zoning Code, Adopted via Ord. 1249 145
19.4.2Entry Islands. Landscape islands with a planting area measured at least nine (9) feet
in width (measured face of curb to face of curb) and a minimum length of eighteen
(18) feet in length shall be provided on each side of all drives that provide access from
the street tothe property (see Figure 19.4). Length of said islands may be required to
be longer than eighteen (18) feet depending upon the size and intensity of the use.
Entryislands shall contain at least one (1) shade tree. In addition, entryislands shall be
landscaped with shrubs, lawn, ground cover, and other appropriate material not to
exceed three (3) feet in height.All landscaping within entry islands may count towards
the required number of Interior Parking Lot plantings, as outlined in this Chapter.
Figure 19.4
Entry Islands
Landscaped Islands
along Entry Aisle
19.4.3Internal Planting Islands. Planting islands shall be located at each terminus of each
single row of parking. When a single row of parking contains more than fifteen (15)
parking spaces, planting islands shall be located at intervals between each terminus.
The intervals shall be such that planting islands within a single row of parking shall be
separated by no more than fifteen (15) parking spaces (see Figure 19.5).
Figure 19.5
Internal Islands
All Parking Rows Must
Terminate in a
Maximum 15
Landscaped Island
Landscaped Entry
Spaces in a Row
Drive
City of Owasso Zoning Code, Adopted via Ord. 1249146
Planting islands shall contain at least one (1) shade tree. In addition, planting islands
shall be landscaped with shrubs, lawn, ground cover, and other appropriate material
not to exceed three (3) feet in height.All landscaping within internal islands may count
towards the required number of Interior Parking Lot plantings, as outlined in this Section.
Such planting islands shall have a minimum area of one hundred and fifty (150) square
feet. In double rows of parking, a planting island required for one row may be
combined with a planting island required for another row, in which case the minimum
areashall be three hundred (300) square feet.
19.4.4Litter Control.In parking lots that contain two hundred (200) or more parking spaces,
for every row of parking provided, at least one (1) trash receptacle shall be provided.
The receptacle shall be affixed to the ground and shall be of a decorative nature. The
receptacle shall be designed to keep trash from blowing out and shall be regularly
emptied and maintained by the property owner. Trash receptacles may be placed
within landscape islands.
19.4.5Sites Less than Two Acres. For development sites less than two (2) acres, interior parking
lot areas of pavement shall contain the following:
a.Entry Islands. Entry driveway islands shall be provided in accordance with the
SubsectiontitledEntry Islandsabove.
b.Internal Islands. Thereshall be no requirements for planting islands for every
fifteen (15) parking spaces, however no parking space shall be located more
than sixty (60) feet from a landscaped yard (as depicted in Figure 20.1), and
landscape islands shall be placed at the beginning and end of each row of
parking stalls. Said islands shall contain at least one hundred (100) square feet.
19.4.6Pedestrian Island. For parking lots in excess of two hundred and fifty (250) spaces, a
pedestrian landscape island (see Figure 19.6) containing a sidewalk shall be installed
for the entire length of a parking aisle. Said island shall align with the main entrance
to the building, shall be bounded on both ends by perpendicular landscape islands,
shall be a minimum of at least ten (10) feet wide with a five (5) foot unobstructed
sidewalk in the middle OR twelve (12) feetwide with a five (5) foot unobstructed
sidewalk along oneside. Curb stops or additional width may be required to maintain
the five (5) foot clearance.Figure 20.6 provides an example of a pedestrian island.
The walkways shall be built with ADA accessible ramps at intervals throughout.
Figure 19.6
Pedestrian Island
City of Owasso Zoning Code, Adopted via Ord. 1249147
19.4.7Landscaping Protections. All parking lot landscaped areas and islands shall be
protected by a raised six (6) inch concrete curb or shall be designed as raingardens
with inlets for stormwater. Pavement shall not be placed closer than four (4) feet from
the trunk of a tree.
19.4.8Alternative Parking Lot Island Design. Parking lot islands as described in the
SubsectiontitledInternal Islandsabove may be constructed as rain gardens in
order to reduce costs associated with detention and storm water infrastructure.
Figures 19.7 and 19.8 provide examples of such techniques.If such techniques are
employed, the number of required parking stalls may be reduced by twenty-five (25)
percent.
Figure 19.7
Bioswale
Figure 19.8
Alternative Parking Lot Design
City of Owasso Zoning Code, Adopted via Ord. 1249148
19.4.9 Expansion of Uses. The expansion of an existing use, structure, or parking lot that meets
the criteria set forth in the Subsection titled Change of Use or Enlargement of Existing
Development above shall be required to bring the entire site into compliance with
this Section.
19.4.10 Yard Calculations. Landscaping as required within a planting yard shall be counted
for only that planting yard and shall not be used in calculating the minimum quantity
for any other planting yard. Table 19.1 below summarizes the parking lot yard
requirements.
19.5 Buffer Yards.
19.5.1 Purpose. Buffer yards are intended to ensure that an area of appropriate size and
density of plantings is planted or preserved between zoning districts and/or uses. Buffer
yard widths shall be measured from the respective property line, except where buffer
yards are permitted to straddle property lines, as set forth in the Subsection titled
Reductions in Required Buffer Yard Permitted below. Where buffer yards turn at
property corners, the length measurements determining plant quantities shall not be
required to overlap. Table 19.1 below summarizes the buffer yard requirements.
City of Owasso Zoning Code, Adopted via Ord. 1249 149
150
N/AN/AN/AN/AN/A
(1) shade tree and one (1)
Single Family Development
ornamental tree and three (3)
of frontage along arterial street.
Minimum ten (10) feet wide, one
large shrubs per fifty (50) linear feet
,
via Ord. 1249
wide.
Adopted
round opaque
-
Residential and
-
)
Development Type
Family, Industrial
Buffer Yard Requirements
-
.1
19
Residential Development
spaces.
-
requirements.
residential uses.
Table
every fifteen (15) parking spaces.
Family
-Multi
Civic/Public Facilities
power lines are present.
City of Owasso Zoning Code,
uses. Screening methods vary.
family districts: twenty (20) feet
-
material, walls or berms to achieve the
Single
the square footage of the building.
-
screen no less than six (6) feet in height.
Multi
family districts: at least one (1) tree and (8) small
Non
-
(Commercial, Office, Multi
plant
residential districts: at least one (1) tree and six (6)
section titled
-
One (1) shade per fifty (50) linear feet or two (2)
Required if street yard is less than thirty (30) feet.
shrubs shall be planted for every ten (10) parking
small shrubs for
more than 15 parking spaces, at intervals between For all other districts: ten (10) feet wide for all other.
parking and, when a single row of parking contains
each terminus for lots more than 2.5 acres. (See the
ornamental trees per fifty (50) linear feet if overhead
Sub
Opaque screen no higher than four (4) feet. May use
Ten (10) feet for commercial and office uses abutting Twenty (20) feet for industrial Uses abutting residential
Multi
Fencing or vegetation to provide year
Planting islands at each terminus of each single row of
Non
Foundation plantings required. Widths vary in relation to
Areas
Interior
Element
Loading
Screening
Buffer Yard
Parking LotStreet YardParking Lot
Landscape
Service and
Building Yard
19.5.2 Buffering of Development Adjacent to Residential Uses.
19.5.2.1 Multi-Family, Commercial, Office, and Public Facility Uses. Whenever a non -
residential use is proposed adjacent to residential district or a residential use, the
non-residential use shall provide a landscaped buffer of at least ten (10) feet in
width within the non-residential property. Any non-residential use that abuts a
residential use or district shall provide a screening fence or wall at least six (6) feet
in height along the entire property frontage abutting the residential use.
Additionally, all multi-family uses shall be screened from adjacent single- and two-
family uses by a screening wall or fence and these buffer yard planting
requirements. The buffer shall provide landscaping utilizing one of the following
methods:
a. One (1) medium or large evergreen tree or two (2) ornamental trees, plus
ten (10) medium shrubs for every thirty (30) linear feet or portion thereof of
adjacent exposure to the adjoining lot;
b. One (1) medium to large evergreen tree plus five (5) large shrubs for every
thirty (30) linear feet or portion thereof of adjacent exposure to the
adjoining lot;
c. One (1) large evergreen tree plus one (1) large shade tree or two (2)
ornamental trees for every thirty (30) linear feet or portion thereof of
adjacent exposure to the adjoining lot;
d. Installation of a berm with a height of no less than four (4) feet (with a three
(3) to one (1) ratio side slopes maximum) planted with one (1) medium or
large evergreen or shade tree or two (2) ornamental trees, plus five (5) small
or medium shrubs for every thirty (30) linear feet or portion thereof of
adjacent exposure to the adjoining lot; or
e. One (1) medium or large evergreen tree, plus (5) five medium or large
shrubs for every forty (40) linear feet or portion thereof of adjacent exposure
to the adjoining lot.
If the fence or wall is constructed with brick, stone, split faced block, or
similar material then the shrub requirements listed above may be reduced
fifty (50) percent subject to approval by the Community Development
Director or their designee.
Specific Use Permit (SUP) uses adjoining residential uses shall be required to provide
a landscape buffer using one of the above methods as determined by the
Community Development Director or their designee, Owasso Planning
Commission, or Owasso City Council.
19.5.2.2 Industrial Uses. Whenever an industrial use is proposed adjacent to property with a
residential use or residential district, the non-residential use shall provide a
landscaped buffer of at least twenty (20) feet in width within the non-residential
property. Any industrial use that abuts a residential use or district shall provide a
screening fence or wall at least eight (8) feet in height along the entire property
frontage abutting the residential use. The buffer shall provide landscaping utilizing
one of the following methods:
a. Two (2) medium or large evergreen trees, plus eight (8) large shrubs for
every forty (40) linear feet or portion thereof of adjacent exposure to the
adjoining lot;
b. One (1) medium to large evergreen tree and one (1) large shade tree for
every thirty (30) linear feet or portion thereof of adjacent exposure to the
adjoining lot;
City of Owasso Zoning Code, Adopted via Ord. 1249 151
c. Installation of a berm with a height of no less than four (4) feet (with a three
(3) to one (1) ratio side slopes maximum) planted with one (1) medium or
large evergreen tree, plus five (5) medium shrubs for every forty (40) linear
feet or portion thereof of adjacent exposure to the adjoining lot; or
d. Two (2) medium or large evergreen trees, plus three (3) medium or large
shrubs for every forty (40) linear feet or portion thereof of adjacent exposure
to the adjoining lot.
If the fence or wall is constructed with brick, stone, split faced block, or similar
material then the shrub requirements may be reduced fifty (50) percent subject to
approval by the Community Development Director or their designee.
Specific Use Permits (SUPs) in industrial districts that adjoin residential uses shall be
required to provide a landscape buffer using one of the above methods as
determined by the Community Development Director or their designee, Owasso
Planning Commission, or Owasso City Council.
19.5.3 Standards for Buffer Yard Development.
19.5.3.1 Prohibited Uses. The construction of any building or the placement of any
mechanical equipment within the landscape buffer yard is not permitted except
for equipment necessary for the provision of utilities. Signs may be placed within
the buffer yard consistent with the Chapter titled Signs in the Owasso Zoning
Code. Active recreational uses, such as play fields, swimming pools, racquetball
and tennis courts, or other active, structured recreational uses, or circulation drives
and parking lots, shall not be permitted in the buffer yard.
19.5.3.2 Permitted Uses. The following other uses may be permitted in a buffer yard
provided that none of the required plant material is eliminated, the intended
screening is accomplished, the total width of the buffer yard is maintained, and all
other requirements of this Section are met:
a. Passive recreation;
b. Sculpture, outdoor furniture, picnic areas, golf courses, or pedestrian, bike
or equestrian trails;
c. Storm water detention or retention basins; and
d. Parks and open space.
19.5.3.3 Reductions in Required Buffer Yard Permitted. Where a dedicated buffer yard
exists on an abutting property, a reduction or elimination in a buffer yard for a
property to be developed may be approved by the Community Development
Director or their designee, subject to the following:
a. The adjoining property owners have provided a written agreement
restricting the use of the dedicated buffer yard to uses provided for in this
Section;
b. Maintenance of the existing buffer yard is consistent with the requirements
of this Section; and
c.
Section. The net buffer shall include the cumulative total for both required
buffers.
19.5.3.4 Existing Vegetation. Existing healthy vegetation may be counted toward required
landscaping. In order to do so, the Landscape Plan shall indicate the type,
number, and size of existing plants which are sufficient to comply with the
respective buffer yard. It shall not be necessary to indicate the total inventory of
City of Owasso Zoning Code, Adopted via Ord. 1249 152
existing plants. Only plants required to meet the provisions of this Chapter shall be
required to be listed.
19.5.3.5 Application toward Setback Requirement. Buffer yard areas shall be counted
towards the required building setbacks.
19.5.3.6 Designation of Buffer Yard as Landscaped Area. Buffer yards shall be designated
as landscaped areas on the application for development approval and as
landscape easements when shown on a subdivision plat. The buffer yard shall be
recorded with the title of the property as a landscape buffer yard easement.
19.5.3.7 Buffer Yard on Property Line. When platting abutting lots, the applicant may
dedicate a buffer yard that straddles the property line, provided the cumulative
buffer width is maintained for both yards.
19.5.3.8 Existing Fences. It is the responsibility of the non-residential or multi-family,
whichever the case may be, developing property to provide the buffer yard.
Existing perimeter fences that may be present in an existing single-family
neighborhood, for example, do not relieve the developing property owner(s) from
providing the required buffer yard. If existing fences are present on adjoining
properties the fencing requirement may be waived, if the developing property
owner can secure in writing letters from adjoining property owners supporting the
continuance of the existing fence. However, this does not relieve the applicant
from future repairs or maintenance should said fence be damaged or need
replacement.
19.5.4 Exemptions. Certain uses are exempt from the buffer requirements as described in this
Section. Exemptions include, but are not limited to the following:
a. Lots or parcels on which the uses or buildings demonstrate compatible design
elements and are linked to adjacent lots or buildings by a common system of
sidewalks or other pedestrian walkways across property lines;
b. Lots or parcels separated by a public street right-of-way greater than thirty (30)
feet in width;
c. Lots or parcels separated by a railroad right-of-way; and
d. Between similar land uses if one (1) of the following scenarios exists:
1. In instances where similar or compatible land uses are immediately
adjacent to one another and the installation of a buffer yard between
the uses would negate the effectiveness of the development of those
properties or impede the flow of traffic and pedestrians; or
2. In instances where similar or compatible land uses are immediately
adjacent to one another and the change in the topography is such
that the installation of a buffer yard between the uses would negate
the effectiveness of the requirement for a buffer yard. In such cases the
developer would be required to provide a coordinated landscape
development plan that shows the quantity and location of the
proposed landscaping.
If the developer is exempted from the required buffer yard, this exemption does not
relieve the developer from providing the required plant material as if the property were
developed as individual parcels. Should a developer not agree to all of the above
conditions, all Buffer Yards associated with development must be installed per the
current requirements of this Section.
City of Owasso Zoning Code, Adopted via Ord. 1249 153
19.6 Building Yards.
19.6.1 Purpose and Applicability. For all non-residential (commercial, office, industrial, public
facilities), multi-family, and mixed-use uses, building yard plantings shall be required.
The purpose of building yards is to aesthetically and visually enhance the appearance
of buildings. Building yards shall be provided along the portion(s) of the building facing
any adjacent off-street parking area, excluding loading/unloading areas. Minimum
dimensions shall apply, and be measured, horizontally. Widths shall be measured from
the respective front wall of the building. Where building yards turn at building corners,
the length measurements determining plant quantities shall not be required to overlap.
Building yards shall be of different types, based upon the size of the structure around
which the building yard is to be located. The width of the building yard and the density
of plantings shall increase as the size of the structure around which the building yard is
to be located increases. Entrance walkways to buildings may cross building yards. The
width of the entrance walkway shall not be calculated as part of the length of the
building yard for purposes of determining the total required landscaping. Table 19.2
summarizes the building yard requirements.
19.6.2 Yard Types. There shall be three (3) different categories of building size for purposes
of determining the building yard type. The Community Development Director or their
designee may allow for alternative compliance to the required building yards. Such
alternatives may include, but are not limited to, providing foundation plantings along
the sides and back of the building, spreading the required amount of building yard
plant material to other areas on the site, or in some instances providing large
planters. Buildings less than three thousand (3,000) square feet are exempt from the
requirements of this Section.
a. Category 1. Buildings 3,000 square feet to 9,999 square feet of building
footprint.
b. Category 2. Buildings 10,000 square feet to 99,999 square feet of building
footprint.
c. Category 3. Buildings 100,000 square feet of building footprint and over.
19.6.3 Building Yard Calculations. Table 19.2 identifies the building yard requirements based
on the size of the structure around which the building yard is to be located.
Table 19.2 Building Yard Landscaping Requirements
Building Required Required Required Small
Width
Yard Shade Trees Ornamental or Medium Evergreen Shrubs
(Minimum)
Category (Minimum) Trees (Minimum) (Minimum)
1 4 feet N/A 1 per 30 linear feet 8 per 30 linear feet
2 6 feet 1 per 50 linear feet 1 per 50 linear feet 12 per 30 linear feet
3 8 feet 1 per 50 linear feet 1 per 50 linear feet 16 per 30 linear feet
19.7 Screening Required.
19.7.1 Mechanical Equipment and Service Areas. Mechanical equipment, trash and recycle
bin enclosures, dumpsters, loading docks, and service yards located at ground level
shall be screened with visual barriers from all adjacent properties, public roadways,
parks, or other public areas. Trash enclosures and dumpster areas shall be constructed
of material that is architecturally compatible with that of the main structure and shall
be a minimum of six (6) feet in height (see Figure 19.9). Additionally, the following
standards shall apply to all trash enclosures, recycle bins, and/or dumpster areas:
a. A concrete approach loading pad shall be constructed in front of all refuse
enclosures. Such pad shall be at least twelve (12) feet wide by twelve (12) feet
long, and a minimum of six (6) inches thickness of concrete; and
City of Owasso Zoning Code, Adopted via Ord. 1249 154
b.An unobstructed approach path of not less than fifty (50) feet in length shall be
required to allow a thirty-five (35) foot long collection truck to access the refuse
structure, unless the Community Development Director or their designee
determines that the property is constrained by unique size or location. A turn-
around area of sufficient length shall be provided to allow the collection truck
to exit without backing out onto public right-of-way (see Figure 19.10).
Figure 19.9
Trash Enclosures and Dumpster Areas
Figure 19.10
Dumpsters and Recycled Material Bins
19.7.2Utilities.Utility sub-stations shall be screened with either opaque fencing or large
evergreen shrubs reaching a height of no less than six (6) feet at maturity.
Where possible, transformers and other above ground utility boxes shall be screened.
All screening materials shall meet the utility company standards.
City of Owasso Zoning Code, Adopted via Ord. 1249155
19.7.3Rooftops.The architectural design of buildings shall incorporate design features which
screen, contain, and conceal all rooftop heating, ventilation, air conditioning units, or
similar units around all sides (see Figure 19.11). This can be accomplished using
parapets or screening boxes around the individual units, or a combination of the two.
Figure 19.11
Mechanical Equipment Screening on Roofs
Rooftop
Equipment
Parapet Wall Equal to Equipment Height
Rooftop Equipment
Screening Equal to Equipment Height
Materials Match Primary Façade
19.7.4 Outdoor Storage Areas. When permissible outdoor storage is utilized, such storage shall
be visually screened from properties zoned office or residential, public streets, and
alleys by an opaque fence not less than six (6) feet in height or by a building structure.
Outside storage areas shall be placed on an all-weather surface. An aggregate base
course (ABC) may be used so long as separator fabric is placed beneath the ABC to
reduce weeds and grass. The required screening fence may be part of theLandscape
Plan requirement outlined in this Chapter.
19.7.5Outdoor Display Areas. In all districts where the outside display of merchandise for sale
is permitted, such display shall be allowed only as an accessory use to the primary use
on the same lot or tract of land.
In all districts where the outside display of goods is permitted, such display of goods for
sale incidental to a retail use shall not be required to be screened in accordance with
the provisions in this Chapter.
In all districts where the outside display of goods is permitted, such display shall conform
to all of the following requirements:
a.Where outside display is located adjacent to a building, an unoccupied area
of not less than four (4) feet in width shall be provided for pedestrian access
between any outside display and vehicle overhang areas of any adjacent
parking lot;
b.In no instance shall outside display of merchandise be located within, nor
encroach upon, a fire lane, maneuvering aisle, unimproved surface, or
landscaped area;
c.Outside display shall be situated so as not to create a visibility obstruction to
moving vehicles within a parking lot;
d.The area devoted to outside display shall not exceed five (5) percent of the
total floor area of the building occupied by the use to which such outside
display is accessory;
e.Outside display shall not block or impede access to a fire connection;
f.Outside display shall be prohibited in any right-of-way except where allowed
by a license agreement with the City; and
City of Owasso Zoning Code, Adopted via Ord. 1249156
g.Any parking stalls covered by outdoor display areas shall not be included in the
parking calculations for the proposed use.
19.8Tree Preservation Credits.
19.8.1Tree Protection and Replacement.The purpose of this Section is to establish incentives
for the preservation of existing trees within Owasso and to provide guidelines for the
protection of trees during construction,development, or redevelopment.
19.8.2 Earth ChangePermit.An Earth Change Permit may be required per the adopted
Engineering Design Criteria and Construction Standards of the City of Owasso.Clear-
cutting should be avoided at all costs as the preservation of existing trees provides a
benefit to the community.
19.8.3Tree Preservation Credits. For every existing tree that is preserved in an area where
landscaping is required by this Chapter, the developer shall be given credit in
accordance with the following table. Only trees in good condition having been
protected in accordance with the SubsectiontitledLandscape Maintenancebelow
shall be considered for credit. The Table 19.3below references the caliper of the tree
measured at Diameter Breast Height (DBH):
Table 19.3 Tree Preservation Credits
Diameter Breast HeightCredit
Less than 2 inchesNo credit
2 to 3 inches1 tree
4 to 16 inches2 trees
17 to 30 inches3 trees
Larger than 30 inches4 trees
19.9Design Considerations.
19.9.1Overhead UtilityLines.The presence of overhead utilitylines requires street yard trees
to be ornamental trees. In the event that overhead utilitylines are present that would
interfere with the growth of a shade tree, the applicant may exchange them with
ornamental trees at a two (2) to one (1) ratio.Larger shade tree varieties are
encouraged where overhead utilitylines are not present or in situations where the
crown of the tree will not interfere with the utilitylines (see Figure 19.12).
Figure 19.12
Trees and UtilityLines
19.9.2Sight Triangles.Corner lots and situations where driveways and alleys intersect with
street rights-of-way shall be kept free of landscaping and plant materials that
interfere with the vision of motorists or pedestrians (see the SectiontitledSight
Trianglesin the Chapter titledSite Design Standardsin the Owasso Zoning Code).
City of Owasso Zoning Code, Adopted via Ord. 1249157
for information regarding required plantings and their relation to sight triangles.
19.10 Specifications for Plant Materials.
19.10.1 Size Standards. The minimum allowable plant size for new installations shall be as set
forth herein. Due to the variation between genus and species, the caliper or height
necessary for newly installed plant materials may vary. As a general rule, the caliper
or diameter of trees is typically described as the Diameter Breast Height (DBH). The
height of shrubs shall be a minimum of eighteen (18) inches as measured at ground
level to the top of the densest portion of the top of the shrub or hedge.
a. Shade Trees. Shade trees shall measure a minimum two (2) inches in caliper
DBH, and eight (8) to ten (10) feet in height at the time of planting.
b. Ornamental Trees. Ornamental trees shall measure a minimum one and a half
(1.5) inches in caliper DBH for single-stem trees or one (1) inch in caliper DBH for
multi-stem trees, and six (6) to eight (8) feet in height at the time of planting.
c. Shrubs. Shrubs, normally planted for screening purposes (e.g. parking lot
screening, ground mechanical equipment) shall measure eighteen (18) to
twenty-four (24) inches in height at the time of planting. Shrubs planted for
screening purposes shall form the required density to block visibility within three
(3) years from the date of installation.
19.10.2 Organic Ground Cover. Organic ground cover shall provide one hundred (100)
percent coverage on the ground within three (3) years of installation, except that
seeding, grass, or turf shall provide one hundred (100) percent coverage upon
installation. Organic mulch (e.g. cedar mulch) shall be used around plantings to
maintain soil moisture and prevent the growth of weeds.
19.10.3 Inorganic Ground Cover. Inorganic ground cover consisting of river rock or similar
materials may be used provided they do not exceed twenty (20) percent coverage
of the required landscape planting area. Pea gravel is prohibited in any parking lot
island, buffer yard, or street yard.
19.10.4 Selection of Plant Materials. All plant material except ground cover shall be those
plants that are accustomed to growing and thriving in USDA plant hardiness zones 6b
or 7a and are capable of withstanding extended periods of heat and/or drought.
Whenever possible, the planting of native species shall be prioritized over non-native
species. Consideration shall be given to the environmental conditions of the site, such
as soil, topography, climate, microclimate, pattern of sun movement, prevailing winds,
precipitation, and air movement to ensure that plant materials will be established
successfully. Tree selection for street yards, or other locations within utility rights-of-way,
shall consider the presence or planned addition of overhead utility lines. Such trees
shall be small and medium trees that are pest and disease-resistant and are slow
growing.
a. Substitution of Plant Material. The Community Development Director or their
designee shall have the authority to approve the installation of comparable
substitution plant materials to satisfy the requirements of the approved
Landscape Plan when the approved plants and landscape materials are not
available at the time that installations are to occur, or when other unforeseen
conditions prevent the use of the exact materials shown on the approved
Landscape Plan. Significant changes that require the replacement and
relocation of more than twenty-five (25) percent of the plant materials shall
require a new Landscape Plan and approval through the plan review process.
City of Owasso Zoning Code, Adopted via Ord. 1249 158
b. Mix of Genus and Species. Except for Street Yard trees, a mix of genus and
species of trees, shrubs, ground covering, perennials, and annuals is
encouraged in order to avoid potential loss due to infectious disease, blight, or
insect infestation. Street Yard trees should retain a reasonably uniform pattern
along both sides of a street within the same block or corridor.
c. Prohibited Plants. While it is the purpose of this Chapter to promote attractive
urban environments through landscaping, the regulations are not intended to
diminish the creativity of the designer in selecting their planting pallet. It is
expected that Landscape Plans will be prepared by individuals with a strong
knowledge of local plant material. Species listed by the Oklahoma Invasive
Plant Council should be avoided. The following trees are not allowed to be
counted towards landscaping requirements and are not recommend to be
planted:
1. Cottonwood (Populus deltoides)
2. Bradford Pear (
3. Tree of Heaven (Ailanthus altissima)
4. Osage Orange (Maclura pomífera)
5. American Elm (Ulmus americana)*
6. Silver Maple (Acer saccharinum)
7. Box Elder (Acer negundo)
8. Norway Maple (Acer platanoides)
9. Mimosa (Albizia julibrissin)
10. Lombardy Poplar (Populus nigra)
11. Black Locust (Robinia pseudoacacia)
12. Golden Bamboo (Phyllostachys aurea)
*Note: Certain species that are resistant to Dutch Elm Disease may be
permitted.
19.10.5 Landscape Maintenance. The applicant, property owner, and/or subsequent or
successor owner and their agents, including tenants, shall be jointly and severally
responsible for maintenance of all landscaping on the property in perpetuity as
specified in this Section. Spray or drip irrigation is required for all planting areas. All
required landscaping shall be maintained in a neat and orderly manner at all times.
This shall include but not be limited to mowing, edging, pruning, fertilizing, watering,
weeding, and other activities common to the maintenance of landscaping.
Landscaped areas shall be kept free of trash, litter, weeds, and other materials or
plants not a part of the landscaping.
After initial installation, it shall be the responsibility of the owner and/or tenant of the
property upon which the landscaping is installed to maintain all required plantings in a
healthy, vigorous, and attractive state, or to replace dead, diseased, or deteriorated
plants. Within residential subdivisions, the maintenance of street trees in planting strips
between curbs and sidewalks which are within the street right-of-way shall be the
responsibility of the respective HAssociation, or the abutting homeowner
in the absence of a HAssociation.
If after three (3) years following installation of required screening plant materials the
plants have not formed an effective screen, or if an effective screen is not maintained,
the Community Development Director or their designee may require that another type
City of Owasso Zoning Code, Adopted via Ord. 1249 159
of screen be added or additional plantings be installed. Landscaped areas shall
require protection from vehicular encroachment. The Community Development
Director or their designee shall inspect all landscaping and no Certificate of
Occupancy (C/O) or similar authorization will be issued unless the landscaping meets
the requirements of this Chapter.
All required plant material shall be maintained in a healthy, growing condition as is
appropriate for the season. Plant materials which exhibit evidence of insect pests,
disease, and/or damage shall be appropriately treated. Dead plants shall be
promptly removed and replaced within the next planting season after removal. If
replacement is necessary, all plants and other non-living landscape materials shall be
equal in size, density, and appearance as originally required at the time of the
approval of the development permit.
19.10.6 Tree Trimming. Utility crews and companies are encouraged to do directional pruning
of branches interfering with utility lines to prevent damage, disfigurement, and heavy
suckering and to reduce future pruning needs. Utility tree trimmers are encouraged to
remove branches to laterals in order to direct tree growth away from utility lines.
19.11 Fencing Requirements. All residential uses (including but not limited to single-family
attached and detached, duplexes, multi-family, mobile homes, etc.) that back up to
any arterial road shall be screened with a solid opaque fence to provide screening of
the rear yards of the residential property. Parks, swimming pools, and other amenities
included within a residential subdivision and adjacent to an arterial may be bordered
with a decorative fence, approved by the Community Development Department, in
lieu of a screening fence. Screening fences shall not be less than six (6) feet nor more
than ten (10) feet in height; provided that such fences shall not be permitted in any
stormwater drainage easement, established floodplain, sight triangle areas, nor block
ingress and egress.
All non-residential uses shall be screened from any adjacent residential uses by a
screening wall or fence. Additionally, all multi-family uses shall be screened from
adjacent single- and two-family uses by a screening wall or fence. Such screening wall
or fence:
a. Shall be constructed, designed, and arranged to provide visual separation of
uses, irrespective of vegetation;
b. Shall not be less than six (6) feet in height;
c. Shall be constructed with all braces and supports on the interior, except when
both sides are of the same design and appearance;
d. Shall be constructed prior to the occupancy of the building or initiation of the
use required to screen; and
e. Shall be of the type of materials compatible with the surrounding area.
All new wooden screening fences, including replacements for existing wooden
screening fences that are required by the Zoning Code or are constructed as
perimeter fencing for new subdivisions, shall have the vertical support posts
constructed of permanent building materials that may include but not be limited to a
minimum of schedule forty (40) galvanized steel posts with an outside diameter equal
to or larger than two and three-eighths (2 3/8) inch, masonry columns at least one (1)
foot square, or PVC fencing using dual extruded PVC posts. Required screening
fences, as well as privacy fences that are not required by this Code, shall be
constructed with all braces and supports on the interior. The Community Development
Department may permit alternative support posts as part of any Site Plan or Landscape
Plan review, as long as the materials used meet or exceed the wind load capabilities
of the materials listed above. Footings shall be constructed of concrete or equivalent
City of Owasso Zoning Code, Adopted via Ord. 1249 160
materials. Any existing fence otherwise lawful at the time of construction and
thereafter maintained may continue throughout its useful life; however, the
replacement of such fence or other repair of more than thirty (30) consecutive linear
feet shall require the replacement or repair to conform to the standards listed herein.
Unless otherwise approved by the Community Development Department, all fencing
shall be uniform in height. Replacement fencing/screening, excluding support posts,
shall retain its original height and material and the top elevation shall match the
adjoining elevation.
The exterior of required screening fences shall be uniform for the entire length of the
development.
19.11.1 Fences in Residential Neighborhoods. Fences or vegetation having a screening effect
shall not be permitted or allowed by the owner to grow on any corner lot within the
sight triangle of a corner lot
within the Owasso Zoning Code. Fences shall not be constructed in the street right-of-
way.
If additional fences are constructed on the residential lot, such fences adjoining any
arterial, collector, or minor street, shall be not less than six (6) feet or more than eight
(8) feet in height. Fences adjoining a highway shall be not less than six (6) feet or more
than ten (10) feet in height.
Fences in residential areas may be constructed on property lines, in side yards, and
rear yards. However, no fences higher than forty-eight (48) inches may be constructed
in any front yard as defined by this code.
If the owner of a corner lot constructs a fence within a side yard and rear yard in
accordance with the Section titled Yards in the Chapter titled Residential District
Provisions and if the rear portion of these yards of the corner lot abut the side yard of
a neighboring lot, then any such fence built between the building setback line and
the property line must be so constructed as to allow the driver of a vehicle on the
neighboring lot to have a clear view of the street and all traffic thereon, for a distance
of seventy-five (75) feet in each direction from the point of entrance into the street
right-of-way from the neighboring lot. For the purpose of this Subsection, the rear
portion of the corner lot will be deemed to abut a neighboring side yard only if the two
(2) yards form a common boundary along the majority of their length.
19.11.2 Fences in Flood and Drainage Areas. No fencing shall be allowed in the floodway. No
fences, other than open split rail, chain-link, or barbed wire shall be constructed in any
100-year floodplain area, including the city-regulatory floodplain. No fences other
than open split rail, chain-link, or barbed wire shall be constructed in drainage
easements that are not in the 100-year floodplain area unless the owner has been
given the written approval of the Public Works Department following their investigation
of the consequences to the drainage.
City of Owasso Zoning Code, Adopted via Ord. 1249 161
CHAPTER 20
OUTDOOR LIGHTING
20.1General Description. Outdoor lighting shall be designed to provide the minimum
lighting necessary to ensure adequate safety, night vision, and comfort. Outdoor
lighting shall be designedto ensure maximum light levels that do not create or cause
glare onto nearby properties and public street rights of way; and to minimize up-light.
20.2Light Measurement Technique. Light level measurements shall be made at the
property line of the property upon which the light to be measured is being generated.
If measurement on private property is not possible or practical, light level
measurements may be made at the boundary of the public street right-of-way that
adjoins the property. Measurements shall be made at finished grade (ground level)
with the light-registering portion of the meter held parallel to the ground pointing up.
Light levels are specified, calculated, and measured in foot-candles (FC).
20.3General Standards for Outdoor Lighting.
20.3.1All Zoning Districts exceptRE, RS, and RD.Unless otherwise specified in the following
Subsections, the maximum light level shall be 0.5 maintained foot-candles at any
property line adjacent to a residential single-family district or use, and 2.0 maintained
foot-candles at any public, non-arterial street right-of-way, unless otherwise approved
by the Community Development Director or their designee. It is recommended that
adequate lighting be provided during hours of operationfor non-residential
developments.
Unless fully shielded, all flood lights shall be installed such that the fixture shall be aimed
down at least forty-five (45) degrees from vertical, or the front of the fixture is shielded
such that no portion of the light bulb extends below the bottom edge of an external
shield. Flood lights and display lights shall be positioned such that any such fixture
located within fifty (50) feet of a public street right-of-way is mounted and aimed
perpendicular to the right-of-way, with a side-to-side horizontal aiming tolerance not
to exceed fifteen (15) degrees from perpendicular to the right-of-way (see Figure 20.1).
Figure 20.1
Floodlights
City of Owasso Zoning Code, Adopted via Ord. 1249162
Lights on porches, above doors, in outdoor living spaces, and other similar lighting
fixtures installed in conjunction with multi-family residential uses shall be shielded and
directed away from adjacent single-family districts or uses.
All parking areas shall be illuminated for safety, including those constructed in
conjunction with multi-family residential developments.
All wall fixtures, including wall packs, shall be ninety (90) degree cutoff fixtures.
Service connections for all freestanding fixtures shall be installed underground. The
applicability of this provision may be reviewed on an individual basis for developments
with structures totaling less than four thousand (4,000) square feet of floor area.
All light fixtures installed within public rights-of-way or easements by public agencies,
their agents, or contractors for the purpose of illuminating public streets or other
general public good, shall use the current standards provided by the IES or AASHTO for
road lighting, and are otherwise exempt from these regulations.
No wood poles may be used for any freestanding fixtures. The applicability of this
provision may be reviewed on an individual basis for multi-family residential
developments.
All temporary lighting erected in conjunction with permitted temporary or special
events, or temporary decorative lighting, shall be exempt from the requirements of this
Chapter.
20.3.2 RE, RS, and RD Districts. The requirements for outdoor lighting outlined within this
Chapter shall not apply to single-family residential or duplex uses. It is recommended
that adequate lighting be provided in association with all single-family residential and
duplex developments.
20.3.3 LED Lighting. For all districts, the use of LED lighting is strongly encouraged.
20.4 Parking Lot Lighting. Any light pole adjacent to residential districts shall not be higher
than twenty (20) feet and shall be shielded. Any light pole higher than thirty (30) feet
must be LED, regardless of adjacent zoning district. The applicability of this provision
may be reviewed on an individual basis.
All non-cutoff fixture open-bottom lights shall be equipped with full cutoff fixture shields
that reduce glare and limit up-light.
All parking lot lighting requirements listed in this Section may be modified by the
Community Development Director, or their designee, upon a finding that the
developer has provided a method by which glare from lighting elements will not cross
any property line, and lighting elements will not be visible from any point off the subject
property.
20.5 Outdoor Sports Field/Outdoor Performance Area Lighting. The hours of operation for
the lighting system for any game or event shall not exceed (2) two hours after the end
of the event. A Photometric Plan shall be provided to the Community Development
Director or their designee for review and approval.
20.6 Sign Lighting. Lighting fixtures illuminating signs shall be aimed and shielded so that
direct illumination is focused exclusively on the sign. The lighting of any signs must also
comply with the Chapter titled Signs in the Owasso Zoning Code.
20.7 Lighting of Commercial Buildings and Landscaping. Lighting fixtures shall be selected,
located, aimed, and shielded so that direct illumination is focused exclusively on the
building façade, plantings, and other intended site features and away from adjoining
properties and the public street right-of-way. Ornamental and decorative accent
lighting fixtures will be considered on an individual basis.
City of Owasso Zoning Code, Adopted via Ord. 1249 163
20.8 Lighting Plans Required. The applicant for any Site Plan approval, as outlined in the
shall be required to
submit a plan for all work involving outdoor lighting. Said lighting plan shall be
submitted at time of Site Plan submission and shall attest that the proposed lighting
plan complies with the provisions of this Code. The Site Plan must include a point-by-
point foot-candle array in a printout format indicating the location and aiming of
illuminating devices. The printout shall indicate compliance with the maximum
maintained foot-candles required by this Code.
The Community Development Director or their designee may require a Photometric
Plan for the development that shall contain but not be limited to the following, all or
part of which may be part of or in addition to the information required elsewhere in
this Code:
a. Description of the illuminating devices;
b. Fixtures;
c. Lamps;
d. Supports;
e. Reflectors;
f. Poles;
g. Raised foundations;
h. Other devices including but not limited to manufacturers or electric utility
catalog specification sheets and/or drawings; and
i. Photometric Plan indicating fixture classification (cutoff fixture, wall pack, flood
light, etc.).
City of Owasso Zoning Code, Adopted via Ord. 1249 164
CHAPTER 21
ACCESS GATES FOR GATED COMMUNITIES
21.1 Access Gate Requirements and Standards.
21.1.1 Gates on Private Streets. Gated access will only be considered and allowed for private
streets in approved Planned Unit Developments (PUDs), apartment projects, or other
subdivision plats approved by the Owasso City Council. Only local streets that would
not otherwise provide access to other neighborhoods will be considered eligible for
gates. No collector roads that would connect one arterial to another arterial will be
considered eligible for gates. All plats submitted with private streets and gated access
shall require the review and recommendation of the Owasso Planning Commission
and, in the case of Final Plats, the approval of the Owasso City Council. The City of
Owasso, prior to the issuance of any Building Permits, shall approve streets and grading
plans for the subdivision, and those plans shall show the locations and details of all
gates.
21.1.2 Distance between Gates and Public Streets. Any gate shall be located a sufficient
distance from a public street to allow two (2) cars to line up at the gate so as to
completely clear the right-of-way of the abutting public street without interfering with
vehicles utilizing the public street. An adequate queuing distance on the opposite side
of the gate, to allow two (2) cars to line up at the gate in anticipation of entering the
public right-of-way, shall also be provided. A turn around lane shall be provided for
vehicles unable to enter the gated development.
21.1.3 Prohibition of Tire Damaging Devices. Road spikes, barbs, or other tire damaging
devices are prohibited. Spikes installed on gates shall also be prohibited.
21.1.4 Validity of Other Ordinances. Use of controlled access does not negate other City of
Owasso ordinances, including but not limited to those enforceable by the City of
Owasso Code Enforcement Officer.
21.1.5 A HAssociation (HOA) or a
similar entity shall be established and the name, addresses, and emergency contact
numbers provided to the Owasso Fire Department and Owasso Police Department.
The HAssociation shall be responsible for the following:
a. Maintenance and repairs of the private streets and fire lanes, and to provide
the funds for such;
b. Maintenance testing and repairs of all functions of the gates;
c. Accompanying the Fire Department officers during annual inspection and
testing of the opening systems; and
d. Maintaining a service agreement with a qualified contractor to insure year-
round maintenance.
21.1.6 Gate Width. The minimum gate opening width, including clearance for all
improvements related to the gate, shall not be less than fourteen (14) feet per lane if
there is to be ingress and egress gates.
21.1.7 Back-Up System. A battery back-up system shall be provided for each gate. These
batteries will be trickle charged to maintain electrical energy, and in the event of loss
of normal electrical current, cause the gate to open until reset by the H
Association. An emergency release or hitch pin shall be installed on the control arm.
City of Owasso Zoning Code, Adopted via Ord. 1249 165
21.1.8 Emergency Release. An emergency release shall be installed on the gate. This
emergency release, when removed, will detach the gate from the opening device
and allow the gate to swing or slide open freely with manual intervention.
21.1.9 Access System. The gate shall be equipped with access systems as approved by the
Owasso Fire Department and Owasso Police Department.
21.1.10 Design Standards for Streets. All streets in the development shall meet the
requirements, including inspections and testing, of the Subdivision Regulations and the
Engineering Design Criteria and Construction Standards of the City of Owasso, unless
an alteration is approved by the Public Works Director or their designee.
21.1.11 Gates to Remain Open in Event of Failure. Should any problem occur in the operation
of the gate or any violation of any Section of this Code, the gate shall remain open
and accessible until the problem is resolved and the gate is repaired and tested.
21.1.12 Minimum Covered Entry Height and Width. When a covered entry structure is
requested, the minimum height shall be no less than sixteen (16) feet. The width shall
be no less than twenty (20) feet.
21.1.13 Access and Easements Required. Any developer, HAssociation, or other
responsible property owners proposing any gated community must provide the City of
Owasso (including Fire, Police, Public Works, and Community Development) access
assurance prior to installation of any approved gate. The access shall be provided by
an easement to be dedicated to the City of Owasso in the deed of dedication of the
plat for utilities and essential City services in the streets and common areas as
designated on the subdivision plat. All private roadways, and associated access gates,
shall be placed within a Reserve Area, as established on the subdivision plat.
21.1.14 Inspections and Maintenance Required. The developer, HAssociation, or
other responsible property owners shall provide for annual inspection of each gate to
ensure that each gate is tested to meet all of the construction requirements prior to it
being approved for operation or continued operation at any point the gate fails to
meet the standards. The verification of the access agreement and a copy of the latest
inspection form will be kept on file with the Owasso Fire Marshal including the
-hour-a-day telephone number(s). The developer,
HAssociation representative, or responsible property o
address, and telephone number shall be a minimum requirement for approval of the
annual inspection of the gate.
City of Owasso Zoning Code, Adopted via Ord. 1249 166
DEFINITIONS
Purpose. The purpose of this Chapter is to define words, terms, and phrases contained within
this Code, unless otherwise specifically defined elsewhere herein.
In the interpretation of provisions in this Code, the rules of this Chapter shall be
observed and applied, except when the context clearly indicates or requires
otherwise. In case of a conflict between this Chapter and the text of this Code, an
interpretation shall be made by the Community Development Director or their
designee.
For the purpose of this Code, certain terms and words are hereby defined. Terms not
defined herein shall be construed in accordance with adopted Building Codes, the
City Code of Ordinances, or their customary usage and meaning.
Association was used to determine the meaning of terms that are defined in this
Chapter, subject to approval of interpretation by the Community Development
Director or their designee.
Any definition that is not provided within this Chapter shall be determined by the
Community Development Director or their designee. Any appeals of their decision
must be taken to the Owasso Board of Adjustment (BOA).
Abutting: In the context of a screening or enclosure requirement, abutting shall mean contiguous
or separated there from only by a non-arterial street or alleyway. In other instances, abutting shall
mean contiguous.
Accessory Dwelling Unit: A subordinate residential unit incorporated within, attached to, or
detached from a single-family residential unit and having its own sleeping and sanitation facilities.
This term shall refer to guest suites, tiny homes, accessory apartments, garage apartments, and
similar type uses. Such subordinate units shall not be otherwise segregated in ownership from the
principal residential unit.
Accessory Uses or Structure: A structure or use that:
a. Is subordinate in area, extent, and purpose to the principal use;
b. Contributes to the comfort, convenience, or necessity of the principal use; and
c. Is located on the same lot and in the same zoning district as the principal use.
Active Recreation: A developed space or area catering to team-oriented sports played on fields
or courts or a motorized sport activity. Said recreation would include but not be limited to tennis
facilities, ball fields, ATV course, basketball courts, etc.
Advertising Face: Each side of a sign that is designed, constructed, located, and positioned for
the purpose of displaying off-premises advertising material.
Alley: A permanent public way providing a secondary means of access for service and
emergency vehicles and not intended for general traffic circulation.
All-Weather Surface: A hard surface material that is dust-free (asphalt/cement), during ordinary
use, of withstanding without substantial deterioration, normal weather conditions.
Amenity: Any tangible benefit to a piece of a property, especially those that increase its
attractiveness or value or that contributes to the comfort or convenience of the nearby residents.
Tangible amenities might include park areas, swimming pools, tot lots, playgrounds, disc golf
course, walking trails, bike paths, tennis courts, basketball courts, picnic areas, or similar facilities
that allow people to recreate, gather, and socialize. The Community Development Director or
City of Owasso Zoning Code, Adopted via Ord. 1249 167
their designee shall determine if an amenity meets the intent of this language. In most cases,
parking should be provided for the amenity.
Antenna: Any structure or device used to collect or radiate electromagnetic waves, including
both directional antennas, such as panels or dishes, and omni-directional antennas, such as whips,
but not including satellite earth stations.
Antenna Array: A structure attached to a telecommunication tower that supports
telecommunication antennas.
Applicable Law: All applicable Federal State, and City laws, codes, rules, regulations, orders, and
ordinances, as the same be amended or adopted from time to time.
Applicant: Any person submitting an application.
Arborist: A qualified professional who has studied the science or art of cultivating trees, especially
for ornamental use.
Area Marker: An off-premise sign that designates or identifies/advertises a subdivision or
development in another location.
Area of Special Flood Hazard: Land in a floodplain within a community subject to a one (1)
percent or greater chance of flooding in any given year.
Arterial: A street designated on the Major Street Plan as a primary arterial or secondary arterial.
Awning: Any structure made of cloth or metal with a metal frame attached to a building and
projecting over public property when so constructed to permit its being lowered to a position over
public property and to permit its being raised to a position flat against building when not in use.
Base Flood: The flood having a one (1) percent chance of being equaled or exceeded in any
given year.
Battery Energy Storage Systems (BESS): One (1) or more devices capable of storing energy at a
fixed location in order to supply said electrical energy at a future time.
Board of Adjustment: The Board of Adjustment of the City of Owasso, Oklahoma.
Building: A structure which is permanently affixed to the land, has one or more floors and a roof,
and is bounded by either another building with a common party wall, open air, or the lot lines of
a lot.
Building Height: The vertical distance measured form the average ground elevation at the
building wall to the highest horizontal point of the structure. Spires, religious ornamentation, and
other minor ornamental architectural features shall not be included in the measurement of vertical
dimensions for this purpose.
Building Official: The officer or other designated authority charged with the administration and
enforcement of this Code or a duly authorized representative.
Building Setback: The horizontal distance from the point of measurement, such as the centerline
of an abutting street or the boundary line of an abutting zoning district, to the nearest building
wall.
Caliper: A standard trunk diameter measurement for trees taken six (6) inches above ground for
up to and including four (4) inch caliper size and twelve (12) inches above ground for larger sizes.
Canopy: A roof-like structure of a permanent nature that projects over a public way.
Care Home: Premises used for the housing and caring for the aged or infirmed. Includes
convalescent homes, homes for the aged, and nursing homes.
Carport: A permanent roofed structure permanently open on at least three (3) sides, designed
and constructed specifically for the storage of one or more automobiles.
City of Owasso Zoning Code, Adopted via Ord. 1249 168
Cemetery: Land used or intended to be used for the interment of human remains and dedicated
for cemetery purposes. Includes crematories, mausoleums, and mortuaries when operated in
conjunction with and within the boundary of such cemetery.
Certificate of Occupancy (C/O): An official certificate issued by the City through the enforcing
official which indicated conformance with the zoning regulations. Authorizes legal use of the
premises for which it is issued.
Child Care Center: Any place, home, or institution which cares for four (4) or more children under
the age of sixteen (16) years apart from their parents, guardians, or custodians for regular periods
of time for compensation; provided, however, that the term "child center" shall not include or
apply to bona fide schools or churches and other religious or public institutions caring for children
within an institutional building. Program must operate thirty (30) or more hours per week, as per
DHS licensing requirements.
City: The City of Owasso, Oklahoma.
City Council: The governing and legislative body of the City of Owasso, Oklahoma.
Cluster Housing Development: A residential development containing attached or detached units
on a limited portion of land with the remaining land areas consolidated into common open space
areas.
Common Wall: A wall common to but dividing contiguous buildings; such a wall contains no
openings and extends from its footing below the finished ground grade to the height of the exterior
surface of the roof.
Contractor Sign: Signs that denote the architect, engineer, contractor, lending institution, or other
related business when placed upon work site under construction.
Copy Area: The net geometric area enclosed by the smallest rectangles encompassing the outer
extremities of all letters, figures, characters, and delineations contained in a sign.
Cornice: Any horizontal member, structural or nonstructural, of any building, projecting outward
from the exterior walls at the roof line, including eaves and other roof overhang.
Critical Root Zone (CRZ): A circular region measured outward from a tree trunk representing the
The critical root
zone is one foot (1) of radial distance for every inch of tree DBH with a minimum of eight (8) feet.
Crown: The upper mass or head of a tree, shrub, or vine, including branches with foliage.
Curb Level: The mean level of the established curb at the frontage of a lot. Where no curb has
been established, the City Engineer shall establish such curb level or its equivalent for the purposes
of this Code.
DBH (Diameter at Breast Height): The tree trunk diameter measured in inches at a height of four
and a half (4.5) feet above ground level.
Deciduous: Plants that lose their leaves annually.
Deciduous Tree: A tree which sheds or loses foliage at the end of the growing season.
Density, Gross: The total number of dwelling units divided by the total project area, expressed as
gross dwelling units per acre.
Density, Net: Expressed as dwelling units per acre or dwelling units per net acre. Can be found
by either:
a. Dividing the total number of dwelling units existing on a housing site by the net area in
acres; or
b. Multiplying the net area in acres times 43,560 square feet per acre and then dividing the
product by the required minimum number of square feet per dwelling unit.
City of Owasso Zoning Code, Adopted via Ord. 1249 169
Development: Any man-made change to improved or unimproved real estate, including but not
limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation, or
drilling operations.
Display Surface: The surface of a sign upon, against, or through which the message is displayed
or illustrated.
Display Surface Area: The net geometric area enclosed by the display surface of the sign
including the outer extremities of all letters, figures, characters, and delineations, but not including
the structural supports for free-standing signs if said structural supports are not arranged to
become a part of the attention attracting aspects of the sign, provided that as applied to wall or
canopy signs having a non-illuminated background, display surface area shall mean copy area.
Drip Line: A vertical line from a tree canopy or shrub branch extending from the outermost edge
to the ground.
Dust Free Surface: Surface constructed of double bituminous concrete or asphaltic concrete.
Dwelling: A building or structure used in whole or in part for human inhabitation.
Dwelling, Apartment: A room or suite of rooms with toilet and culinary accommodations, used or
designated for use as a residence by a family.
Dwelling, Apartment/Bungalow Court: A group of three (3) or more attached or detached one
(1) story residential dwellings having a common court or yard. Each dwelling will have a separate
entrance.
Dwelling, Condo: A multiple dwelling development containing individually-owned dwelling units
with jointly owned and shared areas and facilities.
Dwelling, Duplex: A residential structure containing two (2) dwelling units, sharing a common
wall(s), each of which has direct access to the outside, and certified as complying with the
Building Code of this jurisdiction.
Dwelling, Manufactured: A factory-built, single-family structure that is manufactured under the
authority of The National Manufactured Home Construction and Safety Standards Act, is
transportable in one or more sections, has undergone at least partial prefabrication or
preassembly under indoor factory conditions, excluding dwellings utilizing only prefabricated or
preassembled supplements such as roof trusses, floor trusses, plumbing trees, or wiring harness.
Included are the following sub-classes:
a. Pre-Cut: A manufactured dwelling involving no preassembly but all components have
been cut and fabricated and then assembled on-site;
b. Panelized: A manufactured dwelling partially preassembled into roof, wall, floor, and
ceiling components (which may range from exposed wood to having all finishing
completed) which are assembled on-site, and constructed to national building code
standards;
c. Sectionalized or Modular: A manufactured dwelling partially preassembled into two (2) or
more sections, none of which are habitable individually, permanently joined together and
that utilize customary residential siding and roofing materials. They are built to national
building code standards and are either:
1. Wood frame units designed to be transported by flat-bed truck and installed on
conventional permanent foundations, or
2. Chassis/under-carriage units designed to be towed or structurally capable of being
towed on wheels and installed on permanent foundations after all hitches, running
gear, and chassis have been removed; and
d. Mobile Home: A structure, transportable in one (1) or more sections, which is built on a
permanent chassis; designed to be used with or without a permanent foundation when
City of Owasso Zoning Code, Adopted via Ord. 1249 170
connected to the required utilities; has a permanent hitch or other device allowing
transport of the unit other than for the purpose of delivery to a permanent site; and has
wheels or axles permanently attached to its body or frame. It does not include
recreational vehicles or travel trailers.
Dwelling, Multi-Family: A building containing three (3) or more dwelling units. Included are all
forms of manufactured multi-family dwelling but excluding mobile homes. Also known as a
multiplex.
Dwelling, Single-Family: A building, containing one (1) dwelling unit, certified as complying with
the Building Code of this jurisdiction whether constructed on or off site. This shall include, but is not
limited to, manufactured homes, tiny homes, container homes, modular homes, stick-built homes,
and mobile homes.
Dwelling, Townhouse/Townhome: A one (1) family dwelling unit, with a private entrance, which is
part of a structure whose dwelling units are attached horizontally in a linear arrangement, and
having a totally exposed front and rear wall to be used for access, light, and ventilation.
Dwelling, Triplex: A residential structure designed exclusively for, or occupied exclusively by, no
more than three (3) families living independently of each other in individual units.
Dwelling Unit: One (1) room or rooms connected together, constituting a separate, independent
housekeeping establishment for owner or renter occupancy, and containing independent
cooking and sleeping facilities and sanitary facilities. Oklahoma Fair Housing Law standards shall
apply.
Dwelling Unit per Acre (DU/AC): DU/AC is a measure of the gross density of a residential
development. It is calculated by dividing the total sum of dwelling units by the total acreage of
the development.
Eaves: The projecting lower edges of a roof overhanging the wall of a building.
Egress: A means or place of going out; an exit.
Electric Vehicle: A vehicle that is powered either partially or exclusively by electrical energy
contained within an on-board battery or other similar device.
Electric Vehicle Charging Systems: A battery charging device, and all associated equipment,
often installed in conjunction with a public or private parking stall, whose primary purpose is to
transfer electrical energy to a battery or other energy storage device within an electric vehicle.
Energy Efficient: Delivering more services for the same energy input or the same services for less
energy input.
Establishment: A place of business or company of record.
Evergreen: Plants that retain their foliage throughout the year.
Evergreen Screen: A dense vegetative screen that grows to a minimum of eight (8) feet in height
at maturity and retains foliage year-round. It is used for purposes of visual mitigation between
zoning districts and/or uses.
Evergreen Tree: A tree which holds green leaves, either broadleaf or needle-shaped, throughout
the year.
Exterior Insulation Finishing System EIFS: A non-load-bearing exterior wall cladding system that
consists of an insulation board attached either adhesively or mechanically, or both, to the
substrate; an integrally reinforced base coat; and a textured protective finish
Façade: That portion of any exterior elevation on the building extending from grade to top of the
parapet, wall, or eaves and the entire width of the building elevation.
City of Owasso Zoning Code, Adopted via Ord. 1249 171
Façade, Front: Those building façades which face and are most closely parallel to the front lot
line. The front exterior of a building that faces the primary street. Corner buildings may have two
(2) front façades.
Family: One (1) or more persons occupying a single dwelling unit, provided that unless all
members are related by blood, marriage, or other domestic bonds, no such family shall contain
over three (3) persons, but further provided that domestic servants may be housed on the premises
without being designated as a family.
Fence, Line: A fence of non-solid construction, no less or more than five (5) feet in height, whose
purpose it is to delineate property lines or boundaries.
Flag: Any fabric, banner, or bunting containing distinctive colors, patterns, or symbols. Used as a
symbol of a government, political subdivision, or other entity.
Flood or Flooding: A general and temporary condition of partial or complete inundation of
normally dry land areas from the unusual and rapid accumulation or runoff of surface waters from
any source.
Flood Insurance Rate Map (FIRM): The official map of a community on which FEMA has delineated
both the special hazard areas and the risk premium zones applicable to the community.
Floodplain: The land area adjoining a watercourse or drainage way which would be inundated
by the floodwater of the regulatory flood based on full urbanization of the watershed.
Floodway: The channel of a watercourse or drain way and those portions of the adjoining
floodplain which are reasonably required to carry and discharge the regulatory flood.
Floodway Fringe: Those portions of the floodplain which are not reasonably required to carry and
discharge the floodwater of the regulatory flood.
Floor Area: The sum of the gross horizontal areas of the several floors (including basements) of a
building, measured from the exterior faces of the exterior walls or from the centerline of walls
separating two (2) buildings. Provided that for the purpose of determining compliance with the
permitted floor area, the floor area of enclosed required off-street parking areas shall not be
included.
Floor Area Ratio: The floor area of a building or buildings on a lot divided by the lot area.
Food Truck/Trailer Mobile Food Vendor: A Mobile Food Vendor operating from a vehicle, trailer,
or cart that is designed and equipped to prepare, cook, and serve open food products. Typically
moves to different locations daily and operates in non-residential areas. Does not stay in one (1)
location longer than seventy-two (72) hours.
Footprint, Building: The physical ground-level boundaries of a structure or building, covering the
area included within its outer-most walls. In the absence of surrounding exterior walls, the footprint
Foster Home: A dwelling used in whole or in part as living quarters for a household including one
(1) or more minor children, placed by a licensed child placement agency, who are not members
of the family occupying said dwelling but are under their supervision. Further, provided that a
maximum of five (5) children are allowed to reside in the home including any natural children
living in the home, if any children in the home are age two (2) or younger. If no children are under
two (2) years, the maximum number of children residing in the home is six (6).
Frontage: The lineal measurement of a lot boundary which abuts a public street or the lineal
measurement of the building setback line when the boundary of the lot abuts a non-arterial street
or cul-de-sac.
Garage Sale: Also known as estate sale, moving sale, yard sale, auction or other similar type
event. Such events shall be allowed up to three (3) times a year, lasting no longer than three (3)
days per event.
City of Owasso Zoning Code, Adopted via Ord. 1249 172
Garden Apartment: An apartment building generally having a low-density (twelve (12) units per
acre or less) of population and having substantial landscaped open space adjacent to the
dwelling units.
Ground Cover: A prostrate plant growing less than two (2) feet in height at maturity that is used
for:
a. Ornamental purposes;
b. Alternatives to grasses; and
c. Erosion control on slopes.
Halfway House: A building used in whole or in part as a treatment center and dwelling quarters
for persons unrelated by blood or marriage who are undergoing care or rehabilitation for
alcoholism or other forms of drug abuse.
Hard Surface Parking: Any asphalt or concrete surface of an approved thickness, or other
approved surface, but excluding rock, gravel, grass, or dirt.
Hat Racking: Topping a tree so severely it resembles a hat rack.
Home-Based Business: A business carried on in a dwelling unit by the resident thereof, provided
that the use is limited in extent and is incidental and secondary to the use of the dwelling unit for
residential purposes and does not change the character thereof.
Home Occupation: Any occupation or activity conducted within a dwelling unit which is clearly
incidental and subordinate to the use of the premises for dwelling purposes.
Horticulture: The use of land for the growing or production for income of fruits, vegetables, flowers,
nursery stock, including ornamental plants and trees, and cultured sod.
One Hundred Year-Frequency Flood: A flood having an average frequency of occurrence once
in one hundred (100) years, although the flood may occur in any year. It is based on statistical
analyses of stream flow records available for the watershed and analyses of rainfall and runoff
characteristics in the general region of the watershed.
Ingress: A means or place of entering; the act of coming in; an entrance.
In-Home Daycare: A dwelling in which a permanent occupant of the dwelling provides the care
of children or adults. Those receiving care are not all related to the occupant or to each other
by blood or marriage and are not the legal wards or foster children of the attendant adults. Those
receiving care and who are not dependents of the occupant do not reside on the site. For the
purpose of this Ordinance, such activities shall meet all requirements for home occupations. If
children are the primary clients of the use, the home must meet all state standards for registration
and inspections and DHS requirements.
Kennel: The use of land or building for the purpose of selling, breeding, boarding, or training cats
or dogs or both.
Land Area: The area of a lot plus one-half (1/2) or thirty (30) feet, whichever is less, of the right-of-
way of any abutting street to which the lot has access.
Land Coverage: The land area of a lot covered by building or buildings, except structural parking.
Landscaping: The process or product of site development including grading, installation of plant
materials and seeding of turf or ground cover.
Level, Electric Vehicle Chargers: The standardized indicators of electrical force or voltage, at
are the most common standard EV charging levels, and including the following specifications-
a. Level 1 is considered the slowest charging, where voltages range from 0 to 120.
City of Owasso Zoning Code, Adopted via Ord. 1249 173
b. Level 2 is considered to be a medium charging speed, where voltages range from
anything greater than 120 to 240.
c. Level 3 is considered the fastest charging, where voltages exceed 240.
Low Impact Design (LID): Systems and/or practices that use or mimic natural processes that result
in the infiltration, evapotranspiration, or use of stormwater in order to protect water quality and
associated aquatic habitat.
Light Pole Displays: A display that is mounted on a freestanding pole.
Loading Berth, Off-Street: A space of at least ten (10) feet in width and 30 feet in length and
having a vertical clearance of at least 14 feet, designed and located on a lot for the temporary
parking of commercial vehicles while loading or unloading merchandise or materials.
Loft: The floor placed between the roof and the floor of the uppermost story within a single-family
detached dwelling, the floor area of which is not more than one-third (1/3) of the floor area of the
story or room in which it is placed.
Loft Apartment: A dwelling unit that is typically found in previously non-residential buildings.
Lot Area: The total horizontal area within the lot lines of a lot.
Lot Line: Any boundary of a lot.
Lot Line, Front: The boundary of a lot which abuts a public street. Where the lot abuts more than
one (1) street, the owner may select the front lot line.
Lot Line, Rear: The boundary of a lot which is most distant from and most nearly parallel to the
front lot line.
Lot Line, Side: Any boundary of a lot which is not a front lot line or a rear lot line.
Lot of Record: A lot which is a part of a subdivision, the plat of which has been recorded in the
office of the County Clerk of the County in which the lot is located, or a parcel of land the deed
of which is recorded in the office of the County Clerk of the County in which the parcel is located.
Lot Width: The average horizontal distance between the side lot lines.
Marquee: A roof-like structure of a permanent nature that projects from the wall of a building and
may overhang a public way. Changeable lettering may be a part thereof.
Masonry Material (as on a building façade): Masonry that are laid up unit by unit and set in mortar.
Includes materials like brick; natural or manufactured stone; structural clay tile; indented,
hammered or split-face concrete masonry unit, or a combination of these materials.
Masonry-Like Construction Materials (as on a building façade): Masonry-like construction
materials include fiber reinforced cement exterior siding, stucco, synthetic stucco, dryvit, Exterior
Insulated Finish Systems (EIFS), or similar exterior cladding; and concrete tilt wall, pour-in-place
concrete wall, and pre-cast wall that are at least two (2) inches thick and that are profiled,
sculptured, fluted, exposed-aggregated, or have other non-smooth architectural concrete finish.
Microbrewery: An establishment in which beer or malt beverages are made on the premises and
then sold or distributed, and which produces less than 15,000 barrels (465,000 gallons) of beer and
malt beverages per calendar year. Where allowed by law, microbreweries may include tasting
rooms and direct sales to consumers in addition to other methods of distribution.
Mini-Storage: A building containing small partitioned storage spaces which are separately and
individually rented or leased for the storage of personal goods or merchandise, but excluding
commercial warehousing.
Minor Variance: A small variation from the requirements of the Zoning Code. A Minor Variance
approval is essentially a certificate of permission, because it allows the property owner to obtain
a Building Permit even though their property does not comply precisely with the requirements of
the Zoning Code or Subdivision Regulations.
City of Owasso Zoning Code, Adopted via Ord. 1249 174
Mixed-Use Development: A single building containing more than one (1) type of land use or a
single development of more than one (1) building and use, where the different types of land uses
are in close proximity, planned as a unified complementary whole, and functionally integrated to
the use of shared vehicular and pedestrian access and parking area.
N/A: Not Applicable.
Non-Combustible Material: Any material that will not ignite at or below a temperature of one
thousand and two hundred (1200) degrees Fahrenheit and will not continue to burn or glow at
that temperature.
North American Industry Classification System (NAICS): The standard used by Federal statistical
agencies in classifying business establishments for the purpose of collecting, analyzing, and
publishing statistical data related to the U.S. business economy.
Non-Conforming Use: A non-conforming use is a use of land, buildings, or other structures, or any
combination thereof, that is non-conforming to this permitted or specific uses listed by the zoning
districts identified in this Code.
Non-Living Materials: Landscaping materials used to complement plants such as river rock, stone,
bark, and similar materials.
Non-Profit Organizations: For the purposes of this Code, non-profit organizations are those that
have received the 501c3 designation.
Nuisance: An interference with the enjoyment and use of property.
Obstruction: Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection,
excavation, channel rectification, bridge conduit, culvert, building, wire, fence, rock, gravel,
refuse, fill, structure, or matter that is in, along, across, or projecting into any channel, watercourse,
or regulatory flood hazard area which may impede, retard, or change the direction of the flow of
water, either in itself or by catching or collecting debris carried by such water, or that is placed
where the flow of water might carry the same downstream to the damage of life or property.
Opaque: Not able to be seen through.
Outdoor Sales: Use of property for the display and sales of products and services, primarily outside
of a building or structure, including but not limited to manufactured homes, burial monuments,
swimming pools, and portable storage sheds, including related repair activities and sale of parts.
Material sold is usually stored outdoors and typically a building is on-site in which sales may be
consummated or products displayed.
Outside Animal Run: An outdoor fenced area used to immediately restrict an animal or animals
to a limited amount of space, such as a room, pen, run, cage, compartment, or hutch.
Overlay District: The application of an additional layer of development standards, regulations, or
exceptions that modifies existing land use regulations. It acts as a supplement to the underlying
zoning designation.
Over-speed Control: A mechanism used to limit the speed of blade rotation to below the design
limits of the WECS.
Parking Duration: The length of time an individual vehicle remains in a given parking space.
Duration is a function of the driver's trip and purpose, and it increases with increasing city size.
Parking Space, Off-Street: A space on a lot intended and reserved for the parking of an
automobile. Such space has a driveway connecting the space with a street or alley and
permitting safe ingress or egress of an automobile.
Parking Space, On-Street: A space within and/or on the public right-of-way, available to all users.
Such space shall permit safe ingress or egress of an automobile.
Pavement: Surface constructed of double bituminous concrete or asphaltic concrete.
City of Owasso Zoning Code, Adopted via Ord. 1249 175
Pennant: Any lightweight plastic, fabric, or other material, whether or not containing a message
of any kind suspended from a rope, wire, or string, usually in series, designed to move in the wind.
Permanent Accessory Building: A building separate from the main structure that is set on a
permanent-type foundation with plumbing, electrical, or gas service connections.
Place of Assembly: A building or structure, or group of buildings or structures, intended primarily
for the conducting of organized assembly. May include, but is not limited to religious facilities,
assembly halls, and fraternal/social clubs. Accessory uses may include meeting rooms and
childcare provided for persons while they are attending assembly functions.
Planning Commission: The City of Owasso, Oklahoma Planning Commission.
Planned Unit Development: A discretionary type of development for a tract of land under single
ownership or control, based upon an approved development plan permitting flexibility of principal
land uses, lot sizes, and accessory uses not otherwise available under conventional development
standards.
Planting Yards: The required installation of landscaping and/or screening material between
zoning districts and certain individual uses. The four types of planting yards are as follows:
a. Buffer Yard: A planting yard comprised of a strip of land containing landscaping and/or
screening materials, having a varying minimum width, located along side and rear
property lines between zoning districts and/or between certain individual uses.
b. Building Yard: A planting yard comprised of a strip of land containing landscaping
materials located along the front and/or sides of a building and having a varying minimum
width.
c. Parking Lot Yard: A planting yard comprised of a strip or strips of land containing
landscaping materials located around and within a parking lot and having a varying
width.
d. Street Yard: A planting yard comprised of a strip of land containing landscaping materials
located along the parallel to a public street, or streets and having a varying minimum
width.
Point of Service: The location where a driver comes face to face with an employee of the business
and remits payment and/or is provided with goods purchased. In locations with two (2) service
windows, the first in line shall be considered the point of service.
Pole Sign: A sign that is supported by one (1) or more poles, uprights, or braces in the ground that
is not a part of or attached to the building
Pop-Up Tent: A tent or other similar structure set up temporarily on a piece of property that sells,
solicits, or peddles items. This shall not include seasonal garden tents, sno-cone stands, etc. that
are approved with a Temporary Use Permit (TUP).
Pre-Packaged Mobile Food Vendor: A Mobile Food Vendor operating from vehicle or trailer that
is limited to the sale of commercially manufactured pre-packaged products or products that are
prepared and packaged at a licensed food service establishment. These vendors typically travel
into residential areas. Does not stay in one (1) location longer than seventy-two (72) hours.
Private Club or Recreational Facility: Recreation facilities open only to bona fide members and
guests of the private organization operating the facility.
Queuing: A place where a vehicle awaits service in a line designated only for that use.
Recreational Vehicle (RV): A unit designed as temporary living quarters for recreational, camping,
or travel use that may be self-propelled or towed by an automotive vehicle. Recreational vehicle
shall include motor homes, travel trailers, truck campers, camping trailers, converted buses, house
boats, or other similar units as determined by the Community Development Director or their
designee. A recreational vehicle may or may not include individual toilet and bath.
City of Owasso Zoning Code, Adopted via Ord. 1249 176
Regulatory Flood: A flood having a one (1) percent chance of being equaled or exceeded in
any given year based upon the full potential urbanization of the contributing watershed
considering the Land Use Master Plan, adopted Floodplain Management Policies and the
watershed Master Drainage Plan where adopted.
Screen or Opaque Screen: Vegetation, fence, wall, berm, or a combination of any or all of these
which partially or completely block the view of and provide spatial separation of a portion or all
of a site from an adjacent property or right-of-way.
Setback: A horizontal distance determining the location of a building with respect to a street, use
district boundary line, or another use. Where the term "setback" is used in conjunction with a
modifying word or words such as "parking area", the setback shall in its application include but not
be limited to buildings.
Senior Housing: A multi-family structure, controlled by a public body, institutional body, or non-
profit corporation, eighty (80) percent of whose occupants shall be sixty-five (65) years of age or
over.
Senior Housing, Assisted Living: A home or residential complex licensed for the aged or chronically
or incurably ill persons in which five (5) or more of such persons not of the immediate family are
provided with food and shelter or care for compensation, but not including hospitals, clinics, or
similar institutions devoted primarily to the diagnosis and treatment of the sick.
Senior Housing, Attached: Typically one (1) and two (2) bedroom apartments or condominiums
designed to meet the needs of persons sixty-five (65) years of age and older.
Senior Housing, Independent Living: A residential complex containing multi-family dwellings
designed for and principally occupied by senior citizens. No nursing care or institutional care is
provided on-site. These offer minimal convenience services, but focus on attracting elderly
residents so as to provide a social support system among the residents.
Shrub, Large: An upright plant growing to a mature height of more than six (6) feet for use as
natural ornamentation or screening.
Shrub, Medium: An upright plant growing to a mature height of less than six (6) feet for use as
natural ornamentation or screening.
Shrub, Small: An upright plant growing to a mature height of less than four (4) feet for use as
natural ornamentation or screening.
Side Elevation: The side of any building or structure, typically not facing a public street.
Sight Triangle: A triangle at an intersection, formed by the two (2) roads or rights-of-way and a
third line, which must be kept clear of obstructions such as hedges so that people in a road can
see cars approaching on the other.
Sign: A sign includes any device that displays or includes any letter, work, model, banner, flag,
pennant, insignia, propeller balloon, device, or representation that is used as or is in the nature of
an advertisement or announcement or that directs attention to an object, product, place,
activity, person, institution, organization, or business. Does not include display of official notice.
Sign, Banner: A temporary sign constructed of cloth, flexible plastic, or fabric of any kind with only
such non-rigid material for background, usually supported by two or more poles driven into the
ground.
Sign, Bulletin: A sign or board constructed in connection with a non-profit, community or
neighborhood center, public building, church building, or educational institution on its premises
for announcement purposes.
Sign, Business: A sign that directs attention to a business or profession conducted, or to products,
services, or entertainment sold or offered upon the premises where such sign is located, or to which
it is attached.
City of Owasso Zoning Code, Adopted via Ord. 1249 177
Sign, Directional: A sign providing directions to the general public to a specific site or address in
the City.
Sign, Feather: A temporary sign constructed of cloth, flexible plastic, or fabric of any kind with only
such non-rigid material for background, usually supported by a single pole driven into the ground.
Sign, Flashing: Any sign that incorporates in any manner apparent movement achieved by
electrical pulsation, contains intermittent lighting, or by other means such as sequential light
phasing.
Sign, Ground / Pole Mounted: A sign that is supported by one or more poles, uprights, or braces
in the ground and that is not a part of a building.
Sign, Ground / Surface Mounted: A sign that is mounted flush with the ground or is supported by
one or more poles, uprights, or braces in the ground and that is not a part of a building.
Sign, Height: The vertical distance measured from the curb level to the highest point of the sign.
Sign, Illuminated: Any sign designed to give forth any artificial light, or designed to reflect such
light deriving from any source that is intended to cause such light or reflection.
Sign, LED: An LED sign is a flat panel display which uses an array of light-emitting diodes as pixels
to create a video display.
Sign, Moving: Any sign, or part of a sign, whether illuminated or unilluminated, that does not
remain stationary at all times, regardless of any power source that may affect movement. This
includes vehicular signs, streamers, and pennants.
Sign, Portable: A temporary sign that is made of any material, attached to a utility pole, tree,
fence post, stake, stick, mailbox or any similar object, whether in the public right-of-way or not.
Sign, Roof: A sign constructed upon or above a roof or parapet of a building whether extending
beyond the highest point of the building or not.
Sign, Sandwich Board (A-Frame): An advertising or business ground sign that is not secured or
attached to the ground or surface upon which it is located; constructed in a manner as to form
-like shape, hinged or not hinged at the top.
Sign, Structure: The supports, uprights, bracing, and framework for a sign or outdoor display.
Sign, Temporary: A sign that is not intended to be used or installed permanently and/or that the
Community Development Director or their designee deems to not be constructed or erected in a
manner consistent with the stated purpose of this Code.
Sign, Vehicular: A vehicle, whether motorized or a trailer, which is mounted above the ground as
a sign or part of a sign, or any sign attached to or painted on such a vehicle which is mounted
above the ground or which is parked so as to be visible from a street when such vehicle is not
actually used for transportation in the day-to-day affairs of its owner.
Sign, Wall: A sign painted, attached to, or constructed against the wall of a building or structure
with the exposed face of the sign in a plane approximately parallel to the plane of the wall.
Sign, Yard: A temporary sign that is not permanently affixed or attached to the ground or another
structure, which can be removed without special handling, and which can be placed on a street-
facing lawn or elsewhere on a property by means of stakes or posts.
Significant Stands of Trees or Shrubs: A massing or group of trees or shrubs which are:
a. In good condition and are established on the site;
b. Which may be among the earliest grown species of the area; or
c. Which have been identified by the community in a particular area.
City of Owasso Zoning Code, Adopted via Ord. 1249 178
Small Battery Energy Storage Systems (BESS): A BESS designed with storage capacity to serve only
the principle use on the site, and not the overall electrical power grid. A BESS which will be used
primarily as an accessory use to reduce on-site consumption of utility power.
Small Solar Energy System: A solar energy system consisting of solar panels or other photo-
capturing devices and associated control or conversion electronics, which will be used primarily
as an accessory use to reduce on-site consumption of utility power.
Small Wind Energy System: A wind energy conversion system consisting of a wind turbine, a tower,
and associated control or conversion electronics, fifteen (15) feet or less in height, which will be
used primarily as an accessory use to reduce on-site consumption of utility power.
Solar Energy System: A device/structure whose primary purpose is to harvest energy by
transforming solar energy into another form of energy, to be used immediately or stored.
Solar Energy System, Building-Mounted: A solar energy system that is structurally
mounted/attached to a building or other permitted structure, including limited accessory
equipment associated with the system (which may be mounted on the ground).
Solar Energy System, Canopy: A solar energy system that consists of elevated solar capture
devices/panels, installed above parking areas, on carports, and above other paved areas.
Special Exception: A design element or structure that may not conform to the dimensional or
spatial requirements of the base zoning district in which it is located but may be allowed under
certain circumstances with approval from the Owasso Board of Adjustment (BOA).
State Statute: An act of a legislature that declares, proscribes, or commands something; a specific
law expressed in writing.
Stationary Food Vendor: A non-permanent Mobile Food Vendor serving in one (1) location for a
temporary period of time. Can be a truck, trailer, or cart. Stationary Food Vendors stay in one
location (1) for longer than seventy-two (72) hours and therefore must obtain a Temporary Use
Permit (TUP) from the Community Development Department.
Street Tree: A tree planted along a public street or roadway behind or within the right-of-way.
Street Wall: The wall or part of the building nearest to the street line.
Structure: Anything constructed or erected with a fixed location on the ground, or attached to
something having a fixed location on the ground, and includes buildings, walks, fences, and signs.
Substantial Damage: Damage of any origin sustained by a structure whereby the cost of restoring
the structure to its before-damaged condition would equal or exceed fifty (50) percent of the
market value of the structure before the damage occurred.
Substantial Improvement: Any repair, reconstruction, or improvement of a structure, the cost of
which equals or exceeds fifty (50) percent of the market value of the structure either:
a. Before the improvement of repair is started, or
b. If the structure has been damaged and is being restored, before the damage occurred.
For the purposes of this definition "substantial improvement" is considered to occur when the first
alteration affects the external dimensions of the structure. The term does not, however, include
either:
a. Any project for improvement of a structure to comply with the existing state or local health,
sanitary, or safety code specifications which are solely necessary to assure safe living
conditions; or
b. Any alteration of a structure listed on a National Register of Historic Places or a State
Inventory of Historic Places.
Telecommunications Antenna: An antenna used to provide a telecommunications service.
City of Owasso Zoning Code, Adopted via Ord. 1249 179
Telecommunications: The transmission, between or among points specified by the user, or
and received.
Telecommunications service: The offering of telecommunications for a fee directly to the public
or to such classes of users as to be effectively available directly to the public, regardless of the
facilities used.
Telecommunications Tower: A structure more than ten (10) feet tall, built primarily to support one
(1) or more telecommunications antennas.
Temporary Accessory Building: A building separate from the main structure that is capable of
being moved around on the property that has no permanent plumbing, electrical, or gas
connections.
Temporary Storage Container: A structure separate from the main structure, whose primary
purpose is to store materials or items for a limited amount of time. Often use in conjunction with
renovations, moving in/out of a structure, etc. Also known as a POD.
Temporary Use. A use established for a limited duration with the intent to discontinue such use
upon the expiration of the time period, which may include:
a. A temporary building or structure without any foundation or footing (such as and similar to
a sno-cone stand, drink stand, or hot dog stand, etc. stationed at one (1) location);
b. Short-term, temporary retail uses, also known as pop-up shops or pop-up retail; and
c. Temporary outdoor activities that are carried out primarily out-of-doors for a fixed period
of time, including flea markets, fireworks, displays, speeches, farm stands, seasonal sales,
swap and shop market, racing meets, circuses, carnival, concerts, and parades. Some
such uses may require a Special Event Permit.
Temporary uses usually do not involve the construction or alteration of any permanent building or
structure, although the authorization of the temporary use does not necessarily preclude such
construction.
Tiny House: A dwelling of four hundred (400) square feet or less in floor area, excluding lofts, built
within Owasso City Limits after the date of passage of this Zoning Code. This house is a permanent
structure that is constructed on- or off-site and shall meet all applicable Building Code
requirements.
Top Plate: The horizontal timber directly carrying the trusses of a roof or the rafters.
Total Height, Wind Turbine: In reference to wind turbines, the distance measured from ground level
to the blade extended at its highest point.
Tree, Ornamental: A small to medium tree, growing to a mature height of fifteen (15) to forty (40)
feet and characterized by specific aesthetic qualities, such as colorful flowering, interesting bark,
or brilliant fall foliage.
Tree, Shade: A large tree growing to a height of forty (40) feet or more at maturity, usually
deciduous, and characterized by its ability to provide shade.
Utility-Scale Battery Energy Storage Systems (BESS): A BESS consisting of one (1) or more storage
devices and associated equipment, that serve as the primary use on a given property, parcel, or
site. A BESS system which will be used to store power for off-site consumption.
Utility-Scale Solar Energy System: A solar energy system consisting of one (1) or more solar capture
devices/panels and associated equipment, that serve as the primary use on a given property,
parcel, or site. A solar energy system which will be used for off-site consumption of power.
Utility-Scale Wind Energy System: A wind energy conversion system consisting of one (1) or more
wind turbine(s) and tower(s), measuring over fifteen (15) feet in height, that serve as the primary
City of Owasso Zoning Code, Adopted via Ord. 1249 180
use on a given property, parcel, or site. A wind energy conversion system which will be used for
off-site consumption of power.
Variance: A relaxation of a restriction of the Code, granted by the Owasso Board of Adjustment
(BOA), where by reason of exceptional narrowness, shallowness, shape, topography, or other
extraordinary or exceptional situation, condition, or circumstance of a particular property, the
literal enforcement of the Code would result in unnecessary hardship.
Veterinary Clinic: A building used exclusively for the care and treatment of animals, including
incidental overnight boarding of animals within the enclosed building but excluding outside
animal runs or boarding services.
Vines: A woody plant that spreads as it grows over the ground, walls, or trellises.
Wainscot: A decorative building material applied to lower portions of an exterior wall.
Wall: The exterior surface of a building or structure. For purposes of this Code, other than size
limitations, a wall shall be determined to include mansard-type or sloped roof structures.
Whip Antenna: An omni-directional dipole antenna of cylindrical shape that is no more than six
(6) inches in diameter.
Wind Energy Conversion System (WECS): A wind-driven machine that converts the kinetic energy
of the wind into a usable form of electrical or mechanical energy. The WECS includes all parts of
a system except the tower and the transmission equipment.
Windmill Rotor: That portion of the windmill which includes the blades, hub, and shaft.
Windmill Tower: The supporting structure on which the rotor, turbine, and accessory equipment
are mounted.
Work of Art:
mosaic, painted glass, and similar art forms of a permanent character intended for permanent or
commemoration that are applied to, constructed, or placed upon the exterior walls of any
building. For the purpose of this Code
deemed to exist when its size exceeds sixteen (16) square feet. For the purpose of this Code, a
o the business conducted therein shall be considered as a
wall sign.
Xeriscape: Landscaping with native plants that utilize the existing environmental conditions to the
best advantage, conserving water and protecting the native environment.
Yard: An open unoccupied space on a lot between a building and a lot line.
Yard, Front: A yard extending along the full length of the front lot lines between the side lot lines.
Yard Required: The minimum permitted distance of open unoccupied space between a building
and a lot line.
Yard, Rear: A yard extending along the full length of the rear lot line between the side lot lines.
Yard, Side: A yard extending along a side lot line between the front yard and the rear yard.
Zero Lot Line: A common lot line on which a wall of a structure may be constructed.
Zero Lot Line Development: Single-family dwellings arranged on individual lots as detached
structures with one or more side walls on a side property line.
City of Owasso Zoning Code, Adopted via Ord. 1249 181
APPENDIX A
OWASSO PLANNING COMMISSION
ARTICLE I. Name. The name of this Commission shall be the Owasso Planning Commission
hereinafter referred to as the "Commission".
ARTICLE II. Membership.
Section 1. Number. The Commission shall consist of five (5) members.
Section 2. Qualification. Members shall reside within Owasso City Limits and shall be
nominated by the Mayor and confirmed by the City Council of Owasso.
Section 3. Term. Each member shall serve without pay for a term of three (3) years, and
vacancies shall be filled for an unexpired term of a Board member in the manner
set forth for appointments to a full term.
Upon written charges and after a public hearing, members may be removed by
the appointing City Council for any one (1) of the following causes:
a. Failure to attend three (3) consecutive regular or special meetings or failure
to attend one-half (1/2) or fifty (50) percent of the regular or special
meetings held during any six (6) month period.
b. Actions and conduct unbecoming to a Public Official of the City of
Owasso, Oklahoma.
c. Repeated acts and conduct detrimental to the peace, health, safety, and
welfare of the citizens of Owasso.
Section 4. Code of Ethics. Any member to whom some private benefit, direct or indirect,
financial or beneficial or otherwise, may come as a result of a public action
concerning the Planning Commission, shall not be a participant in that action. The
possibility, not the actuality of a conflict, shall govern. The individual experiencing
a conflict of interest shall declare their interest, abstain from voting on the matter,
and refrain from any deliberations on the mater. The individual shall not discuss the
matter with a fellow official for the purpose of influencing a decision thereon.
ARTICLE III. Officers. There shall be the following officers: chair and vice-chair.
Section 1. Election of Officers. Election of said officers shall be held on an annual basis. The
term of each office shall be one (1) year commencing immediately upon the
election of each officer. Any vacancy in office shall be filled by the Commission
for the unexpired term only.
Section 2. Duties and Powers.
a. Chair. The Chair shall have the following duties:
1. Preside at all meetings;
2. Assist in preparing the agenda;
3. Follow the agenda; and
4. Allot all sides of a case to be heard.
b. Vice-Chair. The Vice-Chair shall preside at all meetings in the absence of
the Chair.
ARTICLE IV. Committees. The Commission may establish any, and as many, standing
committees as it deems desirable. A motion to establish a standing committee
and its membership shall receive a vote of three (3) members. The duties are
City of Owasso Zoning Code, Adopted via Ord. 1249 182
subject to be reviewed by a standing committee and may also be outlines and
passed by an affirmative vote of three members.
ARTICLE V. Meetings.
Section 1. Time and Place. The meetings of the Commission shall be held in the City Council
meeting room at Old Central, unless otherwise provided by the Commission for
particular meetings. The meetings shall be held at 6:00 p.m. on the Monday
following the first Tuesday of each month as needed unless otherwise set by
relevant State Statute. Special meetings may be held on call of the Chair at such
time and place as may be designated.
Section 2. Quorum. Three (3) members shall constitute a quorum.
ARTICLE VI. Votes. In making any recommendation, adopting any plan, or approving any
proposal, action shall be taken by not less than three (3) members of five (5)
members regardless of the number of members absent.
ARTICLE VII. For the purposes of rulings from the chair or other parliamentary decisions, Robert's
Rules of Order Newly Revised shall control.
ARTICLE VIII. Amendment of Bylaws. Any proposed amendment to these by-laws shall be
presented in writing to the members of the Commission at a meeting and shall
require an affirmative vote of three (3) members.
City of Owasso Zoning Code, Adopted via Ord. 1249 183
APPENDIX B
OWASSO BOARD OF ADJUSTMENT
ARTICLE I. Name. Oklahoma State Statute provides for the creation of a Board of Adjustment
(BOA) of the City of Owasso, Oklahoma. The name of this Board shall be the
Owasso Board of Adjustment, hereinafter referred to as the "Board".
ARTICLE II. Membership.
Section 1. Number. The Board shall consist of five (5) members.
Section 2. Qualifications. Members shall reside within Owasso City Limits and shall be
nominated by the Mayor and confirmed by the City Council of Owasso.
Section 3. Term. Each member shall serve without pay for a term of three (3) years, and
vacancies shall be filled for an unexpired term of a Board member in the manner
set forth for appointments to a full term.
Upon written charges and after a public hearing, members may be removed by
the appointing City Council for any one (1) of the following causes:
a. Failure to attend three (3) consecutive regular or special meetings or failure
to attend one-half (1/2) or fifty (50) percent of the regular or special
meetings held during any six (6) month period.
b. Actions and conduct unbecoming to a Public Official of the City of
Owasso, Oklahoma.
c. Repeated acts and conduct detrimental to the peace, health, safety, and
welfare of the citizens of Owasso.
Section 4. Code of Ethics. Any member to whom some private benefit, direct or indirect,
financial or otherwise, may come as a result of a public action concerning the
Board, shall not be a participant in that action. The possibility, not the actuality of
a conflict, shall govern. The individual experiencing a conflict of interest shall
declare their interest, abstain from voting on the matter, and refrain from any
deliberations on the matter. The individual shall not discuss the matter with a fellow
official for the purpose of influencing a decision thereon.
ARTICLE III. Officers. There shall be the following officers: Chair and Vice-Chair.
Section 1. Election and Officers. Election of said officers shall be held on an annual basis. The
term of each office shall be one (1) year commencing immediately upon the
election of each officer. Any vacancy in office shall be filled by the Board for the
unexpired term only.
Section 2. Duties and Responsibilities.
a. Chair. The Chair shall be responsible for presiding at the meeting of the
Board and ensuring that all requirements of the ordinances of the City of
Owasso and the laws of the State of Oklahoma are met. The business of
the Board shall be conducted in an orderly manner keeping in mind at all
times that each member of the Board is an equal. This position shall be in
the nature of a moderator and as a spokesperson to the public for Board
statements, policy, or procedures for the conduct of Board business.
b. Vice-Chair. The Vice-Chair shall serve as Chair in the absence of the Chair
and at those times comply with the responsibilities and duties of the Chair.
City of Owasso Zoning Code, Adopted via Ord. 1249 184
c. Board Members. Each Board member is an equal and shall be responsible
for the conduct of Board business in a dignified and orderly manner to
demonstrate and reflect the high character and moral integrity of each of
the Board members. At all times Board members shall maintain strict
impartiality and concern themselves solely with the health, safety, and
welfare of the citizens of the City of Owasso.
ARTICLE IV. Notice of Public Hearing. The Owasso Board of Adjustment (BOA) shall give notice
in compliance with the adopted Oklahoma State Statute and then conduct a
public hearing before acting on any appeal from a determination of a City of
Owasso Administrative Official, interpretation or before granting any Special
Exception or Variance.
The responsibility of giving proper and timely notice and paying all costs thereof
shall be that of the applicant. Any action taken by the BOA on an application at
a public hearing shall become null and void if the applicant fails to comply with
requirements set forth herein.
ARTICLE V. Meetings.
Section 1. Time and Place. The meetings of the Board shall be held in the City Council
Chambers at City Hall, unless otherwise set by relevant State Statute. The meetings
shall be held at 6:00 p.m. on the fourth Tuesday of each month as needed. Special
meetings may be held on call of the Chair at such time and place as may be
designated.
Section 2. Quorum. Three (3) members shall constitute a quorum.
ARTICLE VI. Motions and Votes.
Section 1. Motions. All items of public business coming before the Board on application shall
be determined by motion, second, and vote of the Board unless the Board fails to
receive a motion or a second to a motion. Delegation of authority for the
performance of purely administrative functions and such other items as the Board
may determine may be acted upon by the simple agreement of all members
present.
Section 2. Votes. The approval of applications coming before the Board shall require three
(3) affirmative votes of those members present; unless three (3) affirmative votes
are cast the application shall be considered denied. On administrative questions
(i.e., interpretations), a majority vote of the members present at the meeting shall
be decisive. The vote shall be by roll call.
ARTICLE VII. Parliamentary Procedure. For purposes of rulings from the chair or other
parliamentary decisions, Robert's Rules of Order Newly Revised shall control.
ARTICLE VIII. Meeting Procedure.
Section 1. Opening Procedure.
a. The Chair, or in the absence of the Chair the Vice-Chair, shall call the
meeting to order noting the time and date, and shall call the roll indicating
those members absent. Before order of business shall be conducted on
any Board of Adjustment application, or any item that requires publication,
the Chair shall check to assure that all requirements of Notice of Public
Hearing have been completed. Application shall be continued if said
Notice is not complete.
b. Each agenda item shall be announced by the Chair in the order that it
appears on the published agenda unless otherwise agreed to by a majority
vote of the Board members present.
City of Owasso Zoning Code, Adopted via Ord. 1249 185
Section 2. Public Hearing Procedure.
a. The Chair shall call on Staff for a detailed statement and history of the item
under consideration.
b. The Chair shall call on applicant or applicant's representative for
presentation of the application.
c. After presentation of the application as above set out, the Chair shall
provide all persons present an opportunity to speak for or against the
application. The order of speaking opportunity shall be determined by the
Chair. The Board may by majority vote at any time call a halt to speaking
opportunity when it appears the statements are repetitious.
d. Any members of the Board may at any time during the presentation of an
agenda item ask questions of the applicant, persons on the Board's staff,
other Board members or interested parties without being recognized by the
Chair, however, each member shall conduct themselves in a businesslike
manner when asking such question or questions. In the event disorder
should erupt among Board members during the questioning process, any
Board member may move to grant the Chair the temporary right to require
recognition before speaking. Amy member of the Board shall be entitled
to make a motion that the presentation has become repetitious, call for a
second and vote on the question at any time after allowing proponents
and opponents an opportunity to present all issues having merit in relation
to the application.
ARTICLE IX. Amendment of Bylaws. Any proposed amendment to these by-laws shall be
presented in writing to the members of the Board at a meeting and shall require
an affirmative vote of three (3) members.
ARTICLE X. Fees. Application fees for a Board of Adjustment application shall be paid to the
City of Owasso. The amount of the fees shall be established by resolution adopted
by the Owasso City Council.
ARTICLE XI. Appeals from the Community Development Department or City of Owasso Official.
Section 1. General. An appeal to the Owasso Board of Adjustment (BOA) may be taken by
any person aggrieved or by an officer, department, board, or bureau of the City
affected, where it is alleged there is error in any order, requirement, decision, or
determination of the Community Development Department or other City
Department in the enforcement of this Code.
Section 2. Notice of Appeal. An appeal shall be taken within ten (10) days from the
determination complained of by filing a notice of appeal, specifying the grounds
thereof with the Community Development Department and with the Secretary of
the Owasso Board of Adjustment (BOA).
The Community Development Department, upon receipt of notice, shall transmit
to the Secretary of the Board and the City Clerk certified copies of all the papers
constituting the record of said matter.
Upon receipt of the record, the Secretary shall cause an investigation to be made
upon the appeal and shall set the matter for public hearing.
Section 3. Owasso Board of Adjustment Action. The Board shall hold the public hearing. The
Board may reverse or affirm, wholly or in part, or may modify the order,
requirement, decision, or determination appealed from and may make such order,
requirement, decision, or determination as ought to be made, and to that end shall
have all the powers of the officer from whom the appeal is taken.
City of Owasso Zoning Code, Adopted via Ord. 1249 186
The Board shall make its decision within thirty (30) days after the final hearing, and
the decision shall be in writing and filed of record in the office of the City Clerk.
The concurring vote of three (3) members of the Board shall be necessary to
reverse any order, requirement, decision, or determination of the Community
Development Department.
Section 4. Stay of Proceedings. An appeal stays all proceedings in furtherance of the action
appealed from, unless the Building Inspector from whom the appeal is taken
certifies to the Owasso Board of Adjustment (BOA), after the notice of appeal shall
have been filed with them, that by reason of facts stated in the certificate, a stay
would in their opinion cause imminent peril to life or property. In such case,
proceedings shall not be stayed other than by a restraining order granted by the
Board or by the Court of proper jurisdiction on due and sufficient cause shown.
ARTICLE XII. Interpretation. Where a question arises as to the zoning district classification of a
particular use, or the applicability of any adopted City Codes or Standards, the
Owasso Board of Adjustment (BOA), upon written request of the Community
Development Director or their designee, shall determine the classification of the
use or zoning district in question or whether Staff interpretation of the Code is
appropriate.
ARTICLE XIII. Variances.
Section 1. General. The Owasso Board of Adjustment (BOA), upon application and after
notice (when notice is required) and public hearing, may grant Variances from the
terms of this Code only upon a finding that the Variance will not cause substantial
detriment to the public good or impair the spirit, purposes, and intent of this Code
or the Land Use Master Plan, where by reason of exceptional narrowness,
shallowness, shape, topography, or other extraordinary or exceptional situation,
condition, or circumstance peculiar to a particular property, the literal
enforcement of this Code will result in unnecessary hardship.
The Board shall act only within the confines as outlined in Oklahoma State Statute.
Section 2. Application. A request for a Variance shall be initiated by the filing of an
application with the Community Development Department and shall be set for
public hearing in accordance with the rules established by the Board and
Oklahoma State Statute.
Section 3. Owasso Board of Adjustment Action. The Board shall hold the public hearing and,
upon the concurring vote of three (3) members, may grant a Variance only upon
a finding that:
a. The application of the Code to the particular piece of property would
create an unnecessary hardship;
b. Such conditions are peculiar to the particular piece of property involved;
c. Relief, if granted, would not cause substantial detriment to the public good
or impair the purposes and intent of the Code or the Land Use Master Plan;
and
d. The Variance, if granted, would be the minimum necessary to alleviate the
unnecessary hardship.
The Board, in granting a Variance, shall prescribe appropriate conditions and
safeguards, and may require such evidence and guarantee or bond as it may
deem necessary to enforce compliance with the conditions attached.
Section 4. Time Limitations on Variances. A Variance which has not been utilized within one
(1) year from the date of the order granting the Variance shall thereafter be void.
City of Owasso Zoning Code, Adopted via Ord. 1249 187
For the purpose of this provision, utilization shall mean actual use or the issuance of
a Building Permit, when applicable, provided construction is diligently carried to
completion.
ARTICLE XIV. Minor Administrative Variances.
Section 1. General. A Minor Administrative Variance is a small variation from the requirements
of the Zoning Code. A Minor Administrative Variance approval is essentially a
certificate of permission, because it allows the property owner to obtain a Building
Permit or Certificate of Occupancy (C/O) even though their property does not
comply precisely with the requirements of the Zoning Code or Subdivision
Regulations of the City of Owasso.
Prior to the submission of request for a Minor Administrative Variance, the applicant
shall meet with the Community Development Director or their designee to discuss
the nature of the request. The Community Development Director or their designee
shall consider the information provided and make the determination as to whether
the request is minor in nature for it to be processed as a Minor Administrative
Variance.
Section 2. Authorized Administrative Adjustments. A Minor Administrative Variance can be
granted for the following:
a. A decrease in the required front setback of up to ten (10) percent.
b. A decrease in the required rear setback of up to ten (10) percent.
c. An encroachment into a required side setback building setback of up to
two (2) feet.
d. A decrease in in the required minimum lot width of up to five (5) percent.
e. A decrease in the required minimum lot size of up to ten (10) percent.
Section 3. Hearing and Criteria. A request for a Minor Administrative Variance shall be
submitted in the same manner as other Variance requests requiring Board
approval, including application, supporting materials, and fee. An administrative
hearing shall be held by the Community Development Director or their designee
who shall determine, based on the evidence provided, whether to approve or
deny the Minor Administrative Variance request. The Community Development
Director, or their designee, shall consider whether:
a. The granting of the Minor Administrative Variance will ensure the same
general level of land use compatibility as the otherwise applicable
standards,
b. The granting of the Minor Administrative Variance will not adversely
impact adjacent land uses and/or the physical character of uses in the
immediate vicinity of the subject property; and
c. The granting of the Minor Administrative Variance will be consistent with
the purpose and intent of the Owasso Zoning Code, Subdivision
Regulations, and the most recently adopted Land Use Master Plan.
Section 4. Notice Requirements. Notice of hearings regarding requests for Minor
Administrative Variances shall be done in compliance with the adopted
Oklahoma State Statute.
Section 5. Appeals. An appeal of a decision made by the Community Development
Director, or their designee, may be made to the Board of Adjustment. Said appeal
must be filed with the Community Development Department and with the
Secretary of the Owasso Board of Adjustment within ten (10) days of the initial
administrative hearing. The Board shall consider such an appeal in the standard
manner in which they consider Variance requests.
City of Owasso Zoning Code, Adopted via Ord. 1249 188
ARTICLE XV. Special Exceptions.
Section 1. General. The Owasso Board of Adjustment (BOA), upon application, and after
notice and public hearing subject to the procedural and substantive standards
hereinafter set forth, may grant the following Special Exceptions:
a. The change and/or expansion of a non-conforming use as provided in the
Chapter titled Non-Conform
b. The restoration of a partially destroyed structure containing a non-
conforming use as provided in the Chapter titled Non-Conform
Owasso Zoning Code;
c. The restoration of a partially destroyed non-conforming structure as
provided in the Chapter titled Non-Conform
Code;
d. Carports as described in the Section titled Accessory Uses and Structures in
in the Chapter titled Residential District Provisions in
the Owasso Zoning Code; and
e. The construction of an accessory building as described in the Section titled
Accessory in the Chapter titled
Residential District Provisions in the Owasso Zoning Code.
Section 2. Application. A request for a Special Exception shall be initiated by the filing of an
application with the Community Development Department and shall be set for
public hearing by said Department in accordance with the rules established by the
Owasso Board of Adjustment (BOA).
Section 3. Procedure. Submit application to the Community Development Department. The
Community Development Director or their designee shall consider these factors
when evaluating a request for a Special Exception:
a. Will the placement of the structure impact parking and circulation
patterns?
b. What is the nature of any protests to the request?
c. Will the placement of the structure impact any above or below ground
utilities?
Section 4. Board of Adjustment Action. The Owasso Board of Adjustment (BOA) shall hold the
public hearing and may, upon the concurring vote of three (3) members, grant the
Special Exception after finding that the Special Exception will be in harmony with
the spirit and intent of the code and will not be injurious to the neighborhood or
otherwise detrimental to the public welfare.
The Board, in granting a Special Exception, shall prescribe appropriate conditions
and safeguards and may require such evidence and guarantee or bonds as it may
deem necessary to enforce compliance with the conditions attached.
Section 5. Time Limitations on Special Exceptions. A Special Exception which has not been
utilized within one (1) year from the date of the order granting the Special
Exception shall thereafter be void, provided that the Board has not extended the
time for utilization.
For the purpose of this provision, utilization shall mean actual use or the issuance of
a Building Permit, when applicable, provided construction is diligently carried to
completion.
City of Owasso Zoning Code, Adopted via Ord. 1249 189
ARTICLE XVI. Appeals to the District Court.
Section 1. Procedure. An appeal of any action, ruling, decision, judgment, or order of the
Owasso Board of Adjustment (BOA) may be taken by any person or persons
aggrieved, or any taxpayer or officer, department, board, or bureau of the City to
the District Court, by filing with the City Clerk and with the Secretary of the Board
within ten (10) days from the date of such action a notice of appeal, which notice
shall specify the grounds of such appeal. No bond or deposit for costs shall be
required for such appeal.
Upon filing of the notice of appeal, the City Clerk shall transmit to the Court Clerk
of the County the original or certified copies of all the papers constituting the
record in the case, together with the order, decision, or ruling of the Board. Said
case shall be heard and tried de nova in the District Court of Tulsa County or Rogers
County, Oklahoma.
An appeal shall be from the action of the District Court as in all other civil actions.
All issues in any proceedings under this Section shall have preference over all other
civil actions and proceedings.
Costs shall not be allowed against the Board unless it shall appear to the Court that
it acted with gross negligence, in bad faith, or with malice in making the decision
being appealed.
Section 2. Stay of Proceedings. An appeal to the District Court stays all proceedings in
furtherance of the action appealed unless the Chair of the Board certifies to the
Court Clerk, after notice shall have been filed, that by reasons of facts stated in the
certificate, a stay would cause imminent peril to life or property.
In such case, proceedings shall not be stayed other than by a restraining order
granted by the District Court.
City of Owasso Zoning Code, Adopted via Ord. 1249 190
CHAPTER 3
SUBDIVISION REGULATIONS
Section 12-301 Subdivision Regulations
SECTION 12-301 SUBDIVISION REGULATIONS
There is hereby adopted by the City Council of the City of Owasso, Oklahoma, for the
purposes of promoting the health, safety, and general welfare; and to encourage the
development of the community in accordance with the adopted Land Use Master Plan;
a Code known as the Subdivision Regulations of the City of Owasso, Oklahoma, and the
whole thereof, and the same are hereby adopted and incorporated as full as if set out at
length herein and from and after the effective date of this Ordinance and all provisions
thereof, shall be controlling, as set out therein within the corporate limits of the City.
The City Manager shall from time to time promulgate additional Rules and Regulations for
said Subdivision Regulations, or changes to existing Rules and Regulations for said
Subdivision Regulations as considered necessary. The promulgation of such Rules and
Regulations, in whole or in part, shall require the City Manager to notify the City Council
and Planning Commission in writing of the proposed Rules and Regulations and shall
require the exact language of the proposal be attached to such notice. Such notice to
the City Council shall be published in the consent agenda of a City Council meeting for
acknowledgement of Council receipt of the change(s). Upon notification to the City
Council and for a period of 30 days, the proposed Rules and Regulations shall lay open
and be subject to City Council action to disapprove either in part or in whole. Absent
action by the City Council to disapprove proposed Rules and Regulations within the
allotted time frame, such Rules and Regulations shall have the force and effect of law.
(Ord. No. 310, 9/1/81; Ord. No. 480, 10/18/94; Ord. No. 931, 11/04/08)
6
CHAPTER 4
FLOOD DAMAGE PREVENTION
Section 12-401 Findings of Fact
Section 12-402 Statement of Purpose
Section 12-403 Methods of Reducing Flood Losses
Section 12-404 Definitions
Section 12-405 Lands to Which Special Flood Hazard Applies
Section 12-406 Basis for Establishing the Areas of Special Flood Hazard
Section 12-407 Establishment of Development Permit
Section 12-408 Compliance
Section 12-409 Abrogation and Greater Restrictions
Section 12-410 Interpretation
Section 12-411 Warning and Disclaimer or Liability
Section 12-412 Designation of the Floodplain Administrator
Section 12-413 Duties and Responsibilities of the Floodplain Administrator
Section 12-414 Permit Procedures
Section 12-415 Variance Procedures
Section 12-416 Provisions for Flood Hazard Reduction; General Standards
Section 12-417 Provisions for Flood Hazard Reduction; Specific Standards
Section 12-418 Standards for Subdivision Proposals
Section 12-419 Standards for Areas of Shallow Flooding (AO/AH Zones)
SECTION 12-401 FINDINGS OF FACT
1. The flood hazard areas of the City of Owasso, Oklahoma are subject to periodic
inundation, which results in loss of life and property, health and safety hazards, disruption
of commerce and governmental services, and extraordinary public expenditures for flood
protection and relief, all of which adversely affect the public health, safety and general
welfare.
2. These flood losses are created by the cumulative effect of obstructions in
floodplains which cause an increase in flood heights and velocities, and by the
occupancy of flood hazard areas by uses vulnerable to floods and hazardous to other
lands because they are inadequately elevated, flood proofed or otherwise protected
from flood damage. (Ord. No. 367, 3/17/87; Ord. No. 799 11/16/94)
SECTION 12-402 STATEMENT OF PURPOSE
It is the purpose of this chapter to promote the public health, safety and general
welfare and to minimize public and private losses due to flood conditions in specific areas
by provisions designed to:
1. Protect human life and health;
2. Minimize expenditure of public money for costly flood control projects;
3. Minimize the need for rescue and relief efforts associated with flooding and
7
generally undertaken at the expense of the general public;
4. Minimize prolonged business interruptions;
5. Minimize damage to public facilities and utilities such as water and gas mains,
electric, telephone and sewer lines, streets and bridges located in floodplains;
6. Help maintain a stable tax base by providing for the sound use and
development of flood-prone areas in such a manner as to minimize future flood blight
areas; and
7. Insure that potential buyers are notified that property is in a flood area.
(Ord. No. 367, 3/17/87; Ord. No. 799, 11/16/2004)
SECTION 12-403 METHODS OF REDUCING FLOOD LOSSES
In order to accomplish its purposes, this chapter uses the following methods:
1. Restrict or prohibit uses that are dangerous to health, safety or property in times
of flood, or cause excessive increases in flood heights or velocities;
2. Require that uses vulnerable to floods, including facilities which serve such uses,
be protected against flood damage at the time of initial construction;
3. Control the alteration of natural floodplains, stream channels, and natural
protective barriers, which are involved in the accommodation of flood waters;
4. Control filling, grading, dredging and other development which may increase
flood damage; or
5. Prevent or regulate the construction of flood barriers which will unnaturally
divert flood waters or which may increase flood hazards to other lands.
(Ord. No. 367, 3/17/87)
SECTION 12-404 DEFINITIONS
Unless specifically defined below, words or phrases used in this chapter shall be
interpreted to give them the meaning they have in common usage and to give this
chapter it’s most reasonable application. The following terms as used herein will mean:
1. "Appeal" means a request for a review of the flood plain administrator's
interpretation of any provision of this chapter or a request for a variance;
2. "Area of shallow flooding" means a designated AO, AH, or VO zone on a
community's Flood Insurance Rate Map (FIRM) with a one percent (1%) chance or greater
annual chance of flooding to an average depth of one to three (3) feet where a clearly
defined channel does not exist, where the path of flooding is unpredictable and where
8
velocity flow may be evident. Such flooding is characterized by ponding or sheet flow;
3. "Area of special flood hazard" means the land in the floodplain within a
community subject to a one percent (1%) or greater change of flooding in any given
year. The area may be designated as zone A on the Flood Hazard Boundary Map
(FHBM). After detailed rate making has been completed in preparation for publication of
the FIRM, zone A usually is refined into zones A, AE, AH, AO, A1-99, VO, V1-30, VE or V;
4. "Base flood" means the flood having a one percent (1%) chance of being
equaled or exceeded in any given year;
5. "Critical feature" means an integral and readily identifiable part of a flood
protection system, without which the flood protection provided by the entire system
would be compromised;
6. "Development" means any man-made change in improved and unimproved
real estate, including but not limited to buildings or other structures, mining, dredging,
filling, grading, paving, excavation or drilling operations;
7. "Elevated building" means a non-basement building:
a. Built, in the case of a building in zones A1-30, AE, A, A99, AO, AH, B, C, X,
and D, to have the top of the elevated floor, or in the case of a building in zones V1-
30, VE, or V, to have the bottom of the lowest horizontal structure member of the
elevated floor elevated above the ground level by means of pilings, columns (posts
and pliers), or shear walls parallel to the floor of the water; and
b. Adequately anchored so at not to impair the structural integrity of the
building during a flood of up to the magnitude of the base flood;
In the case of zones A1-30, AI, A, A99, AO AH, B, C, X, D, "elevated building" also
includes a building elevated by means of fill or solid foundation perimeter walls with
openings sufficient to facilitate the unimpeded movement of flood waters. In the case of
zones V1-30, VE, or V, "elevated building" also includes a building otherwise meeting the
definition of "elevated building", even though the lower area is enclosed by means of
breakaway walls if the breakaway walls meet the standards of Section 60.3(e)(5) of the
Nation Flood Insurance Program regulations;
8. "Existing construction" means for the purpose of determining rates, structures for
which the "start of construction" commenced before the effective date of the FIRM or
before January 1, 1975, for FIRMS effective before that date. "Existing construction" may
also be referred to as "existing structures;"
9. "Flood or flooding" means a general and temporary condition of partial or
complete inundation of normally dry land areas from:
a. The overflow of inland or tidal waters; or
b. The unusual and rapid accumulation or runoff of surface waters from any
9
source;
10. "Flood Insurance Rate Map (FIRM)" means the official map of a community on
which the Federal Emergency Management Agency has delineated both the areas of
special flood hazards and the risk premium zones applicable to the city;
11. "Flood Insurance Study" means the official report provided by the Federal
Emergency Management Agency. The report contains flood profiles, water surface
elevation of the base flood, as well as the Flood Boundary-Floodway Map;
12. "Floodplain or flood-prone area" means any land area susceptible to being
inundated by water from any source (see definition of flooding);
13. "Flood protection system" means those physical structural works for which funds
have been authorized, appropriated, and expended and which have been constructed
specifically to modify flooding in order to reduce the extent of the areas within a
community subject to a "special flood hazard" and the extent of the depths of associated
flooding. Such a system typically includes hurricane tidal barriers, dams, reservoirs, levees
or dikes. These specialized flood modifying works are those constructed in conformance
with sound engineering standards;
14. "Functionally dependent use" means a use which cannot perform its intended
purpose unless it is located or carried out in close proximity to water. The term includes
only docking facilities, port facilities that are necessary for the loading and unloading of
cargo or passengers, and ship building and ship repair facilities, but does not include
long-term storage or related manufacturing facilities;
15. "Habitable floor" means any floor usable for the following purposes; which
includes working, sleeping, eating, cooking or recreation, or a combination thereof. A
floor used for storage purposes only is not a "habitable floor";
16. "Highest adjacent grade" means the highest natural elevation of the ground
surface prior to construction next to the proposed walls of a structure;
17. "Levee" means a man-made structure, usually an earthen embankment,
designed and constructed in accordance with sound engineering practices to contain,
control, or divert the flow of water so as to provide protection from temporary flooding;
18. "Levee system" means a flood protection system which consists of a levee or
levees, and associated structures, such as closure and drainage devices, which are
constructed and operated in accordance with sound engineering practices;
19. "Lowest floor" means the lowest floor of the lowest enclosed area (including
basement). An unfinished or flood resistant enclosure, usable solely for parking or
vehicles, building access or storage in an area other than a basement area is not
considered a building's lowest floor; provided that such enclosure is not built to render the
structure in violation of the applicable non-elevation design requirement of Section 60.3
of the National Flood Insurance Program regulations;
10
20. "Manufactured home" means a structure transportable in one or more sections,
which is built on a permanent chassis and is designed for use with or without a permanent
foundation when connected to the required utilities. For flood plain management
purposes the term "manufactured home" also includes park trailers, travel trailers, and
other similar vehicles placed on a site for greater than one hundred eighty (180)
consecutive days. For insurance purposes the term "manufactured home" does not
include park trailers, travel trailers, and other similar vehicles;
21. "Mean sea level" means for purposes of the National Flood Insurance Program,
the National Geodetic Vertical Datum (NGVD) of 1929 or other datum, to which the base
flood elevations shown on a community's flood insurance rate map are referenced;
22. "New construction" means, for floodplain management purposes, structures for
which the "start of construction" commenced on or after the effective date of a
floodplain management regulation adopted by a community;
23. "Start of construction" means for other than new construction or substantial
improvements under the Coastal Barrier Resources Act (Pub. L. 97-348), includes
substantial improvement and means the date the building permit was issued, provided
the actual start of construction, repair, reconstruction, placement, or other improvement
was within one hundred eighty (180) days of the permit date. The actual start means
either the first placement of permanent construction of a structure on a site, such as the
pouring of slab or footings, the installation of piles, the construction of columns, or any
work beyond the stage of excavation; or the placement of a manufactured home on a
foundation. Permanent construction does not include land preparation, such as clearing,
grading and filling; nor does it include the installation of streets or walkways; nor does it
include excavation of basement, footings, piers or foundations or the erection of
temporary forms; nor does it include the installation on the property of accessory
buildings, such as garages or shed not occupied as dwelling units or not part of the main
structure;
24. "Structure" means a walled and roofed building, including a gas or liquid
storage tank, that is principally above ground, as well as a manufactured home;
25. “Substantial damage” means damage of any origin sustained by a structure
whereby the cost of restoring the structure to its before damaged condition would equal
or exceed 50 percent of the market value of the structure before the damage occurred.
(Ord. No. 742, 3/18/03)
26. "Substantial improvement" means any repair, reconstruction, or improvement of
a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of
the structure either:
a. Before the improvement or repair is started; or
b. If the structure has been damaged and is being restored, before the
damage occurred;
For the purpose of this definition "substantial improvement" is considered to
occur when the first alteration of any wall, ceiling, floor, or other structural part of the
11
building commences, whether or not that alteration affects the external dimensions of the
structure. The term does not, however, include either:
a. Any project for improvement of a structure to comply with existing state or
local health, sanitary, or safety code specifications which are solely necessary to
assure safe living conditions; or
b. Any alteration of a structure listed on the National Register of Historic
Places or a state inventory of historic places;
27. "Variance" means a grant of relief to a person from the requirements of this
chapter when specific enforcement would result in unnecessary hardship. A variance,
therefore, permits construction or development in a manner otherwise prohibited by this
chapter. For full requirements see Section 60.6 of the National Flood Insurance Program
regulations;
28. "Violation" means the failure of a structure of other development to be fully
compliant with the community's floodplain management regulations. A structure or other
development without the elevation certificate, other certifications, or other evidence of
compliance required in Section 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(4), or (e)(5) is
presumed to be in violation until such time as that documentation is provided; and
29. "Water surface elevation" means the height, in relation to the National
Geodetic Vertical Datum (NGVD) of 1929 (or other datum, here specified), of floods of
various magnitudes and frequencies in the floodplains of coastal or riverine areas.
(Ord. No. 367, 3/17/87)
SECTION 12-405 LANDS TO WHICH SPECIAL FLOOD HAZARD APPLIES
The provisions of this chapter shall apply to and govern the placement of structures and
improvements and man-made changes of land, and the issuance of building permits or
occupancy permits for property within the areas of special flood hazard in the city. (Ord.
367, 3/17/87; Ord. 815, 06/21/05)
SECTION 12-406 BASIS FOR ESTABLISHING THE AREAS OF SPECIAL FLOOD HAZARD
The areas of special flood hazard identified by the Federal Emergency Management
Agency in a scientific and engineering report entitled, “The Flood Insurance Study for
Tulsa County, Oklahoma and Incorporated Areas,” dated April 16, 2003 with
accompanying Flood Insurance Rate Map (FIRM) are hereby adopted by reference and
declared to be part for this chapter. Copies for public review shall be available in the
Community Development Department of the City. (Ord. No. 367, 3/17/87; Ord. No. 815,
06/21/05)
SECTION 12-407 ESTABLISHMENT OF DEVELOPMENT PERMIT
A development permit shall be required to ensure conformance with the provisions of this
12
chapter. (Ord. No. 367, 3/17/87)
SECTION 12-408 COMPLIANCE
No structure or land shall hereafter be located, altered, or have its use changed without
full compliance with the terms of this chapter and other applicable regulations. (Ord. No.
367, 3/17/87)
SECTION 12-409 ABROGATION AND GREATER RESTRICTIONS
This chapter is not intended to repeal, abrogate, or impair any existing easements,
covenants, or deed restrictions. However, where this chapter and another conflict or
overlap, whichever imposes the more stringent restrictions shall prevail. (Ord. No. 367,
3/17/87)
SECTION 12-410 INTERPRETATION
In the interpretation and application of this chapter, all provisions shall be:
1. Considered as minimum requirements;
2. Liberally construed in favor of the governing body; and
3. Deemed neither to limit nor appeal any other powers granted under state
statutes.
(Ord. No. 367, 3/17/87)
SECTION 12-411 WARNING AND DISCLAIMER OR LIABILITY
The degree of flood protection required by this chapter is considered reasonable for
regulatory purposes and is based on scientific and engineering considerations. On rare
occasions greater floods can and will occur and flood heights may be increased by
man-made or natural causes. This chapter does not imply that land outside the areas of
special flood hazards or uses permitted within such areas will be free from flooding or
flood damages. This chapter shall not create liability on the part of the community or any
official or employee thereof for any flood damages that result from reliance on this
chapter or any administrative decision lawfully made thereunder. (Ord. No. 367, 3/17/87)
SECTION 12-412 DESIGNATION OF THE FLOODPLAIN ADMINISTRATOR
The city's floodplain administrator is appointed to administer and implement the provisions
of this chapter and other appropriate sections of 44 CRF (National Flood Insurance
Program Regulations) pertaining to floodplain management. (Ord. No. 367, 3/17/87)
SECTION 12-413 DUTIES AND RESPONSIBILITIES OF THE FLOODPLAIN ADMINISTRATOR
Duties and responsibilities of the floodplain administrator shall include, but not be limited
13
to, the following:
1. Maintain and hold open for public inspection all records pertaining to the
provisions of this chapter;
2. Review permit application to determine whether proposed building site will be
reasonably safe from flooding;
3. Review, approve or deny all applications for development permits required by
adoption of this chapter;
4. Review permits for proposed development to assure that all necessary permits
have been obtained from those federal, state or local governmental agencies (including
Section 404 of the Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C.
1334) from which prior approval is required;
5. Where interpretation is needed as to the exact location of the boundaries of
the areas of special flood hazards (for example, where there appears to be a conflict
between a mapped boundary and actual field conditions) the floodplain administrator
shall make the necessary interpretation;
6. Notify, in riverain situations, adjacent communities and the state coordinating
agency which is the Oklahoma Water Resources Board prior to any alteration or
relocation of a watercourse, and submit evidence of such notification to the Federal
Emergency Management Agency;
7. Assure that the flood carrying capacity within the altered or relocated portion
of any watercourse is maintained;
8. When base flood elevation data has not been provided in accordance with
Section 12-406, the floodplain administrator shall obtain, review and reasonably utilize any
base flood elevation data and floodway data available from a federal, state or other
source, in order to administer the provisions of Sections 12-416, 12-417 and 12-418 of this
chapter; and
9. When a regulatory floodway has not been designated, the floodplain
administrator must require that no new construction, substantial improvements, or other
development (including fill) shall be permitted within Zones A1-30 and AE on the
community's FIRM, unless it is demonstrated that the cumulative effect of the proposed
development, when combined with all other existing and anticipated development, will
not increase the water surface elevation of the base flood more than one foot at any
point within the community.
(Ord. No. 367, 3/17/87)
SECTION 12-414 PERMIT PROCEDURES
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A. Application for a development permit shall be presented to the floodplain
administrator on forms furnished by him and may include, but not be limited to, plans in
duplicate drawn to scale showing the location, dimensions, and elevation of proposed
landscape alterations, existing and proposed structures, and the location of the foregoing
in relation to areas of special flood hazard. Additionally, the following information is
required:
1. Elevation in relation to mean sea level, of the lowest floor, including
basement, of all new and substantially improved structures;
2. Elevation in relation to mean sea level to which any nonresidential
structure shall be floodproofed;
3. A certificate from a registered professional engineer or architect that the
nonresidential floodproofed structure shall meet the flood proofing criteria of Paragraph 2
of Section 12-417;
4. Description of the extent of which any watercourse or natural drainage will
be altered or relocated as a result of proposed development; and
5. Maintain a record of all such information in accordance with Paragraph 1
of Section 12-413.
B. Approval or denial of a development permit by the floodplain administrator
shall be based on all of the provisions of this chapter and the following relevant factors:
1. The danger to life and property due to flooding or erosion damage;
2. The susceptibility of the proposed facility and its contents to flood damage
and the effect of such damage on the individual owner;
3. The danger that materials may be swept onto other lands to the injury of
others;
4. The compatibility of the proposed use with existing and anticipated
development;
5. The safety of access to the property in times of flood for ordinary and
emergency vehicles;
6. The costs of providing governmental services during and after flood
conditions including maintenance and repair of streets and bridges, and public utilities
and facilities such as sewer, gas, electrical and water systems;
7. The expected heights, velocity, duration, rate of rise and sediment
transport of the flood waters and the effects of wave action, if applicable, expected at
the site;
8. The necessity to the facility of a waterfront location, where applicable;
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9. The availability of alternative locations, not subject to flooding or erosion
damage, for proposed use; and
10. The relationship of the proposed use to the comprehensive plan for that
area.
(Ord. No. 367, 3/17/87)
SECTION 12-1415 VARIANCE PROCEDURES
A. The appeal board, which is the board of adjustment of the city, shall hear and
render judgment on requests for variances from the requirements of this chapter.
B. The appeal board shall hear and render judgment on an appeal only when it is
alleged there is an error in any requirement, decision, or determination made by the
floodplain administrator in the enforcement or administration of this chapter.
C. Any person or persons aggrieved by the decision of the appeal board may
appeal such decision in the courts of competent jurisdiction.
D. The floodplain administrator shall maintain a record of all actions involving an
appeal and shall report variances to the Federal Emergency Management Agency upon
request.
E. Variances may be issued for the reconstruction, rehabilitation or restoration of
structures listed on the National Register of Historic Places or the state inventory of historic
places, without regard to the procedures set forth in the remainder of this chapter.
F. Variances may be issued for new construction and substantial improvements to
be erected on a lot of one-half (½) acre or less in size contiguous to and surrounded by
lots with existing structures constructed below the base flood level, providing the relevant
factors in Paragraph 2 of Section 12-414 have been fully considered. As the lot size
increases beyond the one-half (½) acre, the technical justification required for issuing the
variance increases.
G. Upon consideration of the factors noted above and the intent of this chapter,
the appeal board may attach such conditions to the granting of variances as it deems
necessary to further the purpose and objectives of this chapter as set out in Section 12-402
herein.
H. Variances shall not be issued within any designated floodway if any increase in
flood levels during the base flood discharge would result.
I. Prerequisites for granting variances:
1. Variances shall only be issued upon a determination that the variance is
the minimum necessary, considering the flood hazard, to afford relief;
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2. Variances shall only be issued upon:
a. Showing a good and sufficient cause;
b. A determination that failure to grant the variance would result in
exceptional hardship to the applicant;
c. A determination that the granting of a variance will not result in
increased flood heights, additional threats to public safety, extra- ordinary
public expense, create nuisances, cause fraud on or victimization of the public,
or conflict with existing local laws or ordinances; and
3. Any application to whom a variance is granted shall be given written
notice that the structure will be permitted to be built with the lowest floor elevation below
the base flood elevation, and that the costs of flood insurance will commensurate with
the increased risk resulting from the reduced lowest floor elevation.
J. Variances may be issued by a community for new construction and substantial
improvements and for other development necessary for the conduct of a functionally
dependent use provided that:
1. The criteria outline in Subsections A through I of this section are met; and
2. The structure or other development is protected by methods that minimize
flood damages during the base flood and create no additional threats to public safety.
(Ord. No. 367, 3/17/87)
SECTION 12-416 PROVISIONS FOR FLOOD HAZARD REDUCTION; GENERAL STANDARDS
In all areas of special flood hazards, the following provisions are required for all new
construction and substantial improvements:
1. All new construction or substantial improvements shall be designed or modified
and adequately anchored to prevent flotation, collapse or lateral movement of the
structure resulting from hydrodynamic and hydrostatic loads, including the effects of
buoyancy;
2. All new construction or substantial improvements shall be constructed by
methods and practices that minimize flood damage;
3. All new construction or substantial improvements shall be constructed with
materials resistant to flood damage;
4. All new construction or substantial improvements shall be constructed with
electrical, heating, ventilation, plumbing, and air conditioning equipment and other
service facilities that are designed or located so as to prevent water from entering or
accumulating within the components during conditions of flooding;
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5. All new and replacement water supply systems shall be designed to minimize or
eliminate infiltration of flood waters into the system;
6. New and replacement sanitary sewage systems shall be designed to minimize
or eliminate infiltration of flood waters into the system and discharge from the systems into
flood water; and
7. On-site waste water disposal systems shall be located to avoid impairment to
them or contamination from them during flooding.
(Ord. No. 367, 3/17/87)
SECTION 12-417 PROVISIONS FOR FLOOD HAZARD REDUCTION; SPECIFIC STANDARDS
In all areas of special flood hazards where base flood elevation data has been provided
as set forth in Sections 12-406, Paragraph 8 of 12-413 or Subsection D of 12-418, the
following provisions are required:
1. Residential construction. New construction and substantial improvement of any
residential structure shall have the lowest floor, including basement, elevated to or above
the base flood elevation. A registered professional engineer, architect, or land surveyor
shall submit a certification to the floodplain administrator that the standard of this
subsection as proposed in Subsection A of Section 12-414 is satisfied;
2. Nonresidential construction. New construction and substantial improvements of
any commercial, industrial or other nonresidential structure shall either have the lowest
floor, including basement, elevated to or above the base flood level or, together with
attendant utility and sanitary facilities, be designed so that below the base flood level the
structure is watertight with walls substantially impermeable to the passage of water and
with structural components having the capability of resisting hydrostatic and
hydrodynamic loads and effects of buoyancy. A registered professional engineer or
architect shall develop or review structural design, specifications, and plans for the
construction, and shall certify that the design and methods of construction are in
accordance with accepted standards of practice as outlined in this subsection. A record
of such certification which includes the specific elevation, in relation to mean sea level, to
which such structures are flood proofed shall be maintained by the floodplains
administrator; and
3. Enclosures. New construction and substantial improvements, with fully enclosed
areas below the lowest floor that are subject to the flooding shall be designed to
automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry
and exit of floodwaters. Designs for meeting this requirement must either be certified by a
registered professional engineer or architect or meet or exceed the following minimum
criteria:
a. A minimum of two (2) openings having a total net area of not less than
one square inch for every square foot of enclosed area subject to flooding shall be
provided;
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b. The bottom of all openings shall be no higher than one foot above grade;
c. Openings may be equipped with screens, louvers, valves, or other
coverings or devices provided that they permit the automatic entry and exit of
floodwaters; and
4. Manufactured homes:
a. All manufactured homes to be placed within Zone A shall be installed
using methods and practices which minimize flood damage. For the purpose of this
requirement, manufactured homes must be elevated and anchored to resist
flotation, collapse, or lateral movement. Methods of anchoring may include, but are
not limited to, use of over-the-top or frame ties to ground anchors. This requirement
is in addition to applicable state and local anchoring requirements for resisting wind
forces;
b. All manufactured homes shall be in compliance with paragraph 1 of this
section;
c. All manufactured homes to be placed or substantially improved within
Zones A1-30, AH and AE on the community's FIRM shall be elevated on a permanent
foundation such that the lowest floor of the manufactured home is at or above the
base flood elevation; and be securely anchored to an adequately anchored
foundation system in accordance with the provision of this paragraph 4.
(Ord. No. 367, 3/17/87)
SECTION 12-418 STANDARDS FOR SUBDIVISION PROPOSALS
A. All subdivision proposals including manufactured home parks and subdivisions
shall be consistent with Sections 12-401, 12-402 and 12-403 of this chapter.
B. All proposals for the development of subdivisions including manufactured home
parks and subdivisions shall meet development permit requirements of Sections 12-407, 12-
414 and the provisions of Sections 12-416 and 12-417.
C. Base flood elevation data shall be generated for subdivision proposals and
other proposed development, including manufactured home parks and subdivisions,
which is greater than fifty (50) lots or five (5) acres, whichever is lesser, if not otherwise
provided pursuant to Sections 12-406 or 12-413(8) of this chapter.
D. All subdivision proposals including manufactured home parks and subdivisions
shall have adequate drainage provided to reduce exposure to flood hazards.
E. All subdivision proposals, including manufactured home parks and subdivisions,
shall have public utilities and facilities such as sewer, gas, electrical and water systems
located and constructed to minimize or eliminate flood damage. (Ord. No. 367, 3/17/87)
SECTION 12-419 STANDARDS FOR AREAS OF SHALLOW FLOODING (AO/AH ZONES)
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Located within the areas of special flood hazard established in Section 12-406 are
areas designated as shallow flooding. These areas have special flood hazards associated
with base flood depths of one to three (3) feet where a clearly defined channel does not
exist and where the path of flooding is unpredictable and where velocity flow may be
evident. Such flooding is characterized by ponding or sheet flow; therefore, the following
provisions apply:
1. All new construction and substantial improvements of residential structures have
the lowest floor (including basement) elevated above the highest adjacent grade at
least as high as the depth number specified in feet on the community's FIRM (at least two
(2) feet if no depth number is specified);
2. All new construction and substantial improvements of nonresidential structures
have the following:
a. The lowest floor (including basement) elevated above the highest
adjacent grade at least as high as the depth number specified in feet on the
community's FIRM (at least two (2) feet if no depth number is specified); or
b. Together with attendant utility and sanitary facilities be designed so that
below the base flood level the structure is watertight with walls substantially
impermeable to the passage of water and with structural components having the
capability of resisting hydrostatic and hydrodynamic loads of effects of buoyancy;
3. A registered professional engineer or architect shall submit a certification to the
floodplain administrator that the standards of this section, as proposed in paragraph 1 of
this Subsection A of Section 12-414, are satisfied; and
4. Require within Zones AH or AO adequate drainage paths around structures on
slopes, to guide flood waters around and away from proposed structures.
(Ord. No. 367, 3/17/87)
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CHAPTER 5
TAX INCREMENT FINANCING DISTRICTS
Section 12-501 Owasso Redbud District – Increment District No. 1
SECTION 12-501 OWASSO REDBUD DISTRICT-INCREMENT DISTRICT NO. 1
1. In order to develop the eligible Project Area, the City elects to utilize Article 10,
Section 6C of the Constitution of the State of Oklahoma and the Act, which authorize the
use of local taxes for specific public investments and assistance in development
financing, and which provide for the direction of apportionment of local taxes to plan,
finance, and carry out development of unproductive, undeveloped, underdeveloped, or
blighted areas as determined by the governing body of a city, town or county.
2. The Project Plan is hereby adopted and approved, as recommended by the
Owasso Planning Commission and the Review Committee. As used herein “Owasso
Redbud District Project Plan” or “Project Plan” shall mean the document dated
December 20, 2016, and comprised of one cover sheet, six pages of text, four exhibits
labeled Exhibits A, B, C, and D, and titled “Owasso Redbud District Project Plan.”
3. The membership of the Review Committee and all actions taken and all
recommendations and findings made in connection with the Project Plan by the Review
Committee and the Owasso Planning Commission are hereby ratified and confirmed.
4. For identification purposes, the name of the increment district, which is an ad
valorem and sales tax increment district, shall be Increment District No. 1, City of Owasso.
5. Increment District No. 1 is hereby created as of the date of the adoption of this
ordinance.
6. The boundaries of the Project Area and the boundaries of Increment District No. 1
are shown on Exhibit A of the Project Plan and are hereby designated and adopted as
follows:
Project Area and Increment District No. 1
Legal Description
Section A
Beginning at the southeast corner of Lot 6, Block 1 of the Owasso Industrial Park, a
subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence west along said south
lot line a distance of 57 feet, thence north along said lot line a distance of 283 feet,
Thence west along south lot of said lot a distance of 490 feet, Thence north along said lot
line a distance of 24 feet, Thence west along said lot line a distance of 41 feet, Thence
north along said lot line a distance of 240.2 feet to the northwest corner of said Lot 6,
Thence to a point 17.45 feet north and 50.26 feet west of northwest corner of said Lot 6,
Thence west a distance of 393.5 feet to a point 149.63 feet south of the southwest corner
of Lot 1, Block 1 of Owasso Industrial Parks Phase IV, a subdivision in the City of Owasso,
Tulsa County, Oklahoma, Thence north a distance of 332.1 feet to the Northwest corner of
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said Lot 1, Block 1, Thence east a distance of 87.7 feet to a point on the north lot line of
said Lot 1, Block 1, Thence north a distance of 255 feet to a point 165 feet south and 310
feet east of the southwest corner of Lot 5, Block 1 of Ivadel, a subdivision in the City of
Owasso, Tulsa County, Oklahoma, Thence west a distance of 310 feet to a point 165 feet
south of said Lot 5, Block 1, Thence north a distance of 495 feet to the northwest corner of
Lot 1, Block 1, of Ivadel, a subdivision in the City of Owasso, Tulsa County, Oklahoma,
Thence west a distance of 457.07 feet to the southwest corner of Lot 4, Block 34, Owasso
Original Town, a subdivision in the City of Owasso, Tulsa County, Oklahoma, also a point
on the east right-of-way line of the Southern Kansas Oklahoma Railroad right-of-way,
Thence north along said railroad right-of way a distance of 994.2 feet, Thence continuing
north along said railroad right-of-way a distance of 385.2 feet, Thence north a distance of
55 feet along the quarter section line to a point on the east right-of-way of said railroad,
thence northwest along said railroad right-of-way a distance of 95.2 feet, Thence west a
distance of 35.7 feet along said railroad right-of-way, Thence northwest along said
railroad right-of-way a distance of 331.4 feet, Thence east a distance of 141.8 feet to a
point on the east right-of-way of said railroad, also a point on the south right-of-way of
West Broadway Street, Thence northwest along said railroad right-of-way a distance of
1213.8 feet to the to the northwest corner of Lot 11, Block 8, of Greenlees, a subdivision in
the City of Owasso, Tulsa County, Oklahoma, Thence east along said north line of said
subdivision a distance of 202.94 feet to the southwest corner of Lot 10, Block 5, of Starlane,
a subdivision in the City of Owasso, Tulsa county, Oklahoma, Thence north along the west
line of said Lot 10 a distance of 125 feet to the northwest corner of said Lot 10, also a point
on the south right-of-way of West Third Street North, a street in the City of Owasso, Thence
east along said right-of-way a distance of 885.1 feet to the northwest corner of Lot 4,
Block 6, Owasso Original Town, a subdivision in the City of Owasso, Tulsa County,
Oklahoma, Thence north along the east right-of-way of North Atlanta Street West a
distance of 138.1 feet to the northwest corner of Lot 2, Block 3 of the said subdivision,
Thence east a distance of 162.1 feet to the southeast corner of Lot 16, Block 2, of
Crestview Estates, a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence
north a distance of 150 feet to a point on the east line of Lot 14, Block 2 of said subdivision,
Thence east 5 feet to a point on the east line of Lot 14, Block 2 of said subdivision, Thence
north 340.4 feet to the northeast corner of Lot 9, Block 2 of said subdivision, Thence east
18.73 feet to the southeast corner of Lot 1, Block 2 of said subdivision, Thence north along
the east line of said Lot 1 a distance of 139.07 feet to the northeast corner of said lot, also
a point on the south right-of-way line of West Fourth Street North, a street in the City of
Owasso, Thence east along said south right-of-way line a distance of 121.2 to a point on
the west right-of-way line of North Main Street, a street in the City of Owasso, Thence
south along said west right-of-way line a distance of 305 feet, Thence east a distance of
75 feet to a point on the east right-of-way line of North Main Street, a street in the City of
Owasso, Thence south along the said east right-of-way line a distance of 5 feet, Thence
west 75 feet to a point on the west right-of-way of said street, Thence south along the said
west right-of-way a distance of 95 feet, Thence east along said west right-of-way a
distance of 5 feet, Thence south along said west right-of-way a distance of 80.38 feet,
Thence east a distance of 70 feet to a point on the said east right-of-way line, Thence
south along said east right-of-way a distance of 150 feet, also a point on the north line of
Lot 2, Block 2, of Owasso Original Town, a subdivision in the City of Owasso, Tulsa County,
Oklahoma, Thence east a distance 653.2 feet to the northeast corner of Lot 1, Block 1 of
said subdivision, Thence south a distance of 453.85 feet to the southwest corner of Lot 13,
Block 6, of Wilawood, a subdivision in the City of Owasso, Tulsa County, Oklahoma,
22
Thence east a distance of 1,190.2 feet to the southeast corner of Lot 15, Block 5 of said
subdivision, also a point on the west right-of-way of the Mingo Valley Expressway, Thence
south along said right-of-way a distance of 210 feet to northeast corner of Lot 1, Block 1,
Forrest Drive Industrial Park, a subdivision in the City of Owasso, Tulsa County, Oklahoma,
Thence south along east line of said Lot 1 a distance of 75.5 feet, Thence southwest a
distance of 604.82 feet to the southeast corner of Lot 6, Block 1, of Forrest Drive Industrial
Park, a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence west along the
south line of said Lot 6, a distance of 47.58 feet, Thence south along the right-of-way of
Mingo Valley Expressway a distance of 161.4 feet, thence southwest along said right-of-
way a distance of 235.4 feet, thence southwest along said right-of-way a distance 159.1
feet, Thence west along said right-of-way a distance of 208.3 feet, Thence south along
said right-of-way a distance of 113.2 feet, Thence west 247.8 feet along said right-of-way
to the southwest corner of Safeway, a subdivision in the City of Owasso, Tulsa County,
Oklahoma, Thence south 110.56 feet to the northeast corner of Lot 1, Block 1, Dogwood
Center, a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence south along
said lot east line a distance of 37.5 feet, Thence east a distance of 257 feet to the
northeast corner of Lot 1, Block 2, Owasso Business Park, a subdivision in the City of
Owasso, Tulsa County, Oklahoma, Thence south along the east line of said lot a distance
of 125 feet, Thence east along the north line of said lot a distance of 200 feet to the
northeast corner of said Lot 1, Thence southwest a distance of 247.06 feet to the
southeast corner of said Lot 1, Thence continuing southwest a distance of 42.94 feet to a
point on the east line of Lot 4, Block 2, of said subdivision, Thence southwest a distance of
303.51 feet to the southeast corner of Lot 5, Block 2 of said subdivision, Thence east a
distance of 163.68 feet to the southwest corner of Lot 2, Block 3, of said subdivision,
Thence northeast a distance of 246.55 feet to a point on the west line of Lot 1, Block 3, of
said subdivision, Thence north a distance of 250.56 feet to the northwest corner of said Lot
1, Thence southeast a distance of 35.49 feet to the northeast corner of said Lot 1, Thence
southeast a distance of 455.7 feet to the southeast corner of Lot 2, Block 3 of said
subdivision, also a point on the west right-of-way line of Mingo Valley Expressway, Thence
southeast along the west right-of-way of Mingo Valley Expressway a distance of 93.2 feet,
Thence southeast along the west right-of-way of Mingo Valley Expressway a distance of
225.1 feet, Thence south along west right-of-way of Mingo Valley Expressway a distance
of 796.9 feet to a point on the south right-of-way line of Fifth Avenue, a street in the City of
Owasso, Thence south along the west right-of-way of Mingo Valley Expressway a
distance of 786.60 feet, Thence west a distance of 586.68 feet to the southeast corner of
Lot 6, Block 1, Owasso Industrial Park, a subdivision in the City of Owasso, Tulsa County,
Oklahoma, the Point of Beginning, containing 207 acres, more or less.
And
Section B
Beginning at the northwest corner of Lot 1, Block 1, Atchison Topeka & Santa Fe, a
subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence southeast along said
lot line a distance of 974.78 feet, Thence continuing southeast along the Southern Kansas
Oklahoma railroad right-of-way a distance 619.4 feet to a point on the north right-of-way
of East 76th Street North, a street in the City of Owasso, Thence continuing southeast
along the said railroad right-of-way a distance of 88.7 feet to a point on the south right-of-
way of East 76th Street North, Thence continuing southeast along the said railroad right-of-
way a distance of 510.6 feet, thence east along said railroad right-of-way a distance of
23
19.6 feet to the east line of the N/2 NW/4 of Section 31, T-21-N, R-13-E, Thence south a
distance of 785.3 feet to the SE corner of said N/2 NW/4, Thence west along the south line
of said N/2 NW/4 a distance of 2,633.6 feet to a point on the east right-of-way of North
Mingo Road, a street in Tulsa County, Thence north along said east right-of-way of North
Mingo Road a distance of 1261.4 feet to a point on the south right-of-way of East 76th
Street North, Thence east along said south right-of-way line a distance of 1318.1 feet,
Thence north along said south right-of-way line a distance of 10.00 feet, Thence east
along said south right-of-way line a distance of 215.0 feet, Thence north a distance of 300
feet, Thence east a distance of 148 feet to a point on the west line of Lot 1, Block 1,
Atchison Topeka & Santa Fe, a subdivision in the City of Owasso, Tulsa County, Oklahoma,
Thence north along the west line of said Lot 1 a distance of 1150.6 feet to the northwest
corner of Lot 1, Block 1, Atchison Topeka & Santa Fe, the Point of Beginning, containing 94
acres, more or less.
7. The City Council hereby finds and determines:
A.That part of the Project Area, including Increment District No. 1, is within an
enterprise area as defined by the Act;
B.That the Project Area, including Increment District No. 1, is a reinvestment area as
defined by the Act;
C.That the financial impacts of the Project Plan and Project on the affected taxing
jurisdictions and business activities within Increment District No. 1 are positive and
that the economic benefits for the community as a whole offset any adverse
impacts;
D.That the improvement of the Project Area is likely to enhance the value of other
real property in the area and to promote the general public interest;
E.That the Project Plan complies with the guidelines of 62 O.S. §852, including
specifically paragraphs 1 and 2;
F.That the aggregate net assessed value of the taxable property in all increment
districts within the City, as determined pursuant to the Act, does not exceed 35% of
the total net assessed value of the taxable property within the City;
G.That the aggregate net assessed value of the taxable property in all increment
districts within the City, as determined pursuant to the Act, does not exceed 25% of
the total net assessed value of any affected school districts located within the City;
H.That the land within all increment districts within the City does not exceed 25% of
the total land area of the City; and
I.That the Project Plan is feasible and conforms to the GrOwasso 2030 Land Use
Master Plan.
8. The following Project and Increment District No. 1 authorizations are hereby
approved:
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A.The City is designated as the principal entity responsible for implementation and
is authorized to carry out and administer the provisions of the Project Plan and
to exercise all powers necessary or appropriate thereto pursuant to Section 854
of the Act, and the City reserves the power to make minor amendments to the
Project Plan in accordance with Section 858(D) of the Act. Changes in project
costs incurred pursuant to Section VIII(B) of the Project Plan (those not to be
financed with apportioned tax increments) do not require an amendment; and
B.The Owasso Public Works Authority, a public trust with the City as its sole
beneficiary, shall have the authority to carry out certain provisions of the Project
Plan, including the authority to: (1) issue tax apportionment bonds or notes, or
both; (2) pledge revenues from current and future fiscal years to repayment; (3)
incur Project Costs pursuant to Section VIII of the Project Plan; (4) provide funds
to or reimburse the City for the payment of project costs and other costs
incurred in support of the implementation of the Project; and (5) incur the cost
of issuance of bonds for payment of such costs and to accumulate appropriate
reserves, if any, in connection with them; and
C.The City Manager in office shall be the person in charge of implementation of
the Project Plan in accordance with the provisions, authorizations, and
respective delegations of responsibilities contained in the Project Plan.
9. The sales tax increment is a portion of the City’s sales taxes generated within
Increment District No. 1, to be determined by a formula to be approved by resolution of
the City Council in accordance with the Act. The ad valorem increment is the ad
valorem revenue in excess of the revenue generated by the base assessed value of
Increment District No. 1 (as determined by the Tulsa County Assessor in accordance with
the Act), i.e., the new revenue attributable to increases in the value of property within
Increment District No. 1.
10. The increment of the taxes generated by Increment District No. 1 may be used to
pay project costs authorized by Section VIII of the Project Plan for a period not to exceed
twenty-five (25) years from the effective date of Increment District No. 1, as provided by
law, or the period required for payment of the project costs authorized by Section VIII of
the Project Plan, whichever is less.
11. During the period of apportionment, the tax apportionment fund (a) shall be
available to pay project costs under Section VIII of the Project Plan, (b) shall constitute
special funds of the City or, at the direction of the City, the Owasso Public Works Authority,
a public trust, and (c) shall not be subject to annual appropriation as a part of the
general fund of the City.
12. Pursuant to Section 6C of Article X of the Constitution of the State of Oklahoma and
the Act, the direction of apportionment shall continue beyond the current fiscal year for
the duration of Increment District No. 1 or the period required for the payment of project
costs authorized by the Project Plan, whichever is less.
13. The Project Plan is hereby determined to be desirable and is approved.
25
Adopted December 20, 2016
OWASSO REDBUD DISTRICT PROJECT PLAN
INCREMENT DISTRICT NO. 1, CITY OF OWASSO
PREPARED BY:
THE CITY OF OWASSO, OKLAHOMA
WITH THE ASSISTANCE OF:
CENTER FOR ECONOMIC DEVELOPMENT LAW
301 North Harvey, Suite 100 Oklahoma City, Oklahoma 73102 (405) 232-4606
econlaw@econlaw.com
OWASSO REDBUD DISTRICT PROJECT PLAN
I.INTRODUCTION
The Owasso Redbud District Project Plan is a project plan as defined under the Oklahoma Local
Development Act, 62 O.S. §850, et seq., and is referred to here as the “Project Plan.” The project is
being undertaken by the City of Owasso, Oklahoma (“City”) to develop the area surrounding Main
Street, known as the Redbud District, achieve the City’s development objectives, improve the quality of
26
life for its citizens, stimulate private investment, and enhance the tax base. At the heart of this project is
the creation of the Redbud District as a special and unique place within Owasso, a place to live, work,
shop, and play. Beginning with the Downtown Master Plan in 2001, the City has prioritized the revival of
its Main Street and surrounding area. Since that time, through several planning documents, including
approval of the Downtown Overlay District promoting smart development in the area, and robust
branding, the Redbud District is ripe for its transformation. The City, through this Project Plan, is
continuing its effort to revive its downtown and make the Redbud District a destination area for residents
and visitors.
The effort to create such a place requires public assistance to stimulate private development. This
Project Plan is a critical element in fostering public-private partnerships to create the type of
development that the City seeks but can achieve only by means of the financing tools available under
the Oklahoma Local Development Act, including tax increment financing. An increment district provides
funding for public sector costs to stimulate private development and provide improvements to and
beautification of the area to create the dense, high-quality development that the City contemplates.
The project will be financed from a combination of public and private sources, including apportionment
of ad valorem and sales tax increments from Increment District No. 1, City of Owasso.
II.BOUNDARIES OF PROJECT AREA AND INCREMENT DISTRICT
The Project Area is the area in which project activities will take place and is generally located within
the following boundaries: beginning at the western terminus of North Carlsbad Street, east along West
3rd Street to the east side of North Atlanta Street, north one lot, then east one lot, then north to West
4th Street, then east along West 4th Street to North Main Street, south to one lot north of West 3rd
Street, then east along West 3rd Street to one lot before Cedar Street, south to East 2nd Street, then east
along East 2nd Street to the west Owasso Expressway service road, then south along Owasso
Expressway to East 71st Street, west generally along East 71st Street to South Main Street, north to
West 5th Avenue, west to North Mingo Road, north along Mingo Road to West 2nd Avenue (E 76th St
N), east along West 2nd Avenue to the western side of the Owasso Sertoma Center, north to the
railroad tracks, then across the railroad tracks back to North Carlsbad Street and West 3rd Street.
The Increment District is designated Increment District No. 1, City of Owasso, and is the area from
which the increment is generated. Increment District No. 1 is the same area as the Project Area. The
Project Area and Increment District No. 1 boundaries are depicted on Exhibit A. The Project Area and
Increment District No. 1 boundaries are described on Exhibit B.
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III.ELIGIBILITY OF PROJECT AREA
Most of the Project Area is an enterprise area, as defined by the Oklahoma Local Development Act. It
lies within an enterprise zone, designated by the Oklahoma Department of Commerce to be a
disadvantaged portion of the City of Owasso. All of the Project Area is a reinvestment area, as defined
by the Oklahoma Local Development Act. Public improvements are required to reverse economic
stagnation or decline, to serve as a catalyst for expanding employment, to attract investment, and to
preserve and enhance the tax base.
Investment, development, and economic growth in the area are difficult, but possible if the
provisions of the Oklahoma Local Development Act are used. The Project Area is unproductive,
undeveloped, underdeveloped, or blighted within the meaning of Article 10, §6C of the Oklahoma
Constitution, and suffers from conditions inhibiting development.
IV.OBJECTIVES
The principal objectives of the project and Increment District No. 1 are:
A.To achieve development goals and objectives for the Redbud District contained in the
Downtown Master Plan, the Downtown Overlay District Plan, and the GrOwasso 2030
Land Use Master Plan.
B.To preserve and enhance the tax base and make possible investment, development, and
economic growth that would otherwise be difficult without the project and the
apportionment of incremental ad valorem and sales tax revenues.
C.To support the creation of attractive, high-quality, and viable mixed-use developments
to draw residents and visitors.
D.Where appropriate, to support the development, improvement, and/or expansion of
light industry to increase employment.
E.To encourage existing property and business owners in the Redbud District to invest and
to attract new investment and business to the Project Area.
F.To provide start-up and incubator space to new and expanding businesses and to
promote small-business-friendly opportunities for innovation and collaboration in the
Project Area.
G.To stimulate and promote the Redbud District as a walkable, vibrant destination.
H.To provide a public benefit through the construction of public infrastructure and
improvements to allow for the development of the area.
V.STATEMENT OF PRINCIPAL ACTIONS
Implementation actions for the project, including all necessary, appropriate and supportive steps, will
consist principally of the following:
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A.Project planning, design and approval.
B.Public infrastructure improvements.
C.Development of mixed-use projects, as well as retail, restaurant, residential, and office
projects.
D.Enhancement of existing businesses and encouragement of new businesses.
E.Creation of start-up and incubator spaces for new and expanding businesses.
VI.ESTABLISHMENT OF INCREMENT DISTRICT NO. 1, CITY OF OWASSO
A.This Project Plan creates Increment District No. 1, City of Owasso, an ad valorem and
sales tax increment district.
B.The sales tax increment is a portion of the City’s sales taxes generated within Increment
District No. 1, to be determined by a formula to be approved by resolution of the Owasso City Council in
accordance with the Oklahoma Local Development Act.
C.The ad valorem increment is the ad valorem revenue in excess of the revenue generated
by the base assessed value of Increment District No. 1 (as determined by the Tulsa County Assessor in
accordance with the Oklahoma Local Development Act), i.e., the new revenue attributable to increases
in the value of property within Increment District No. 1.
D.The ad valorem and sales tax increment may be used to pay Project Costs authorized by
Section VIII of this Project Plan for a period not to exceed twenty-five (25) fiscal years from the effective
date of Increment District No. 1, as provided by law, or the period required for payment of the Project
Costs authorized by Section VIII, whichever is less. During the period of apportionment, the tax
apportionment fund (1) shall be available to pay Project Costs under Section VIII, (2) shall constitute
special funds of the City, or, at the direction of the City, the Owasso Public Works Authority, a public
trust, or another public entity designated by the City, and (3) shall not be subject to annual
appropriation as a part of the general fund of the City.
VII.PROJECT AND INCREMENT DISTRICT AUTHORIZATIONS
A.The City is designated and authorized as the principal public entity to carry out and
administer the provisions of this Project Plan and to exercise all powers necessary or appropriate
thereto as provided in the Oklahoma Local Development Act, 62 O.S. §854.
B.The Owasso Public Works Authority (OPWA), or another public entity designated by the
City pursuant to Section VI, is authorized and designated to carry out implementation actions for the
project, including all necessary, appropriate, and supportive steps pursuant to development agreements
with private developers. Such public entity is also authorized and designated to carry out those
provisions of the project related to issuance of bonds or notes as provided in Sections 854(B) and 863 of
the Oklahoma Local Development Act, subject to approval of the governing body of the City of any
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specific notes or bonds. OPWA is authorized to assist in carrying out this Project Plan and to exercise all
powers necessary or appropriate thereto pursuant to Section 854 of the Oklahoma Local Development
Act, except for approval of this Project Plan and those powers enumerated in paragraphs 1, 2, 3, 4, 7, 13
and 16 of Section 854. As a public entity designated by the City, OPWA or another public entity
designated by the City is authorized to: (1) issue tax apportionment bonds or notes, or both; (2) pledge
revenues from current and future fiscal years to repayment; (3) incur Project Costs pursuant to Section
VIII of this Project Plan; (4) provide funds to or reimburse the City for the payment of Project Costs and
other costs incurred in support of the implementation of the project; and (5) incur the cost of issuance
of bonds for payment of such costs and to accumulate appropriate reserves, if any, in connection with
them. Project Costs shall mean (a) the public costs authorized to be paid pursuant to Section VIII of this
Project Plan, and (b) costs necessary or appropriate to implement this Project Plan other than costs
authorized by Section VIII, which may be authorized without amendment to this Project Plan.
C.The City Manager, Warren Lehr, or his successor in office shall be the person in charge
of implementation of the Project Plan in accordance with the provisions, authorizations, and respective
delegations of responsibilities contained in this Project Plan.
VIII.BUDGET OF ESTIMATED PROJECT COSTS TO BE FINANCED BY TAXES APPORTIONED FROM
INCREMENT DISTRICT NO. 1, CITY OF OWASSO
A.The Project Costs will be financed by the apportionment of ad valorem and sales tax
increments from Increment District No. 1. The Project Costs categories are:
Assistance in Development Financing $ 13,800,000.00
Public Infrastructure, Facilities, and Improvements $ 3,000,000.00
Implementation and Administration $ 200,000.00
TOTAL Project Costs $ 17,000,000.00
Plus any financing costs, costs of issuance, necessary or appropriate reserves, and interest on repayment
of Project Costs.
B.Additional costs necessary or appropriate to implement this Project Plan that are to be
financed by other than apportioned tax increments may be approved by the City at any time. The
provisions of this Section VIII are not a limitation on Project Costs to be financed by other than
apportioned tax increments.
C.Assistance in Development Financing will be provided only for projects that are
determined, in the City’s and/or OPWA’s discretion: (1) to meet the City’s approved development goals
and objectives for the Project Area, as expressed from time to time in the City’s plans and policies, and
(2) to provide adequate consideration and public benefit in return for the public investment.
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IX.FINANCING PLAN AND REVENUE SOURCES
A.Financing Plan.
Some public improvements, in anticipation of private investment, will be funded by the City from
sources other than apportioned tax increments, which may be reimbursed once increment is
generated by the development within Increment District No. 1.
Private developers within the Project Area may be required to construct the necessary improvements
for specific projects at their initial expense. The financing of private developments will be provided by
private equity and private financing. Most Project Costs incurred in connection with the implementation
of the Project Plan will be financed on a pay-as-you-go basis.
B.Financing Authorizations.
Without assistance, development of this type and on this scale within the Project Area would not
occur. The implementation of the Project Plan shall be financed in accordance with financial
authorizations, authorized from time to time by the City.
C.Financing Revenue Sources.
The revenue sources expected to finance Project Costs authorized by Section VIII are the incremental ad
valorem and sales tax revenues attributable to investment and development within Increment
District No. 1.
D.Financial Reports and Audits.
The development activities undertaken by the City, pursuant to this Project Plan, shall be accounted for
and reported by the appropriate and necessary annual fiscal year audits and reports.
E.Other Necessary and Supporting Costs.
OPWA or another public entity designated by the City pursuant to Section VI, is authorized to issue
bonds and notes and to apply for and obtain grants from other sources for costs incurred or to be
incurred in connection with the project and the construction of improvements therein in addition to
Project Costs to be financed pursuant to Section VIII.
X.PRIVATE AND PUBLIC INVESTMENTS EXPECTED FOR THE PROJECT
A.Private and Public Investments Expected from the project and Increment District No. 1.
The total private investment in the Project Area if fully realized is estimated to exceed
$100,000,000.00. Private investment in Increment District No. 1 is expected to consist of new mixed-use
developments, expansion of existing businesses, creation of new businesses, development of new retail,
restaurant, residential, and office projects, and light industrial development (where appropriate). Public
investment will include public infrastructure improvements and assistance in development financing to
support private investment and enhance new and existing businesses.
5
B.Public Revenue Estimated to Accrue from the Project and Increment District No. 1.
The estimated incremental increases in tax revenue, which will serve as the revenue source for financing
the Project Costs authorized by Section VIII, is the public revenue directly attributable to the project
described herein. Both the City and the State will experience increases in tax revenues that are not a
part of Increment District No. 1. Ad valorem taxing entities will experience additional revenues from
increasing values within the surrounding area but outside of Increment District No. 1.
Incremental sales tax revenues are estimated to range between $35,000 and $75,000 annually.
Incremental ad valorem revenues are estimated to range between $280,000 and $1,350,000 annually.
Total incremental revenues estimated to be generated over the 25-year lifespan of Increment District
No. 1 range between $18,000,000 and $25,000,000.
The developments anticipated by the project will not result in a measurable increase in demand for
services by or in costs to the affected taxing entities. The economic benefits of the project for the
affected taxing jurisdictions indicate positive financial impacts for the entire community. The aggregate
impacts from implementation of the Project Plan are positive and include the achievement of the
objectives set forth in Section IV.
XI.LAND USE
Existing uses and conditions of real property in Increment District No. 1 are shown on the attached
Exhibit C. A map showing the proposed improvements to and proposed uses of the real property in
Increment District No. 1 is attached Exhibit D. Implementation of the Project Plan requires no changes
to the GrOwasso 2030 Land Use Master Plan or zoning. The Project Plan complies with the objectives
and priorities of the GrOwasso 2030 Land Use Master Plan.
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Exhibit A
Project Area and Increment District No.1 Boundaries
A
B
Exhibit B
Project Area and Increment District No. 1 Boundaries Legal Description
Section A
Beginning at the southeast corner of Lot 6, Block 1 of the Owasso Industrial Park, a subdivision
in the City of Owasso, Tulsa County, Oklahoma, Thence west along said south lot line a distance
of 57 feet, thence north along said lot line a distance of 283 feet, Thence west along south lot of
said lot a distance of 490 feet, Thence north along said lot line a distance of 24 feet, Thence
west along said lot line a distance of 41 feet, Thence north along said lot line a distance of 240.2
feet to the northwest corner of said Lot 6, Thence to a point 17.45 feet north and 50.26 feet
west of northwest corner of said Lot 6, Thence west a distance of 393.5 feet to a point 149.63
feet south of the southwest corner of Lot 1, Block 1 of Owasso Industrial Parks Phase IV, a
subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence north a distance of 332.1
feet to the Northwest corner of said Lot 1, Block 1, Thence east a distance of 87.7 feet to a
point on the north lot line of said Lot 1, Block 1, Thence north a distance of 255 feet to a point
165 feet south and 310 feet east of the southwest corner of Lot 5, Block 1 of Ivadel, a subdivision
in the City of Owasso, Tulsa County, Oklahoma, Thence west a distance of 310 feet to a point
165 feet south of said Lot 5, Block 1, Thence north a distance of 495 feet to the northwest
corner of Lot 1, Block 1, of Ivadel, a subdivision in the City of Owasso, Tulsa County, Oklahoma,
Thence west a distance of 457.07 feet to the southwest corner of Lot 4, Block 34, Owasso
Original Town, a subdivision in the City of Owasso, Tulsa County, Oklahoma, also a point on
the east right-of-way line of the Southern Kansas Oklahoma Railroad right-of-way, Thence
north along said railroad right-of way a distance of 994.2 feet, Thence continuing north along
said railroad right-of-way a distance of 385.2 feet, Thence north a distance of 55 feet along
the quarter section line to a point on the east right-of-way of said railroad, thence
northwest along said railroad right-of-way a distance of 95.2 feet, Thence west a distance of
35.7 feet along said railroad right-of-way, Thence northwest along said railroad right-of-way a
distance of 331.4 feet, Thence east a distance of 141.8 feet to a point on the east right-of-way
of said railroad, also a point on the south right-of-way of West Broadway Street, Thence
northwest along said railroad right-of-way a distance of 1213.8 feet to the to the northwest
corner of Lot 11, Block 8, of Greenlees, a subdivision in the City of Owasso, Tulsa County,
Oklahoma, Thence east along said north line of said subdivision a distance of 202.94 feet to the
southwest corner of Lot 10, Block 5, of Starlane, a subdivision in the City of Owasso, Tulsa
county, Oklahoma, Thence north along the west line of said Lot 10 a distance of 125 feet to the
northwest corner of said Lot 10, also a point on the south right-of-way of West Third Street
North, a street in the City of Owasso, Thence east along said right-of-way a distance of 885.1
feet to the northwest corner of Lot 4, Block 6, Owasso Original Town, a subdivision in the City of
1
Owasso, Tulsa County, Oklahoma, Thence north along the east right-of-way of North Atlanta
Street West a distance of 138.1 feet to the northwest corner of Lot 2, Block 3 of the said
subdivision, Thence east a distance of 162.1 feet to the southeast corner of Lot 16, Block 2, of
Crestview Estates, a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence north a
distance of 150 feet to a point on the east line of Lot 14, Block 2 of said subdivision, Thence east
5 feet to a point on the east line of Lot 14, Block 2 of said subdivision, Thence north 340.4 feet
to the northeast corner of Lot 9, Block 2 of said subdivision, Thence east 18.73 feet to the
southeast corner of Lot 1, Block 2 of said subdivision, Thence north along the east line of said
Lot 1 a distance of 139.07 feet to the northeast corner of said lot, also a point on the south
right-of-way line of West Fourth Street North, a street in the City of Owasso, Thence east
along said south right-of-way line a distance of 121.2 to a point on the west right-of-way line of
North Main Street, a street in the City of Owasso, Thence south along said west right-of-way
line a distance of 305 feet, Thence east a distance of 75 feet to a point on the east right-of-way
line of North Main Street, a street in the City of Owasso, Thence south along the said east right-
of-way line a distance of 5 feet, Thence west 75 feet to a point on the west right-of-way of said
street, Thence south along the said west right-of-way a distance of 95 feet, Thence east along
said west right-of-way a distance of 5 feet, Thence south along said west right-of-way a
distance of 80.38 feet, Thence east a distance of 70 feet to a point on the said east right-of-way
line, Thence south along said east right-of-way a distance of 150 feet, also a point on the north
line of Lot 2, Block 2, of Owasso Original Town, a subdivision in the City of Owasso, Tulsa
County, Oklahoma, Thence east a distance 653.2 feet to the northeast corner of Lot 1, Block 1
of said subdivision, Thence south a distance of 453.85 feet to the southwest corner of Lot 13,
Block 6, of Wilawood, a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence east
a distance of 1,190.2 feet to the southeast corner of Lot 15, Block 5 of said subdivision, also a
point on the west right-of-way of the Mingo Valley Expressway, Thence south along said right-
of-way a distance of 210 feet to northeast corner of Lot 1, Block 1, Forrest Drive Industrial Park,
a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence south along east line of
said Lot 1 a distance of 75.5 feet, Thence southwest a distance of 604.82 feet to the southeast
corner of Lot 6, Block 1, of Forrest Drive Industrial Park, a subdivision in the City of Owasso,
Tulsa County, Oklahoma, Thence west along the south line of said Lot 6, a distance of 47.58
feet, Thence south along the right-of-way of Mingo Valley Expressway a distance of 161.4 feet,
thence southwest along said right-of-way a distance of 235.4 feet, thence southwest along said
right-of-way a distance 159.1 feet, Thence west along said right-of-way a distance of 208.3 feet,
Thence south along said right-of-way a distance of 113.2 feet, Thence west 247.8 feet along
said right-of-way to the southwest corner of Safeway, a subdivision in the City of Owasso, Tulsa
County, Oklahoma, Thence south 110.56 feet to the northeast corner of Lot 1, Block 1,
Dogwood Center, a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence south
along said lot east line a distance of 37.5 feet, Thence east a distance of 257 feet to the
2
northeast corner of Lot 1, Block 2, Owasso Business Park, a subdivision in the City of Owasso,
Tulsa County, Oklahoma, Thence south along the east line of said lot a distance of 125 feet,
Thence east along the north line of said lot a distance of 200 feet to the northeast corner of
said Lot 1, Thence southwest a distance of 247.06 feet to the southeast corner of said Lot 1,
Thence continuing southwest a distance of 42.94 feet to a point on the east line of Lot 4, Block
2, of said subdivision, Thence southwest a distance of 303.51 feet to the southeast corner of Lot
5, Block 2 of said subdivision, Thence east a distance of 163.68 feet to the southwest corner of
Lot 2, Block 3, of said subdivision, Thence northeast a distance of 246.55 feet to a point on the
west line of Lot 1, Block 3, of said subdivision, Thence north a distance of 250.56 feet to the
northwest corner of said Lot 1, Thence southeast a distance of 35.49 feet to the northeast
corner of said Lot 1, Thence southeast a distance of 455.7 feet to the southeast corner of Lot 2,
Block 3 of said subdivision, also a point on the west right-of-way line of Mingo Valley
Expressway, Thence southeast along the west right-of-way of Mingo Valley Expressway a
distance of 93.2 feet, Thence southeast along the west right-of-way of Mingo Valley Expressway
a distance of 225.1 feet, Thence south along west right-of-way of Mingo Valley Expressway a
distance of 796.9 feet to a point on the south right-of-way line of Fifth Avenue, a street in the
City of Owasso, Thence south along the west right-of-way of Mingo Valley Expressway a
distance of 786.60 feet, Thence west a distance of 586.68 feet to the southeast corner of Lot 6,
Block 1, Owasso Industrial Park, a subdivision in the City of Owasso, Tulsa County, Oklahoma,
the Point of Beginning, containing 207 acres, more or less.
And Section
B
Beginning at the northwest corner of Lot 1, Block 1, Atchison Topeka & Santa Fe, a subdivision
in the City of Owasso, Tulsa County, Oklahoma, Thence southeast along said lot line a distance
of 974.78 feet, Thence continuing southeast along the Southern Kansas Oklahoma railroad
right-of-way a distance 619.4 feet to a point on the north right-of-way of East 76 th Street North,
a street in the City of Owasso, Thence continuing southeast along the said railroad right-of-way
a distance of 88.7 feet to a point on the south right-of-way of East 76 th Street North, Thence
continuing southeast along the said railroad right-of-way a distance of 510.6 feet, thence east
along said railroad right-of-way a distance of 19.6 feet to the east line of the N/2 NW/4 of
Section 31, T-21-N, R-13-E, Thence south a distance of 785.3 feet to the SE corner of said N/2
NW/4, Thence west along the south line of said N/2 NW/4 a distance of 2,633.6 feet to a point
on the east right-of-way of North Mingo Road, a street in Tulsa County, Thence north along said
east right-of-way of North Mingo Road a distance of 1261.4 feet to a point on the south right-
of-way of East 76 th Street North, Thence east along said south right-of-way line a distance of
1318.1 feet, Thence north along said south right-of-way line a distance of 10.00 feet, Thence
3
east along said south right-of-way line a distance of 215.0 feet, Thence north a distance of 300
feet, Thence east a distance of 148 feet to a point on the west line of Lot 1, Block 1, Atchison
Topeka & Santa Fe, a subdivision in the City of Owasso, Tulsa County, Oklahoma, Thence north
along the west line of said Lot 1 a distance of 1150.6 feet to the northwest corner of Lot 1,
Block 1, Atchison Topeka & Santa Fe, the Point of Beginning, containing 94 acres, more or less.
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Exhibit C
Existing Uses and Conditions
Planning, Zoning and Development
Exhibit D
Proposed Improvements and Uses
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