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HomeMy WebLinkAbout2025.06.09_Planning Commission AgendaOWASSO PLANNING COMMISSION REGULAR MEETING G�-Vl OF OWASSO O �C/Qv tti l > J O 1904 \O OF THE TRP/ June 9, 2025 6:00 PM 0 PUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION Council Chambers Old Central Building 109 North Birch Street, Owasso, OK Monday, June 9, 2025 - 6:00 PM NOTE: APPROPRIATE ACTION may include, but is not limited to: acknowledging, affirming, amending, approving, authorizing, awarding, denying, postponing, or tabling. 1. Call to Order 2. Flag Salute 3. Roll Call AGENDA C . *Q Fb 4. Presentation of the Character Trait of Endurance Wendy Kramer S aff�e 5. Consideration and appropriate action relating to the minutes of the May 12, 2025, Regular Meeting 6. Consideration and appropriate action relating to a planned unit development (OPUD 25-02) request for Owasso Trails, a proposed residential subdivision on approximately 37.6 acres +/-, located about one -quarter mile north of the northwest corner of East 761" Street North and North Memorial Drive, zoned Residential Single Family Medium Density (RS-2) Wendy Kramer 7. Consideration and appropriate action relating to a preliminary plat request for Owasso Trails, a residential subdivision on approximately on approximately 37.6 acres +/-, located about one - quarter mile north of the northwest corner of East 76th Street North and North Memorial Drive, zoned Residential Single Family Medium Density (RS-2), to be considered under OPUD 25-02 overlay, contingent upon Owasso City Council approval Wendy Kramer 8. Community Development Report • Director's Update • Monthly Building Permit Activity 9. Report on Items from the May 21, 2025, Technical Advisory Committee (TAC) Meeting • Site Plan - AAMCO - 10596 North Owasso Expressway 10. Report from Planning Commissioners 11. New Business (any business item unforeseen at the time of posting the agenda) 12. Adjournment Notice of Regular Meeting was filed in the office of the City Clerk on Friday, December 13, 2024, and the agenda posted at Owasso City Hall, 200 South Main Street, at 1:00 pm on Tuesday, June 3, 2025. n M. Stevens, City Clerk The City of Owasso encourages citizen participation. To request crn accommodation due to a disability, contact the City Clerk prior to the scheduled meeting by phone 918-376-1502 or by email to istevens@cifyofowasso.com OWASSO PLANNING COMMISSION MINUTES OF REGULAR MEETING Monday, May 12, 2025 The Owasso Planning Commission met in regular session on Monday, April 7, 2025, in the Council Chambers at Old Central, 109 North Birch Street, Owasso, Oklahoma per the Notice of Public Meeting filed Friday, December 13, 2024; and the agenda filed in the office of the City Clerk and posted at Owasso City Hall, 200 South Main Street, at 5:30 pm on Wednesday, May 7, 2025. 1. Call to Order - Mr. Smith called the meeting to order at 6:00 p.m. 2. Flag Salute - Mr. Smith led the flag salute. 3. Roll Call - A quorum was declared present. PRESENT: ABSENT: David Smith - Vice Chair Kelly Lewis Brian Cook David Vines STAFF: Brian Dempster, Community Development Director Alexa Beemer, Planning Manager Wendy Kramer, City Planner Cyndi Townsend, Recording Secretary Jake Ketner, Assistant Civil Engineer 4. Presentation of the Character Trait of Sincerity - Alexa Beemer presented the character trait for May. 5. Consideration and appropriate action relating to the minutes of the April 7, 2025, Regular Meeting Mr. Vines moved, seconded by Mr. Cook, to approve the minutes as presented. YEA: Cook, Vines, Smith NAY: None Motion carried: 3-0 Consideration and appropriate action relating to an annexation (OA 25-01) and rezoning (OZ 25-02) of approximately 20 acres +/-, located east of the Owasso Sports Park South and north of East 1061h Street North, from Agriculture (AG) zoning in unincorporated Tulsa County to Public Facility (PF) Alexa Beemer presented the item, recommending approval. There were no comments from the audience. Mr. Vines moved, seconded by Mr. Smith, to recommend approval to the City Council. YEA: Vines, Cook, Smith NAY: None Motion carried: 3-0 7. Consideration and appropriate action relating to an annexation (OA 25-02) and rezoning (OZ 25-03) of approximately 37.6 acres +/-, located one -quarter mile north of the northwest corner of East 761h Street North and North Memorial Drive, from Agriculture (AG) in unincorporated Tulsa County to Residential Single -Family Medium Density (RS-2) Alexa Beemer presented the item, recommending approval. There were no comments from the audience. Mr. Cook moved, seconded by Mr. Smith, to recommend approval to the City Council. YEA: Smith, Vines, Cook NAY: None Motion carried: 3-0 8. Consideration and appropriate action relating to a preliminary plat request for Hawthorne at Stone Canyon Phase II, a residential subdivision on approximately 18.27 acres +/-, located southwest of the northwest corner of East 72^d Street North and North 193rd East Avenue, zoned Residential Single Family (RS-3/RS-6), under the Stone Canyon PUD Wendy Kramer presented the item, recommending approval. There were no comments from the audience. Mr. Vines moved, seconded by Mr. Cook, to approve the preliminary plat, subject to the following Technical Advisory Committee comments: Plat Face: ■ Add "RS-3" to current "RS-20" zoning label ■ Barricades required at all stub streets Owasso Planning Commission May 12, 2025 Page 2 ■ Bold/move "Reserve A" callout for better visibility ■ Label Finished Floor Elevations (FFE) for all lots in Block 3 (must be V above base flood elevation) DoD Page: ■ Section 5 - Remove outdated "section 3.12 of" Subdivision Regulations code reference ■ Add standard landscaping language per the Preliminary Plat checklist ■ Section 6 - Add maintenance language for items in 5' fence/landscape easement ■ Section 8 - Add language for required internal sidewalks Miscellaneous: ■ Right-of-way (ROW) along East 72nd Street North is Rogers County -controlled - provide proof of County approval for proposed connection ■ Clarify use of the proposed temporary aggregate base gravel ■ Payback fee of $25,413.57 due before filing the final plat with the County (if approved) $1,341 x 18.27 acres (East 76t" Street Interceptor) = $24,500.07 $50 x 18.27 acres (Storm Siren) = $913.50 YEA: Cook, Smith, Vines NAY: None Motion carried: 3-0 9. Community Development Report - Brian Dempster reported on the monthly building report and permit activity for April 2025. 10. Report on items from the April 16, 2025 Technical Advisory Committee (TAC) Meeting - Brain Dempster reported on easement closures reviewed for Block 8, Smith Farm Village; a lot line adjustment (OLLA 25-01) for Block 8, Smith Farm Village; a lot line adjustment (OLLA 25-02) for Lots 9 and 10, Block 10, The Reserves at Owasso; a lot split (OLS 25-02) for Tracts 1 and 2 at 204 West 1 st Street; a lot split (OLS 25-03) for Tracts 3 and 4 at 12 North Atlanta Street; a lot split (OLS 25-04) for Tracts 5 and 6, located north of the northwest corner of North Atlanta Street and West Broadway Street; a lot split (OLS 25-05) for Tracts 7 and 8 at the northwest corner of North Atlanta Street and West Broadway Street; and a site plan reviewed for the Primrose School of Owasso, located at 14403 East 106th Street North. 11. Report from Planning Commissioners - Mr. Cook reported on attending the Planning Commission & Board of Adjustment Workshop organized by the Oklahoma Municipal League (OML) and Oklahoma Planning Association (APA Oklahoma Chapter) on May 8, 2025. 12. New Business - None 13. Adjournment - Mr. Smith moved, seconded by Mr. Cook, to adjourn the meeting. YEA: Smith, Cook, Vines NAY: None Motion carried: 3-0 and the meeting adjourned at 6:18 p.m. Cyndi Townsend, Recording Secretary TO: The Owasso Planning Commission FROM: Wendy Kramer, City Planner SUBJECT: Planned Unit Development (OPUD 25-02) - Owasso Trails DATE: June 6, 2025 BACKGROUND: The Community Development Department received a Planned Unit Development (PUD) application for Owasso Trails, a proposed single-family residential development located approximately one - quarter (1/4) mile north of the northwest corner of East 76th Street North and North Memorial Drive intersection. The subject property is approximately 37.63 acres in size and has recently been rezoned to Residential Single -Family Medium Density (IRS-2). SUBJECT PROPERTY/PROJECT DATA: Property Size 37.6 acres +/- Current Zoning Residential Single -Family Medium Density (RS-2) Present Use Vacant Land Use Master Plan Residential Within a Planned Unit Development (PUD)? No Within an Overlay District? No Water Provider Washington County Rural Water District #3 Applicable Paybacks/Fees (Assessed at Permitting) Storm Siren Fee ($50.00 per acre) Ranch Creek Interceptor Sewer Payback Area $610.33 per acre CONCEPT OF A PUD: A PUD is a development concept that allows for greater creativity and flexibility than typically allowed under traditional zoning and planning practices. o For example, PUDs often allow developers to place different zonings and land uses in close proximity to each other. o Developers may also have more flexibility in certain aspects of development, such as lot width requirements and building height limitations, which can be more restrictive in standard zoning districts. A PUD should not be considered as a tool to circumvent the City's Zoning Code and Subdivision Regulations. All aspects of the PUD application are subject to public comment as well as consideration and approval from the Community Development Department, the Owasso Technical Advisory Committee, the Owasso Planning Commission, and the Owasso City Council. PUD applications presented to the Planning Commission and City Council are for approval of the uses and the overall conceptual development plan as it relates to the context of the surrounding area. GROWASSO 2035 LAND USE MASTER PLAN CONSISTENCY: • The GrOwasso 2035 Land Use Master Plan is a document that acts as a moderately flexible tool for evaluating development proposals. OPUD 25-02 Page 2 • The GrOwasso 2035 Land Use Master Plan identifies the property for future Residential land uses, which includes single-family uses. As such, the proposed development is in keeping with the future uses called out for this location by the plan. ANALYSIS: • The subject property was annexed into Owasso City Limits with Ordinance 1234 in May of 2025, and is currently zoned Residential Single -Family Medium Density (RS-2). Following the intent of PUDs as described in Chapter 9 of the Owasso Zoning Code to allow for flexibility in designing development, the applicant has brought forth OPUD 25-02 for consideration to allow this project to be designed in such a manner to accommodate decreases in minimum lot width, minimum lot area, and rear yard setback. These proposed deviations from base RS-2 requirements would allow the development to work with the natural drainage and topology of the site. o The PUD proposes a reduction in the minimum lot area from 9,000 square feet (per RS-2 base zoning) to 4,800 square feet, a reduction of the minimum lot width (per RS-2 base zoning) from 75 feet to 40 feet, and a reduction of the required rear yard setback from 25 feet (per RS-2 base zoning) to 20 feet. The PUD document submitted for OPUD 25-02 states that the Owasso Trails development will be limited to 4.0 dwelling units per acre (DU/AC), which would equate to a total of one hundred and fifty (150) dwelling units. o This is under the maximum dwelling units per acre amount allowed by right in the RS-2 zoning district (4.8 DU/AC). o The PUD document also states that the current design plan for this development is 141 dwelling units (3.75 DU/AC). The OPUD 25-02 document states that twenty-five percent (25%) of the common open space shall be developed and maintained for active and passive activities. The document also lists several proposed amenities to be constructed within the development, including the following: a tot lot, walking trails, pickleball court (or tennis), BBQ area, horseshoe pit/cornhole, shade structure with seating (or gazebo), and a 2+ acre nature preserve. o The OPUD 25-02 document also includes language regarding the future dedication of a public trail easement along the preserved creek/natural area, bisecting the site. • The conceptual development plan also shows desired locations of tree plantings near the access points of the development as well as one tree located on each residential lot. Fencing will be installed along the perimeter of the development as well along the northern, eastern, and western sides to provide additional screening. The development must adhere to all plantings and screening requirements within Chapter 19 of the Owasso Zoning Code. • Two points of access are depicted on the conceptual development plan, both of which are located off of North Memorial Drive. o The exact location of each access point will be determined at the final platting stage. • The City of Owasso will provide police, fire, ambulance, and sanitary sewer services to the property. Water will be provided by Washington County Rural Water District #3. • Any development that occurs on the subject property shall adhere to all development, zoning, and engineering requirements of the City of Owasso. OPUD 25-02 Page 3 SURROUNDING ZONING AND LAND USE: Direction Zoning Use Land Use Plan Jurisdiction Residential Single -Family Residential / City of Owasso / North High Density (RS-3) / Vacant Transitional Tulsa County Agriculture (AG) South Public Facilities (PF) / School / Religious Public/Institutional City of Owasso Office (0) Institution / Transitional East Agriculture (AG) Residential Residential Tulsa County Residential Single -Family City of Owasso / West High Density (RS-3) / Residential Residential Tulsa County Agriculture AG TECHNICAL ADVISORY COMMITTEE: The Technical Advisory Committee (TAC) reviewed this item at their regular meeting on May 21, 2025. Comments from that meeting have been included in this Planning Commission agenda packet. RECOMMENDATION: In developing a recommendation, staff evaluated the PUD's ability to accomplish the following, as described in Section 9.1.2 of the Owasso Zoning Code: • Maintain and enhance the quality of life in Owasso; • Provide opportunities for urban infill; • Maintain and promote a sense of community; • Encourage development that otherwise could not occur on the site; • Preserve and provide meaningful open space; • Promote connectivity and compatibility with surrounding development; • Inspire unique and thoughtful development; • Support the development of strong neighborhoods; • Provide amenities beyond conventional development; and • Preserve the physical characteristics of the land. Following this evaluation, staff concluded that the subject PUD meets all legal requirements for approval. As such, staff recommends approval of Planned Unit Development proposal OPUD 25-02, subject to TAC comments. ATTACHMENTS: Aerial Map Zoning Map GrOwasso 2035 Land Use Master Plan Map OPUD 25-02 Document TAC Comments -,�w= Ewa .� � �,'+. �•' �4� +,�#.r• +w '. -- ` SUBJECT TRACT R +11 L�XV— OM FA � } _ v ` w JliCI M yF-� -. icti'2 _._W � �f` pp•: � .'" ..'f 7Ye-'�- ,. x^Fr s 3.�� ' .n Ii6 Note: Graphic overlays may Subject 0 160 200 400 N not precisely align with physical II II ''""jj 26 2 9-13 features on the ground. Tract P V D L 5' 0 1 1 1 1 1 Aerial Photo Date: 2023 Feet p A — - MM 0 Irl ARE 1� 9§m 939a ki �' :., g RS-3 `(Tulsa Count Q C3 x ,M77 F � # Tj Proposed RS-2 Zoning under OA " • .� 25-02/OZ 25-03 -21 •, . y 0 0.03 0.06 0,13 0.19 0.25 Miles .s... +AG �- t. (;Tulsa County t 4 n., It" MANA rt :,�• `fie' '�.F' ��.-.� ". (Tulsa,County,)Oil 11 ' Surrounding Zoning QPUD 25-02 N Subject Tract A W E 84TH ST N a z � E 83RD PL N N = 2 y E83RD STN `` `` E 82ND PL N E82NDSTN E8ISTPLN IM I I • Qeo r �a -------- v 0 0.03 0.06 0.13 0.19 0.25 GrOwasso 2035 Land Use Master Plan mil- ©PUD 25-02 Land Use Categories Parks/Recreation Public/Institutional Residential Transitional ! Neighborhood Mixed ELM Redbud District Neighborhood Commercial Commercial Industrial/Regional Employment ® US-169 Overlay _ � N Subject Tract j� Owasso Trails APPROXIMATELY 37.63 ACRES LOCATED NORTH OF BARNES ELEMENTARY AT E. 76TH ST N. AND N. MEMORIAL DR. CITY OF OWASSO, OKLAHOMA JUNE 2025 CALARA LAND (OK), LLC 4058 N. COLLEGE SUITE 300 BOX 9 FAYETTVILLE, ARKANSAS 72703 TANNER CONSULTING LLC c/o MEGAN PASCO 5323 S LEWIS AVE TULSA, OK 74105 MPASCO@TANNERBAITSHOP.COM TANNER CONSULTING LLC c/o MEGAN PASCO 5323 S LEWIS AVE TULSA, OK 74105 MPASCO@TANNERBAITSHOP.COM Tanner Consulting LLC LANDSCAPE ARCHITECTURE LAND PLANNING CIVIL ENGINEERING I LAND SURVEYING DRONE SERVICES 5323 SOUTH LEWIS AVENUE, TULSA OKLAHOMA 74105-6539 6�oru113 25-02 Owasso Trails Design & Intent Statement Vision and Intent Owasso Trails is envisioned as a welcoming neighborhood that reflects the heart and spirit of the greater Owasso community. At the center of Owasso Trails lies a peaceful natural open space with meandering walking trails that encourage outdoor living and neighborhood connection. This green space will serve as a shared retreat —offering residents a place to walk, play, relax, and gather, all while preserving the natural beauty of the land. Total acreage of tract is 37.63 acres. The proposed area to be improved, including lots and ROW, is 23.79 acres. The proposed area of open space, including amenity areas, reserves and detention, totals 13.84 acres. Rooted in inclusivity and small-town charm, Owasso Trails will grow as a neighborhood that feels timeless and authentic. Goals of the Development Housing Options: Provide single-family housing which could accommodate a variety of lifestyles and income levels. Community -Focused Design: Integrate open spaces, parks, and recreational amenities to encourage interaction and neighborhood engagement. Environmental Responsibility: Preserve the primary natural drainageway and promote necessary stormwater management. Connectivity: Design an internal street network with sidewalks and trails through the green space to promote safe and efficient circulation throughout the community. Consistency with City Standards Owasso Trails shall be limited to 4.0 DU/Acre, a density less than the 4.8 DU/Acre RS-2 zoning allows by right. As designed, the current plan includes 141 dwelling units. A minumum of 20% open space shall be provided. The development offers amenities across all four required categories, including a tot lot (family), walking trail (passive recreation), pickleball court (active recreation), bbq area (public gathering), hoseshoe pit (cornhole) (passive recreation), 2+ acre nature preserve (passive recreation), and a shade structure/gazebo with seating (public gathering). Amenities shall be owned and maintained by the developer until turned over to a mandatory HOA. This project is in compliance with the 2035 GrOwasso Land Use Mosterplon. This PUD is asking for relief on the minimum lot size, lot width, and rear yard setback in order to preserve o larger open space area and the natural droinogeways on the site. Owasso Trails Planned Unit Development 1 I Page -bmWUD 25-OWMJ Owasso Trails Conceptual Development Plan SITE PLAN KEY NOTES (1 0' 50' 100' 200' 1. WALKING TRAIL North 2. TOT LOT 3. 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CAv _1131B 175' SANITARY SEWER ESMT (OOO]F2009025166) 0 This plan is conceptual in nature and subject to adjustments during the platting and engineering process Owasso Trails Planned Unit Development 2 1 P a g e 464 40.00 614.]3 45.00' 4000 4000' 40.00 4000 bW 10.00' S50m0' 29.T3 102J 40.00 4500 ^ 4000' 4000' 40.00 7 $-^r'Be 9� 10e 11 12g 13� 14m 15 Pn 16 ,� 17n 18 19N 20 ei 21 22Ig - 15'U/E Owasso Trails OPU D 25-02 Matrix Lot Requirements S-2 OPUD Development Standards Maximum Density 4.8 DU/Acre 4.0 DU/Acre Minimum Lot Area 9,000sf 4,800sf Minimum Lot Width 75' 40' Building Setbacks and Requirements Non -Arterial Front Yard Setback 25' 25' (Minimum) Non -Arterial Corner Yard Setback 15' 15' (Minimum) Rear Yard Setback (Minimum) 25' 20' Side Yard Setbacks (Minimum) 575' 575' Building Height (Maximum None 2 stories, 35' Site Requirements Common Open Space None 20% Amenities None 25% of the common open space shall be developed and maintained for active and passive activites. Specific amenities will include a tot lot, walking trails, pickleball/tennis court, shade structure/gazebo with seating, bbq area, horseshoe pit/cornhole, and 2+ acre nature preserve Entrance Signage and Landscaping None Masonry monument signage, 6'maximum height, with landscaping at each entry *Measurements for lots on cul-de-sac lots and curved roads shall be measured at the building setback line **Site shall be developed in accordance with the City of Owasso Zoning Code in affect at the time of approval, except as otherwise specified. Owasso Trails Planned Unit Development 3 1 P a g e L,oPuD zs-oz Owasso Trails Development Standards Compatibiliy with Surrounding Land Use This site plan is compatible with the surrounding existing land -use and the future comprehensive plan map.The development to the northwest is zoned RS-3. A natural railroad buffer seperates the proposed development from the north and west properties. Barnes Elementary is located to the south and a property to the east of the elementary is listed as transitional on the comprehensive plan map. Streets and Pedestrian Circulation The site has 1305'of frontage along North Memorial Road. The north and west boundaries are bounded by a railroad ROW. The conceptual site plan proposes two (2) street access points to North Memorial Road. Existing and proposed streets are reflected on Conceptual Development Plan. Streets within Owasso Trails are planned to be public with 4'-wide internal sidewalks to be constructed by the developer and by lot owners. A 5'-wide sidewalk will be constructed by the developer in public ROW along N. Memorial Dr. The City of Owasso may allow payment of fee -in - lieu of constructing sidewalks. Alternative compliance sidewalk designs may be used for certain streets, to be approved by the City of Owasso during the engineering process. Any sidewalks proposed outside of public or private street rights -of -way shall be placed in a sidewalk easement. All reserve areas shall have a blanket Public Trail easement that allows for future trail installation by the city. Parking, Screening, Fencing, and Landscaping Parking provided for neighborhood amenities shall be permitted to extend into the adjacent street right-of-way, provided a minimum of 26 feet of drive lane width is maintained and the design is approved by the City of Owasso with respect to traffic design speeds, control devices, and visibility. Identification, wayfinding, and similar signs within and adjacent to and serving neighborhood amenities are permitted, provided the same are limited in number and scale proportionate to the need. Since under 200 residential units are proposed, a traffic study is not required per code. Landscaping and fencing along North Memorial Road shall meet the landscape requirements of the zoning code. A 6'opaque fence and entry features/signs shall be installed along the east side of lots adjacent to N. Memorial Drive and shall be maintained by the developer until turned over to an HOA. Along the north and west boundaries, the Railroad maintains a fence along the interior side of its easement. Along this easement, and along the south perimeter, each home shall have privacy fencing within its rear yard, constructed with the home and to be maintained by the homeowner, except within any drainage areas or easements. All fencing shall be installed according to the City of Owasso Zoning Code. Owasso Trails Planned Unit Development 4 1 P a g e L oruD 25-02 Owasso Trails Architecture and Materials Buildings will be stick frame construction with a possible mix of brick, stone, stucco and siding. Lighting Outdoor lighting serving neighborhood amenities shall maintain a low profile and shall be shielded downward and away from any adjoining residential lots. Lighting shall meet the requirements in chapter 20 of the Owasso Zoning Code. Anticipated Development Schedule This construction of this project is planned to commence upon completion of the platting and engineering review process. The development is expected to be ready for home construction in the summer of 2027. Owasso Trails Planned Unit Development 5( P a g e Owasso Trails Existing Zoning Map [9 CFW m :- E3 RS-3 *Current Rezoning in progress. Annexation also in progress OA 25-02 Owasso Trails Planned Unit Development 6 1 P a g e oruD is-o2 Owasso Trails Proposed Zoning Map Owasso Trails Planned Unit Development 7 1 P a g e oPuD zs-oz " Comprehensive Plan Owasso Trails kL ■ i' it 6,1111 i r , Base Zoning Districts Land Use Categories Residential Transitional Neighborhood Mixed Use Neighborhood. Commercial 1 " Agn 0— IA01 Allpwed Allpwed Retid.01.I Estol. [RE) Allowed Allowed R-rd-no651ngle FomIN (0-1) AE—d Allowed Residentlol Single F-0, iR5-21 Allowed Allpwed Residentia15inole F-1i iP.S-31 APowed Allowed Allowed Remd—F.i Duplex lRDI Allowed Allowed Allowed R-id-tlol Neighborhood Mixed lRNxi Allowed Allowed All —al Residentlol Mobile H.—TMNI Allowed Allowed R—derF.1Multi-Fomily IRMl Allowed Allowed Olce[01 Allpwed Allpwed 'Allowed Allowed 'Mowed Allowed AI owed bb ble Land Use Categories Legend Parks/Recreation Public/bnstitutional Residential Transitional Neighborhood Mixed Redbud District (see note below) Neighborhood Commercial Commercial Industrial/Regional Employment US-169 Overlay (see note to left) Owasso Trails Planned Unit Development Trails/Bikeways — Existing ------ Planned Flood Plain/Surface Water Features Floodway 100-Year Floodplain Lake/Pond i� h, oruD 25-02 AM Soils Map Owasso Trails Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 4 Bates-Coweta complex, A-4 1.9 4.91". 3 to 5 percent slopes 6 Catoosa_Shidler-Rock A-6 7.2 18.7% outcrop complex, 1 to 8 percent slopes 12 Dennis silt loam, 1 to 3 Ali 2.7 7.0% percent slopes 14 Dennis silt loam, 3 to 5 A-6 6.9 18.0% percent slopes, eroded 15 Dennis-Pharoah A-6 2.0 5.1% complex, 1 to 3 percent slopes 16 Dennis Radley complex, A-6 10.5 27.3% 0 to 12 percent slopes 48 Radley silt loam, 0 to 1 A-6 7.3 18.9% percent slopes, frequently flooded Totals for Area of Interest 38A 100.0% Owasso Trails Planned Unit Development 9 1 P a g e L,oPuD zs-oz Owasso Trails Property Description Owasso Trails consists of 37.63 acres located north of Barnes Elementary and West of N. Memorial Drive in Owasso, Oklahoma, and is more particularly described within the following statement: PER ALTA SURVEY DATED 05/01/2024, SCHEDULE ATITLE COMMITMENT DESCRIPTION: Public Service Company of Oklahoma recorded June 1, 1979 in Book 4403, Page 1002 The Land is described as follows: The Northeast Quarter of the Southeast Quarter (NE/4 SE/4) of Section Twenty -Six (26), Township Twenty - One (21) North, Range Thirteen (13) East of the Indian Base and Meridian, in Tulsa County, State of Oklahoma, according to the U.S. Government Survey thereof. LESS AND EXCEPT: the North 1 rod of said Northeast Quarter of the Southeast Quarter (NE/4 SE/4) AND LESS AND EXCEPT: Commencing at the NE Corner of the Southeast Quarter (SE/4) of said Section Twenty-six (26); Thence S 01 °28'23" E along the East line of the SE/4 of said Section 26 a distance of 16.50 feet; Thence S 88°43'48"W 16.5 feet South and parallel with the North line of said SE/4 a distance of 810.08 feet; Thence along a curve to the left having a radius of 653.80 feet, a central angle of 77'14'22, a chord bearing of S 37012'39"W, a chord length of 816.14 feet for a distance of 881.38 feet to a point on the West line of the NE/4 of said SE/4;Thence N 01°24'32"W along the West line of said NE/4 SE/4 a distance of 638.89 feet; Thence N 88043'48" E 16.5 feet South and parallel with the North line of said SE/4 a distance of 509.39 feet to the Point of Beginning. Total area is 1639367 Square Feet or 37.63 acres of land, more or less. Owasso Trails Planned Unit Development 10 1 P a g e sd TO: FROM: SUBJECT: DATE: The Owasso Planning Commission Wendy Kramer, City Planner Preliminary Plat - Owasso Trails June 6, 2025 BACKGROUND: The Community Development Department received an application for review and approval of a Preliminary Plat for Owasso Trails, a proposed single-family residential subdivision. The subject property is located approximately one -quarter (1 /4) mile north of the northwest corner of East 76th Street North and North Memorial Drive intersection. SUBJECT PROPERTY/PROJECT DATA: Property Size 37.65 acres +/- Land Use Master Plan Residential Current Zoning Residential Single -Family Medium Density (RS-2) Proposed Use Residential Single -Family Neighborhood Lots/Blocks 141 Lots, 6 Blocks Within a Planned Unit Development (PUD)? No* Within an Overlay District? No Water Provider Washington County Rural Water District #3 Streets Public Applicable Paybacks (Assessed at Platting) Storm Siren Fee ($50.00 per acre) Ranch Creek Interceptor Sewer Payback Area ($610.33 per acre) *This proposed preliminary plat is a companion item to the Planned Unit Development request OPUD 25-02. As such, the lack of PUD overlay listed here is subject to change. ANALYSIS: • The subject property was annexed into Owasso City Limits with Ordinance 1234 in May of 2025. • The proposed Preliminary Plat for Owasso Trails consists of one -hundred and forty-one (141) lots on six (6) blocks on approximately 37.65 acres, yielding a gross density of 3.75 dwelling units per acre (DU/AC). o The proposed lots as depicted on this Plat meet the bulk and area requirements stipulated in the Owasso Zoning Code for RS-2 zoned property, and in the proposed OPUD 25-02 document. • There will be two (2) points of access for this subdivision, both of which will be located off of North Memorial Drive. • The Plat depicts four (4) Reserve Areas, denoted as "A", "B", "C", and "D". o Reserve Areas "A", "B", and "C" will function as open space and areas for neighborhood amenities as well as storm water drainage and detention easements. o Reserve Areas "A" and "B" will contain a dedicated public trail easement. o Reserve Area "D" will continue to act as an easement for the railroad and utilities. Preliminary Plat - Owasso Trails Page 2 • Additionally Reserve Areas "A", "B", and "C" will contain the Blue Line Stream that runs through the development. • Perimeter and interior utility easements are shown on the Plat allowing utility companies adequate access to service the subdivision. • The City of Owasso will provide police, fire, ambulance, and sanitary sewer services to the property. Water will be provided by Washington County Rural Water District #3. • Any development that occurs on the subject property shall adhere to all development, zoning, and engineering requirements of the City of Owasso. SURROUNDING ZONING AND LAND USE: Direction Zoning Use Land Use Plan Jurisdiction Residential Single -Family Residential / City of Owasso / North High Density (RS-3) / Vacant Transitional Tulsa County Agriculture (AG South Public Facilities (PF) / School / Religious Public/Institutional City of Owasso Office (0) Institution / Transitional East Agriculture (AG) Residential Residential Tulsa County Residential Single -Family City of Owasso / West High Density (RS-3) / Residential Residential Tulsa County Agriculture (AG) TECHNICAL ADVISORY COMMITTEE: The Technical Advisory Committee (TAC) reviewed this item at their regular meeting on May 21, 2025. Comments from that meeting have been included in this Planning Commission agenda packet. RECOMMENDATION: In developing a recommendation, staff evaluated the preliminary plat on the criteria outlined in Section 2.3 of the Owasso Subdivision Regulations. Following this evaluation, staff concluded that the subject plat meets all of the legal requirements for approval. As such, staff recommends approval of the Preliminary Plat for Owasso Trails, subject to TAC comments and subject to the approval of Planned Unit Development request OPUD 25-02 by the Owasso City Council. ATTACHMENTS: Aerial Map Preliminary Plat - Owasso Trails TAC Comments +q� AMA Aerial Map N 0.03 006 013 0.19 °.m Preliminary Plat- Owasso Trails Subject Tract N in Miles Preliminary Plat R 13 E OPUD 25-02 —1 —T 40RTH RE" Owasso Trails �gg NORTH 21 =MEI p ................. 1-11 N..T —.1 tine .1 P —1 (21 I_ --—D— as Et j �Irclul 1., 0 N U, IpIa I led ? 2 n Fc)jn',,— I 14 Not.s I T.I OWNER Calara Land (OK), LLC u 0- 4058N Co1I.,,SI,,1.300Bo,9 F.y11.v 11. Ark- 72703 0- 1; 9, 88 84 III Lot Area Table rea SURVEYOR/ENGINEER Tan L.C. III I 53 17 .23,.So, 1, ho— Pho- (918) 745= -Q. % CN - - - - - - - - -- .... . ....... . p rjaA rfi e n a FY . V ..... es E� Preliminary Plat OPUD 25-02 Owasso Trails PI1T 11 T"I "11-11T IUIIT�2,11 T.",IT=TT,�UTII�11 111,A 1 1) .11-1- T--� (21), P T_ I �� I � " (, ` I'T."' `D­"DI` Preliminary Plat OPUD 25-02 Owasso Trails PI1T 11 T"I "11-11T IUIIT�2,11 T.",IT=TT,�,UTII�11 111,A 1 1) .11-1- T­­� (21), P T_ I (, ` I'T." `D­`DI` ... ... ... 01,711-Ir"I!" Conceptual Utility Plan R 13 E OPUD 25-02 RE" Owasso Trails Igg T RiI EN afl 21 p ....... ............... i. NORTH —.1 P -1— N 1610 6m T I.M Location Map ks �i- 4 P oposed A/1 0 14 0 IN �)—, I OWNER ? Calara Land (OK), LLC 1111 N Pho- (918) 691 8884 V50 SURVEYOR/ENGINEER: Tanner Consulting, L.L.C. R 1 � I d 1'� t V �� �_ �� ` �N`� Pho- (918) 741 9929 J� r'0 FropoS j 0, RESIDENTIAL SINGLE FAMILY NEW CONSTRUCTION MONTH END REPORT MAY 2025 Month 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 1 January 15 9 8 9 9 7 35 8 14 10 2'February 26 15 8 8 4 8 11 4 31 25' 3 March 18 55 19 4 12 9 8 29 23 15 4'April 23 20 17' 6 8 49 25 13 11 27' 5 May 9 11 20 4 5 19 24 19 16 13` 6'June 31 5 7' 5 22 24 7 11 21 7 July 16 9 14 11 11 34 7 8 18 8'August'' 15 12 6' 6 35 17 l 23 14 9 September 15 6 2 7 17 33 3 13 8 10 October 12 7 3 21 7 24 2 11 11 11 November 6 19 7 2 10 20 5 3 8 12 December 3 9 6' 3 7 14 3 25 15 Totals 189 177 117 86 147 258 131 167 190 90 YTD 91 110 72 31 38 92 103 73 95 90 CITY OF OWASSO RESIDENTIAL LOT INVENTORY STATUS May 30, 2025 SUBDIVISION Hawk's Landing (6/21) Hawthorne at Stone Canyon Ph 1 (3/20) Keys Landing II (12/23) Morrow Place III (11/23) Nottingham Hill (6/09) Parker Village (4/21) Presley Hollow (3/21) Presley Hollow II (2/25) Silo at Smith Farm (7/24) Stone Creek at Owasso (9/20) TOTALS # OF LOTS # DEVELOPED # AVAILABLE 70 67 3 19 18 1 94 0 94 98 84 14 58 53 5 120 119 1 197 186 11 143 0 143 62 22 40 100 98 2 961 647 314 RESIDENTIAL MULTI -FAMILY NEW CONSTRUCTION MONTH END REPORT MAY 2025 (Inifial recording began May 2016) Month 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 1 January 4 0 0 0 0 107 0 0 0 2'February 6 0 0 0 0 4 14 0 0' 3 March *13 0 64 0 22 0 0 0 0 4',April 0 4' 0 0 0 6 0 0 59' 5 May 0 0 0 0 0 0 262 0 0 0 6 I June 0 0 0' 0 0 0 240 0 0 7 July 0 0 0 0 0 0 0 366 14 8'August' 0 0 0' 0 0 0 ;. 0 42 0 9 September 0 4 9 0 0 0 36 0 0 10'October 0 0 0'' 0 0 0 0 0 0 11 November 0 0 0 0 0 0 0 0 0 12 December 0 *10 0' 0 58 0 0 0 0 Totals 0 14 13 64 58 22 655 422 14 59 YTD 0 23 4 64 0 22 379 14 0 59 *Units part of mixed use projects. Construction dollars counted towards new commercial. MAY YEAR-TO-DATE COUNT 400 350----------------------------------------------------------------------------- ---------------------------------------- 300----------------------------------------------------------------------------- --------------------------------------- 250----------------------------------------------------------------------------- --------------------------------------- 200----------------------------------------------------------------------------- --------------------------------------- 1 50----------------------------------------------------------------------------- ---------------------------------------- 100 ----------------------------------------------------------------------------- ---------------------------------------- 50----------------------------------------------------------------------------------------------------- --- 0 2016 1 2017 1 2018 1 2019 2020 2021 2022 2023 2024 2025 MAY 0 1 23 1 4 1 64 0 22 379 14 10 59 MAY YEAR-TO-DATE DOLLARS 50,000,000 40,000,000------------------------------- -------------------------------------------------------------------------------- 30,000,000------------------------------- -------------------------------------------------------------------------------- 20,000,000------------------------------- -------------------------------------------------------------------------------- 1 0,000,000------------------------------- -------------------------------------------------------------- 0 2021 2022 2023 2024 2025 MAY 1,239,000 41,312,468 2,150,000 0 15,194,000 TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR 90,000,000 75,000,000 ------------------------------- --------------------------------------------------------------------------------- 60,000,000 ------------------------------- --------------------------------------------------------------------------------- 45,000,000 --------------------------------------------- -------------------------------------------------------- 30,000,000 --------------------------------------------- -------------------------------------------------------- 1 5,000,000 --------------------------------------------- -------------------------------------- 2021 2022 2023 2024 2025 ITOTALI 1,239,000 1 82,454,792 45,437,640 1,400,000 15,194,000 COMMERCIAL NEW CONSTRUCTION MONTH END REPORT MAY 2025 Month 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 1 January 2 2 0 0 1 1 0 1 1 2 2'February 1 0 0 3 U 0 3 2 3 0' 3 March 0 2 3 2 1 1 8 1 0 1 4'April 0 0 0' 0 0 3 2 3 0 1 5,May 0 1 2 1 0 0 1 3 0 4, 6'June 2 0 1 1 2 2 ;. 3 1 0 7 July 2 0 2, 0 2 2 0 0 5 8'August' 2 2 1 2 0 2 2 2 0 9 September 3 1 1, 2 1 3 1 2 1 10 October 2 0 0' <: 0 1 0 1' 0 1 11 November 1 2 1 0 1 3 2 1 1 12 December 0 0 0' 0 0 1 0 2 1 Totals 15 10 11 11 9 18 23 18 13 8 YTD 3 5 5 6 2 5 14 10 4 8 MAY YEAR-TO-DATE COUNT MAY YEAR-TO-DATE DOLLARS 25,000,000 20,000,000 ------ --------------------------------------------------------------------------------------------------------- 1 5,000,000 ------ -------------------------------------- -------------------------------------------------------- 10,000,000 ------ -------------------------------------- -------------------------------------- 5,000,000 0 ---------------------------------------------------------- ------ 2 221 2022 2023 2024 2025 MAY 19,746,400 8,069,256 17,553,000 5,450,000 13,919,000 TOTAL NEW CONSTRUCTION DOLLARS FOR EACH YEAR 60,000,000 45,000,000 ------ --------------------------------------------------------------------------------------------------------- 30,000,000 -------------------------------------------- -------------- ------------------------------- 1 5,000,000 -------------------- ----------------------------------------- a------- 2021 2022 2023 2024 2025 TOTAL 56,068,466 25,134,256 32,518,744 42,928,244 13,919,0 00 Certificate of Occupancy Monthly List NAME ADDRESS DATE COMPLETE Casa Del Mar 8360 E 86 St N, Building #4 5/8/2025 Yes Rejoice Church (remodel) 13413 E 106 St N 5/16/2025 Yes Studio Nine One Eight 7301 N Owasso Exp, #A120 5/19/2025 Yes Cypress Crossing Apartments 10015 N Owasso Exp, Clubhouse 5/19/2025 Yes Momentum Learning Center 8787 N Owasso Exp, #E 5/22/2025 Yes Cypress Crossing Apartments 10015 N Owasso Exp, Building 5 5/22/2025 Yes Cypress Crossing Apartments 10015 N Owasso Exp, Building 8 5/23/2025 Yes Cypress Crossing Apartments 10015 N Owasso Exp, Building 6 5/28/2025 Yes Cypress Crossing Apartments 10015 N Owasso Exp, Building 7 5/29/2025 Yes Worth Audiology 11300 North Garnett Road 5/30/2025 Yes Boot Barn 9002 N 121 E Ave, #600 5/30/2025 Yes APRIL 2025 Blade & Beard Co. 7301 N Owasso Exp, #E100 4/1/2025 Yes GDB Athletics 7301 N Owasso Exp, #B135 4/3/2025 Yes Smoke Depot 9220 N Garnett Rd, #E & #F 4/18/2025 Yes Dream Ready Construction 7301 N Owasso Exp, #B110 4/18/2025 Yes Moyer Electric 7301 N Owasso Exp, #A105 4/23/2025 Yes Owasso Pawn 8291 N Owasso Exp 4/28/2025 Yes MARCH 2O25 Casa Del Mar 8360 E 86 St N, Building #10 3/4/2025 Yes Nirvana Salon & Day Spa 8422 N 123 E Ave 3/5/2025 Yes Same Day Auto 10604 N 137 E Ave 3/12/2025 Yes Casa Del Mar 8360 E 86 St N, Building #9 3/13/2025 Yes SAHO Animal Pet Resort 317 W 2 Ave 3/24/2025 Yes FEBRUARY 2025 Dollar Tree 13133 E 116 St N 2/3/2025 Yes Casa Del Mar 8360 E 86 St N, Building #8 2/3/2025 Yes Roy's Chicken 10709 E 86 St N 2/6/2025 Yes Grace Naturale 8418 N 123 E Ave, #A 2/11/2025 Yes Wing Stop 12916 E 86 St N 2/20/2025 Yes Ryan Roofing 7770 N Owasso Exp, #125 2/17/2025 Yes Fieldhouse Apparel 117 S Main St 2/20/2025 Yes JANUARY 2025 Casa Del Mar 8360 E 86 St N, Building #6 1/7/2025 Yes Casa Del Mar 8360 E 86 St N, Building #7 1/7/2025 Yes Discount Tire (remodel) 13503 E 116 St N 1/15/2025 Yes Pathway Health & Beauty 7301 N Owasso Exp, #M115 1/16/2025 Yes Trinity Presbyterian Church 7660 N Memorial Dr 1/24/2025 Yes OPS Track Renovation 12901 E 86 St N 1 /29/2025 Yes OPS Enrollment & IT Center (remodel) 1309 N Main St 12/5/2024 Yes First Church Owasso (expansion) 10100 North Garnett Road 12/9/2024 Yes CDR Maguire 7301 North Owasso Expressway, #H115 12/9/2024 Yes Cookies N Moore 9025 N 121 E Ave, #100 12/12/2024 Yes Casa Del Mar 8360 E 86 St N, Building #5 12/12/2024 Yes McDonald's 9621 N Garnett Rd 12/18/2024 Yes Dental Depot 8722 N Garnett Rd 12/18/2024 Yes Ci,/y of Owa,,,w ' 2.00 S. Mai —St Owayyo; OK 74055 Certificate of Occupancy Monthly List NAME ADDRESS DATE COMPLETE ill RI9=1►yi14=1z&-leyk! Tranquil Therapy Studio 11330 N Garnett Rd, #F 11/1/2024 Yes Tyner Homes 101 N Atlanta St, #A & #B 11/1/2024 Yes Tyner Homes 115 W 1 St, #A & #B 11/1/2024 Yes G-Force Parking Lot Striping 7301 N Owasso Exp, #H105 11/8/2024 Yes Waldo's Chicken & Beer 9140 N 121 E Ave 11 /21 /2021 Yes 5 Guys Burgers 9441 N Garnett Rd, #100 11/27/2024 Yes Smoothie King 9441 N Garnett Rd, #300 11/27/2024 Yes OCTOBER 2024 Owasso Motors 7301 N Owasso Exp, #M105 10/3/2024 Yes Casa Del Mar 8360 E 86 St N, Building #3 10/4/2024 Yes Goldenrite Roofing & Construction 7301 N Owasso Exp, #A125 10/8/2024 Yes Tulsa Accident Care Center 314 E 5 Ave, #101 10/9/2024 Yes Lucky Tea Boba 8509 N 129 E Ave 10/10/2024 Yes MDVIP 13720 E. 86 St N, #140 10/14/2024 Yes Infinity Holdings 105 W 3 Ave 10/15/2024 Yes Elan Venue 314 E 5 Ave, #210 10/16/2024 Yes Alario Chiropractic 314 E 5 Ave, #206 10/21/2024 Yes Okie Pet Rescue 11215 N Garnett Rd, #G 10/22/2024 Yes SEPTEMBER 2024 Screaming Earth Records 12336 E 86 St N 9/5/2024 Yes The D Taylor 7301 N Owasso Exp, #M100 9/12/2024 Yes Casa Del Mar 8360 E 86 St N, Clubhouse 9/16/2024 Yes Casa Del Mar 8360 E 86 St N, Building #2 9/17/2024 Yes Fire Station #1 (remodel) 8901 N Garnett Rd 9/17/2024 Yes N. Garnett Rd./Blk 9 Shell Building 9441 N Garnett Rd, #100, #200, #300 9/18/2024 Yes Elevated Med Wellness 314 E 5 Ave, #205 9/25/2024 Yes German Corner Bottle Shop 11213 N Garnett Rd, #B 9/27/2024 Yes AUGUST 2024 Nail Rituals 7301 N Owasso Exp, Building H, Unit 100 8/1/2024 Yes Owasso Pediatric Dental 9455 N Owasso Exp, #H 8/8/2024 Yes Tyner Lofts on 2nd 112 W 2 St 8/26/2024 Yes Take 5 Oil Change 9411 N 129 E Ave 8/28/2024 Yes The Social Hair Salon 9540 N Garnett Rd, #103 8/28/2024 Yes Casa Del Mar 8360 E 86 St N, Building #1 8/29/2024 Yes JULY 2024 Rally House Owasso 9002 N 121 E Ave, #500 7/1 /2024 Yes Vintage Barber Co. 421 E 2 Ave 7/2/2024 Yes Parker Village 10703 N Garnett Rd, Building D 7/11/2024 Yes Parker Village 10703 N Garnett Rd, Building F 7/11/2024 Yes Parker Village 10703 N Garnett Rd, Building H 7/11/2024 Yes Parker Village 10703 N Garnett Rd, Building P 7/11/2024 Yes Parker Village 10703 N Garnett Rd, Building R 7/11/2024 Yes Parker Village 10703 N Garnett Rd, Building S 7/11/2024 Yes Advanced Orthopedics of Oklahoma 314 E 5 Ave, #103 7/22/2024 Yes JUNE 2024 Kritter's Play Place 314 E 5 Ave, #209 6/12/2024 Yes Ci,/y of Owa,,,w ' 2.00 S. Mlai—St Owayyo; OK 74055 PERMITS APPLIED FOR IN MAY 2025 ADDRESS BUILDER ADD/ZONE VALUE A.S.F. PERMIT# 7301 N Owasso Exp, #E110 Du -It All Remodeling 169BP/IL $ 16,000 1,950 25-0501-C 125-0503-C 11550 N 129 E Ave C & C Potter CHA/CS $ 215,000 6,000 25-0502-C 507 E 19 St Caliber Const. Mang. AH3rd/CG $ 1,400,000 6,819 11290 N 135 E Ave DC Bass Const. GGCII/CS $ 4,521,000 20,869 25-0504-C 12700 E 76 St N Central Plains Concrete BCH/RS1 $ 200,000 2,100 25-0505-C 9281 N Garnett Rd RECO Construction SFV7-11/CG $ 2,900,000 20,000 25-0506-C 10621 N 120 E Ave Capital Homes PV/RS3 $ 168,525 2,247 25-0507-X 11510 E 94 PI N Capital Homes S@SF/RS3 $ 168,525 2,247 25-0508-X 15923 E 75 PI N D.R. Horton -BA SC/RS3 $ 203,325 2,711 25-0509-X 12501 N 134 E Ave Simmons Homes MPIII/RS3 $ 166,125 2,215 25-0510-X 9405 N 116 E Ave Capital Homes S@SF/RS3 $ 168,525 2,247 25-0511-X 12411 N 133 E Ave Simmons Homes MPIII/RS3 $ 113,025 1,507 25-0512-X 11410 E 93 PI N Capital Homes S@SF/RS3 $ 139,125 1,855 25-0513-X 1404 N Cedar St Homeowner AH/RD $ 54,600 840 25-0514-X 7514 N 154 E Ave D.R. Horton -BA HL/RS3 $ 179,775 2,397 25-0515-X 7518 N 154 E Ave D.R. Horton -BA HL/RS3 $ 187,575 2,501 25-0516-X 7516 N 154 E Ave D.R. Horton -BA HL/RS3 $ 200,400 2,672 25-0517-X 15803 E 75 PI N D.R. Horton -BA SC/RS3 $ 212,325 2,831 25-0518-X 11815 E 86 St N Claude Neon Federal CPIV/CS $ 25,000 294 25-0519-S 12510 N 134 E Ave Icapital Homes MPIII/RS3 $ 174,525 2,327 25-0520-X 10601 N 120 E Ave Icapital Homes PV/RS3 $ 268,650 3,542 25-0521-X 13 Single Family $ 2,350,425 31,299 SgFt 1 Accessory $ 54,600 840 SgFt 4 New Commercial $ 9,036,000 53,688 SgFt 2 Commercial Remodel $ 216,000 4,050 SgFt 1 Signs $ 25,000 294 SgFt 21 Total Building Permits $ 11,682,025 90,171 SgFt Cvty of Owal, fl 200 S. Mai.w St Owa,,, -, OK 74055 OWASSO TECHNICAL ADVISORY COMMITTEE Wednesday, May 21, 2025 Virtual Meeting via Zoom PRESENT Community Development (CD) Public Works (PW) Planning Commissioner Representative Economic Developer Verdigris Valley Electric Cooperative (VVEC) ABSENT/SUBMITTED COMMENTS Washington County Rural Water District#3 (RWD#3) Rogers County Rural Water District #3 (RC-RWD#3) Cox Communications Oklahoma Natural Gas (ONG) Grand River Dam Authority (GRDA) United States Postal Service (USPS) Oklahoma Corporation Commission (OCC) Public Service Co. of OK. (AEP/PSO) City Attorney AT&T Fire Department Police Department 1. OPUD 25-02 - Owasso Trails - Community Development (CD), Planning Commissioner Rep. & Public Works: PUD Document: ■ All Pages - Replace all "PUD-X" with "OPUD 25-02" ■ Title Page - Add developer's mailing address ■ Provide conceptual elevations or describe fapade materials in PUD text ■ Show and reference 2 additional required amenities in the northwest area on the Conceptual Plan and in the PUD document due to proposed density ■ Amenity area lighting required per Ch. 20 of the Owasso Zoning Code; reference in PUD text ■ Page 1 Additions/Language: • Total improved area and open space acreage • Total dwelling units (150 DU at 4.0 DU/Ac) • Required sidewalk along North Memorial Drive • Fencing required along the perimeters; include fence ownership and maintenance responsibilities • Public trail easement dedication in Reserve Areas B & C • Compliance with 2035 GrOwasso Land Use Master Plan (residential use) • Justification for reduced lot size/width (preservation of the existing natural areas and creek) • Compatibility with surrounding development (per Owasso Zoning Code Section 9.6.1.e) • Anticipated development schedule ■ Conceptual Development Plan: • Show required sidewalk along North Memorial Drive • Add north arrow and scale bar ■ PUD Matrix Page: • Add entrance signage standards (monument -style, max 6') • Confirm Compliance with Ch.19 of the Owasso Zoning Code; screening fences required along north, east, and west sides • Increase minimum lot size to 4,800 sq ft (based on 120' x 40' typical lot) • Add maximum building height/story limit Proposed Zoning Map - Note base zoning as RS-2 USPS: ■ Refer to attachments 2. Preliminary Plat - Owasso Trails - Community Development (CD), Planning Commissioner Rep. & Public Works: Plat Face: ■ Title Block- Replace "OPUD-XXX" with "OPUD 25-02" Label right-of-way (ROW) widths to be dedicated along North Memorial Drive and internal streets Correct street names as provided by the Addressing Coordinator Label Limits of Access and Limits of No Access along North Memorial Drive TAC Meeting Notes - May 21, 2025 Page I 1 ■ Add 5' fence easement along all outer boundaries ■ Add 2' topographic contour lines ■ Show blueline stream centerline ■ Add 15' utility easement between every 5 lots for rear access (may span lot lines) ■ Label lot areas or include in a table ■ Note traffic calming is required at the north and south ends of East 79t" Place (3-way stops permissible) DoD Pages: ■ Title Block- Replace "OPUD-XXX" with "OPUD 25-02" ■ Pre -Section I - Change owner name from "Tulsa L Dev., LLC" to "Calara Land (OK), LLC" ■ Section I.H - Add "and adjacent to North Memorial Drive" at end of final sentence ■ Section 1.1.4 - Remove bullet points listing minimum standards and revise ending to: "...in accordance with City of Owasso standards." ■ Section 11.13 - Add a trail easement dedication in Reserve Areas B & C; suggested language options provided below: Dedicate a blanket easement that allows the city to construct a trail in the future; the city would only be responsible for maintaining improvements it installs (not including any trial constructed by the developer) C. RESERVE A & C ARE HEREBY DEDICATED AS A TRAIL EASEMENT FOR THE PURPOSE OF CONSTRUCTING A PUBLIC TRAIL PER THE REGIONAL BICYCLEWEDESTRIAN MASTER PLAN. Designate a specific path for the trail to be constructed by the developer, with the intention of deeding the trail to the city in the future for ongoing repair and maintenance responsibilities 1.7.1 Resem "O" shall :)o used for a pedestrian (including bicycles but prohibiting motorized vehicles) trail system to be maintained and repaired by the Homeowners' Aswciation far the benefit of the owners of the residential lots within "The Cottages at Mingo Dossing". Provided, that, at such time as the City at Owasso, by City Council Ordinance or Resolution, to be recorded in ft land reocrds, accepts this trail system into its maintenance and repair program. the trail system may tie used for by the public. Al such time as the City of Owasso adopts Reserve "113" Into its maintenance and repair programs by way of City Ordinance or Resolution, all costs and expenses associated with Res@" "D' shall be the responsibility of the Cry of Owasso. The OwnefMeveloper makes no warranty or representation as rc the likelihood or timing of such City ordinance or resolution. ■ Section II.B.2 - Change "City of Bixby" to "City of Owasso" ■ Section III - Revise for pending OPUD 25-02 approval by City Council ■ Section IV - Clarify enforceability (City only enforces ordinances) ■ Section IV.K - Align with Section 18.3.5 of the Owasso Zoning Code ■ Section VLC - Remove Planning Commission approval for minor PUD amendments ■ Ensure signature blocks match owner information ■ Add standard landscaping language from plat application checklist: • "All trees shall be planted at least five feet (5') away from all underground utilities." • "No alteration to approved landscape plans shall be permitted without approval from the Community Development Department." • "Following the completion of the planting of all landscape material, the property owner or Homeowners' Association shall be responsible for long-term health, care, and maintenance of all plant material on site. Dead and diseased plant material shall be replaced as per the approved landscape plan." Miscellaneous: ■ Clarify that frontage/width reflects property line measurements, not the 25' building setback ■ Submit conceptual landscape plan with final plat (street trees, entryways, and fence easements) ■ Recommend locating oil/gas wells per Oklahoma Corporation Commission letter prior to construction ■ Consider deeding railroad right of way to railroad in the future ■ Payback fees due before filing final plat - Total $24,861.42 • Ranch Creek Interceptor Sewer Payback Area ($610.33 * 37.65 acres) = $22,978.92 • Storm Siren Fee ($50 * 37.65 acres) = $1,882.50 Public Works: ■ Denote Reserve D as a general utility easement on plat and in DoD section ■ Show existing sanitary sewer easements; include document number or book/page TAC Meeting Notes - May 21, 2025 Page 1 2 ■ Show adjacent curb -cut for East 80t" Street (across North Memorial Drive) on plat face ■ Show cross culvert locations crossing North Memorial Drive on plat face ■ Outline City -regulatory floodplain boundaries adjacent to creek on plat face ■ Asterisk floodplain-adjacent lots; elevation certificates required for these lots LISPS: ■ See attachments RWD#3: ■ Within RWD#3 service area ■ 20' easement required (not 15') for water lines ■ DoD Letter C, Paragraph 2 - Correct grading reference to "3 inches" (not 3 feet) ■ Entrance reserve is required if irrigation water meters are desired ■ Easements through Reserves required for water lines ■ RWD has not received waterline plans as of 5/16/2025 - reserve the right to comment after engineering review ■ Water lines must not be within ROW ■ Full district compliance required once service is requested 3. Site Plan - AAMCO - Community Development (CD), Planning Commissioner Rep. & Public Works: Site Plan: ■ Add `Cypress Crossing Apartments' plat to property location map (located in SW/4) ■ Correct `PUD 21-02' to `PUD-18' ■ Add `SUP 25-01' and zoning designations ■ Revise Key Note E: `Concrete Sidewalk installed by developer/owner' ■ Add escrow note for sidewalk along East 106t" Street (within ODOT ROW) ■ Label adjacent land uses ■ Label setback of building from all property lines ■ Label height of proposed pole sign; signage requires a separate permit Landscape Plan: ■ Short 4 ornamental trees in building yard per Section 19.6 of the Owasso Zoning Code ■ Replace 3 street trees on the west side with evergreen species, per approved SUP 25-01 Site and Landscape Plan: ■ Depict sight triangle per Section 1 1.5.10 of the Owasso Zoning Code, example below: St-t �70'� -- �25 � T T � L Miscellaneous: ■ Provide architectural elevation detail and material list for dumpster enclosure ■ Sidewalk escrow $3,510 (1 17'x $30) due prior to approval of site plan package ■ Confirm no light poles on site and whether wall packs provide adequate parking lot lighting RWD#3: ■ Within RWD#3 service area ■ Limited communication to date ■ Engineering review in progress ■ Reserves the right to comment after engineering review ■ Full district compliance required once service is requested TAC Meeting Notes - May 21, 2025 Page 1 3 G UNITEDSTATES I� POSTAL SERVICE Subject: New Developments or Phases of Development — USPS Mail Delivery Service The United States Postal Service is proud to continue its vital role in today's changing mail environment. That role includes responsibility for establishing the method or mode of delivery, the type of mailbox, and location of the mailbox for each street delivery address. Centralized delivery, through the use of Cluster Box Units (CBUs), is our preferred delivery method and box type. These CBU boxes have the advantage of being "package friendly," in that they are designed to accommodate the majority of packages delivered through the U.S. mail. Online ordering of merchandise has dramatically increased package volume. Many residential delivery mailboxes in use today are designed on the basis of specifications implemented nearly a century ago and are too small to accommodate contemporary parcel volume. As a result, packages delivered by our carriers often cannot fit into residential mail receptacles and must be redelivered, retrieved at a post office, or left on adjacent doorsteps. This latter option leaves the packages susceptible to weather damage. Centralized delivery minimizes these risks. The Postal Service is directed by statute to provide reliable and efficient service. Centralized Delivery fulfills our responsibility to safe, efficient delivery for both the customer and the Postal Service as we move into the 21s' Century. Postal Operations Manual (POM) section 631 reflects the guidelines used by local postal managers in determining the mode through which such delivery is to be provided, including type of equipment and location of boxes: 631 Modes of Delivery 631.1 General The Postal Service -approved modes of delivery available for all existing delivery points, including newly established and extensions of delivery points, are in 631.24. Centralized delivery is the preferred mode of delivery for all new residential and commercial developments. Curbside, sidewalk delivery, and door modes are generally not available for new delivery points, with very rare exceptions, as determined by the Postal Service in its sole discretion, on a case -by -case basis. The characteristics of the area to be served and the methods deemed necessary to provide adequate service by the Postal Service are described in greater detail throughout this section. 631.241 General Newly established or extended business or residential customers must request and receive approval of the delivery location and mode of delivery from the local Postmaster or District designees. These deliveries will not receive mail delivery service until the mail receptacles are installed and the units and locations are approved by local postal management. Options and requirements for modes of delivery are directed by the Postal Service. 631.242 Newly Established or Extended Centralized Delivery Points (Preferred Mode) Centralized delivery is the preferred mode for new or extended business or residential delivery points, with very rare exceptions, as determined by the Postal Service in its sole discretion, on a case -by -case basis (see 631.1). The mail receptacle and location of the delivery point(s) are approved by local postal officials in advance of the occupancy of the residence, business, or other site associated with the delivery point. 632 Mail Receptacles 632.1 Customer Obligation 632.11 Responsibilities Appropriate mail receptacles must be provided for the receipt of mail. The type of mail receptacle depends on the mode of delivery in place. Purchase, installation, and maintenance of mail receptacles are the responsibility of the customer. Appropriate locations for installation should be verified with local Postmasters. Please contact the local Postmaster to establish mail service for your project. You will find the Post Office contact and more information regarding growth management in the link below: htti)://about.usi)s.com/what-we-are-doing/current-initiatives/deliverv-qrowth-management/welcome.htm If you cannot reach a delivery mode agreement with the local Postmaster, you may in accordance with Postal Service policy file an appeal with the local District Manager. Appeals should be submitted in writing to the address below. Please consider sending your written request certified mail or with a tracking number. Diane Ingland AR -OK District Manager 4025 W Reno Ave Oklahoma City, OK 73125-9998 If you do not receive a response to your appeal within 30 days or for other questions regarding centralized delivery, please contact your local Postmaster or Shannon Kelly, Manager, Address Management Systems at amy.w.proffitt(d-)usps.gov. U.S. Postal Service National Delivery Planning Standards A Guide for Builders and Developers Handbook PO-632 July 2020 Contents 1 Introduction.................................................... 1 2 Finding Your Growth Manager and USPS Online Resources ............ 3 2-1 Find a Post Office.......................................................... 3 2-2 Find Your Local USPS Growth Manager ........................................ 3 2-2.1 Appeal Process for Builders and Developers ................................. 4 2-3 USPS-Approved Mailbox Equipment ........................................... 4 2-4 Delivery Planning Resources for Builders and Developers ........................... 5 3 General Planning Guidelines for Mailboxes in New Developments ....... 7 3-1 Letter Carrier Access to Deliver U.S. Mail ....................................... 7 3-2 Mailbox Locks and Keys ..................................................... 7 3-3 USPS Master Access Lock ................................................... 8 3-4 Safety Considerations....................................................... 8 3-5 Customer and Carrier Accessibility Considerations ................................ 8 3-5.1 Placement of Outdoor Cluster Boxes ....................................... 8 3-5.2 Construction Accessibility Guidelines ....................................... 9 4 Single -point Residential Deliveries .................................. 11 4-1 Residential Single Family Site Constructed Development ........................... 11 4-2 Residential Mobile or Trailer Home Development ................................. 11 5 Multi -point Residential Deliveries ................................... 13 5-1 Apartment Communities..................................................... 13 5-2 Student Housing and Off -Campus Student Apartment Communities .................. 13 6 Delivery to Business and Industrial Parks ............................ 15 7 Establishment of City Delivery ..................................... 17 8 Inspection and Commencement of Mail Delivery Services .............. 19 8-1 Mail Receptacles and Customer Obligations ..................................... 19 8-2 Centralized Mail Receptacle Installation ......................................... 19 9 Closing......................................................... 21 July 2020 National Delivery Planning Standards - A Guide for Builders and Developers Appendix A — Cluster Box Unit Installation Single Unit ................... 23 Appendix B — Cluster Box Unit Installation Multiple Unit .................. 25 Appendix C — Cluster Box Unit Access Maneuvering Space - Single Unit.... 27 Appendix D —Cluster Box Unit Access Maneuvering Space -Multiple Unit.. 29 Handbook PO-632 1 Introduction The United States Postal Service® is proud to provide every new home and business with excellent, efficient mail delivery service. This guide will assist you in preparing your new development for mail service by planning locations and space for mail equipment early in the development process. The U.S. Postal ServiceTM is responsible for establishing the method or ,'mode" of delivery for all new developments —both residential and commercial. The mode of delivery includes the following: Type of mailbox you will use. Location of the mailbox for each delivery address. Centralized delivery is our preferred method of mail delivery. Centralized delivery equipment improves delivery efficiency and provides space for large mail items, including packages, which is a great benefit for customers. Freestanding, pedestal -style outdoor centralized mailboxes are called cluster box units or CBUs. CBUs are "package friendly" because they are designed to accommodate the majority of packages delivered through the U.S. Mail®. CBUs also include parcel lockers, which provide separate, locked storage for many packages. Other types of centralized mailbox equipment are also available. Builders and developers are responsible for the purchase and installation of mailbox equipment. Property owners are responsible for ongoing maintenance, repairs, and replacement of mailbox equipment. This guide provides information about the types of USPS®-approved mailbox equipment options available commercially and information about other aspects of mail delivery planning that may apply to your specific development. With more than 150 million households and businesses served daily —and another 1 million new delivery points added on average every year —it is imperative that the U.S. Postal Service make its mail delivery network more efficient while still delivering the service our customers expect. We appreciate your assistance in furthering that objective, while at the same time helping provide new customers with convenient mail delivery for their new homes and businesses. We also want to connect you with local USPS delivery planning individuals in your area —referred to as Growth Managers. Postal Service Growth Managers are available to assist you. Prior to submitting your master plan and plat to the local municipality and/or county for approval, you must arrange for a local USPS Growth Manager to review your development plans prior to commencing construction. Thank you for reviewing the Postal Service's mail delivery -planning standards —we look forward to working with you! July 2020 2 FindingYour Growth Manager and g USPS Online Resources 2-1 Find a Post Office The Postal Service lists all local Post OfficesTM on its website at: www.usps.com. To find the Post Office closest to your new development, search using the appropriate ZIP Code TM. A U- USPS.COM Find Locations roeaeea a rekl. Erukr any Erg-bn m M fic'+:+ I.Kal— Types Tr, —, Sta:e. w ZIP Coati Post 0Mt-" arrE Approved Postal PrmW&rs^ - Se hw ErdotaTtxlting Nuftor Q Stir Mavo aWltl011f? FAGS r 2p miki Search R. wares O Search RewRs -asr t—T- E— seeran <a1Ms. 4e a _IP case'- a ch ena eIM< w •e hen Me eaesons neeNy VVUS Postal Service ReaEq.artecs Wasnnpto . DC 2-2 Find Your Local USPS Growth Manager Every area where the U.S. Postal Service provides mail delivery has a Postal Service employee assigned to help developers and builders with planning mail service for new developments. These "new delivery planning" employees are referred to as Growth Managers. To find the Growth Manager that covers your specific development's geographic location, send an email to: Delivery.Growth@USPS.GOV, or contact your Post Office and ask to speak to either the Postmaster or the person assigned to assist developers with planning new mail service. July 2020 3 2-2.1 National Delivery Planning Standards - A Guide for Builders and Developers If you do not receive a reply from your District Growth Manager or Post Office, please email your concern to the above email address and the escalation process within the Postal Service will occur as follows: a. First Level of Inquiry — The District Growth Manager (to respond within 2 weeks). b. Second Level of Inquiry — The Area Growth Manager (to respond within 2 weeks). C. Third Level of Inquiry — The Headquarters Growth Manager (to respond within 30 days). 2-2.1 Appeal Process for Builders and Developers Once the authorized mode of delivery decision has been communicated by the Growth Manager, a builder/developer may appeal an adverse decision as follows: a. First level of appeal is to District Manager who has 30 days to respond to builder/developer. b. Second level of appeal is to Area Manager, Delivery Programs Support (MDPS) who has 30 days to respond to builder/developer. C. Third level of appeal is to Area Vice President who has 30 days to respond to builder/developer. 2-3 USPS-Approved Mailbox Equipment Mailboxes used in new construction projects can be one of the following two types of centralized mailbox equipment: a. Pedestal -mounted USPS-approved CBU. b. Wall -mounted USPS-approved STD-4C mailboxes (4C). ��.A The Postal Service annually publishes a list of USPS-approved mailbox equipment and approved manufacturers in its Postal Bulletin. You can also find the latest list of USPS-approved equipment and approved manufacturers at: http: //about. usps. com/what-we-are-doing/current-initiatives/delivery- growth-management/welcome. h tm 4 Handbook PO-632 Finding Your Growth Manager and USPS Online Resources 2-4 2-4 Delivery Planning Developers Resources for Builders and The most current version of this guide will always be available on the webpage at: http://abouLusps.com/what-we-are-doinq/current-initiatives/ delivery-growth-management/welcome. htm. The following links provide additional resources for builders and developers: a. Find a Post Office: https://tools.usps.com/go/ POLocatorActionlinput. action. b. Centralized Delivery/Residential Applications: http://about.usps.com/ publications/pub265a. pdf. C. Centralized Delivery/Garden Apt Applications: http://about.usps.com/ publications/pub265c. pdf. d. Centralized Delivery/Commercial Applications: http://about.usps.com/ publications/pub265b. pdf. July 2020 5 3 General Planning Guidelines for Mailboxes in New Developments 3-1 Letter Carrier Access to Deliver U.S. Mail Centralized delivery is the Postal Service's preference for new addresses, whether residential or commercial. The customer is responsible for keeping the approach to his or her mailbox and adjacent area clear to facilitate delivery. You may provide curbside delivery only with prior approval from the Postal Service. Place curbside mail receptacles approved by the Postal Service where they protect the mail, can be safely and conveniently serviced by carriers without leaving their vehicles, and can be reasonably and safely accessed by customers. These receptacles must be on the right-hand side of the road in the direction of travel when required by traffic conditions, or when driving on the left-hand side of the road to reach the mail receptacle would violate traffic laws. 3-2 Mailbox Locks and Keys The Postal Service prohibits carriers from accepting keys for locks on private mail receptacles, buildings, or offices, except where an electromechanical door lock system or key keeper box is used. CBUs have secure, locking mailbox, and parcel locker compartments. Whether your new development is commercial or residential, the builder or property owner is responsible for providing lock and key service for cluster box units. The locks/keys for each of the compartments will be provided with the CBU. The Postal Service will furnish the "master access lock" that allows mail to be delivered. See 3-3for more information. Your local USPS Growth Manager will discuss specific requirements and processes appropriate for your new development as part of the overall coordination process related to establishing the mode of delivery for your new development. July 2020 7 3-3 National Delivery Planning Standards - A Guide for Builders and Developers 3-3 USPS Master Access Lock The Postal Service furnishes its own "master access lock" so that carriers have access to deliver the mail. This lock is not available to developers and builders to pre -install. Your local USPS Growth Manager will coordinate installation of the "master lock" as part of the overall coordination process when starting new mail delivery for customers. 3-4 Safety Considerations If curb delivery is approved by the Postal Service, posts and other supports for curbside mailboxes are owned and controlled by the customer. The owner of the property is responsible for ensuring that posts are neat and adequate in strength and size. When installing centralized delivery equipment, such as CBUs or STD-4C (4C) equipment, the mailboxes must be safely located so that customers are not required to travel an unreasonable distance to obtain their mail. Typically, mailbox receptacles are located within 1 block of the residence. When new developments, either residential or commercial, are in the design phase, developers or architects must meet with the USPS Growth Manager to ensure that safe and durable receptacles are properly specified and located in conformance with regulations. The Growth Manager will also meet with the builder at the appropriate time during the construction phase to review the physical mailroom installation and discuss coordination and timing of initiating mail delivery. 3-5 Customer and Carrier Accessibility Considerations Curb delivery may only be provided with prior approval from the Postal Service if the carrier can efficiently, safely, and conveniently service the mailbox from the carrier's vehicle and if the customer can safely and easily access the mailbox. Apartment house delivery requires that mailboxes be located reasonably close to the entrance in vestibules, halls, or lobbies. The carrier must also be able to service the boxes without interference from swinging or open doors. Consult with your local USPS Growth Manager early in the design process to ensure you select an appropriate location for the apartment building mailroom. 3-5.1 Placement of Outdoor Cluster Boxes The local USPS Growth Manager or designee must approve the CBU mailbox sites and type of equipment. Cluster boxes must be safely located so that customers are not required to travel an unreasonable distance to obtain their mail and so there is sufficient access to mailbox locations with 8 Handbook PO-632 General Planning Guidelines for Mailboxes in New Developments 3-5.2 adequate space for carriers to deliver and customers to retrieve the mail. Typically, a mailbox receptacle will be located within 1 block of the residence. 3-5.2 Construction Accessibility Guidelines Accessibility requirements and regulations, including those required to accommodate customers with disabilities, may vary by type of facility and governing jurisdiction. Always consult local building officials and codes for applicable accessibility requirements that apply to your specific development and mailbox project. July 2020 9 4 Single -point Residential Deliveries New mail delivery planning for single-family residential developments typically falls into the following two primary categories: a. Site -constructed single family homes. b. Mobile or trailer homes. 4-1 Residential Single Family Site Constructed Development During the design and planning phase (i.e., before plans and site plats are finalized with the appropriate planning/zoning authorities), developers and builders must notify the U.S. Postal Service of the planned development so that the Postal Service can determine the appropriate mode of delivery while considering input from the parties involved with the development. Developers and builders must plan to install centralized mail delivery receptacles in new residential communities, which include secure parcel lockers. New homes built or established within a block of existing homes can only receive the same type of mail delivery service as the older, existing homes after the Postal Service has completed an operational efficiency analysis. When new delivery replaces more than 1 block, delivery methods must comply with mode of delivery options for establishment and extension of delivery service, which is typically centralized mail service. Your local USPS Growth Manager will work closely with you to determine the best approach to providing mail delivery service to customers in your new residential development. It is important that you contact the Growth Manager in your area as early as possible in your planning process. 4-2 Residential Mobile or Trailer Home Development The delivery options for mobile or trailer home developments depend on whether the development is permanent or transient as determined by the Postal Service. July 2020 11 4-2 National Delivery Planning Standards - A Guide for Builders and Developers Permanent Developments —Permanent developments consist of managed mobile home parks or residential mobile home subdivisions with the following characteristics: a. The lots are permanently assigned. b. The streets are maintained for public use. C. The conditions resemble those of a residential subdivision. For permanent developments, the delivery options are either central, curbside, or sidewalk delivery. Postal Service will determine and specify the type of mail delivery for any permanent mobile/trailer home development. The general practice of the Postal Service is to specify centralized delivery. Transient Developments —Transient developments are mobile home, trailer, and recreational vehicle parks where the lots are temporarily occupied or rented and considered transient, short-term, or seasonal. For transient developments, the only option is delivery to a single point or receptacle designated by park management and approved by local Postal Service management. The single delivery point defined will be for the receipt of all mail from USPS; employees of the park will complete the subsequent distribution of mail and forwarding. Whether your new mobile home development is permanent or transient, contact your local Growth Manager early in the process so that we can work with you in laying out the space plan for mail delivery for the residents of your new community. 12 Handbook PO-632 rJ Multi -point Residential Deliveries 5-1 Apartment Communities The following are important U.S. Postal Service guidelines for determining the location and composition of mail receptacles for apartment communities: a. All new or remodeled apartment houses must install USPS-approved 4C centralized mailbox equipment. There must be at least 1 parcel locker for every 5 mailbox compartments. The Postal Service requires no maximum number of parcel lockers to be installed —only the 1:5 parcel locker/mailbox minimum. b. Locate mail receptacles and parcel lockers in apartment buildings reasonably close to the entrance in vestibules, hall, or lobbies. The carrier must also be able to serve the boxes without interference from swinging or open doors. C. Exterior centralized mailboxes may also be an option. The Postal Service may authorize the installation of standard, approved apartment receptacles (4C or CBU) in exterior walls of buildings provided they are not installed directly on the street or a public sidewalk. Provide a canopy for outdoor mailbox installations. The canopy design and location must provide maximum protection from the weather, including driving rain, and provide adequate nighttime lighting. 5-2 Student Housing and Off -Campus Student Apartment Communities Mail delivery protocols to student housing vary depending on the characteristics of the student housing community being served. Below are general guidelines for establishing new mail service. Mail is delivered to dormitory buildings and residence halls when addressed to a specific building. Mail is delivered in bulk to a designated representative of the school or property in the building. The representative is responsible for further distribution to students/residents. The Postal Service will determine the proper mode of delivery to be established and may require that designees from the student housing property be identified to accept mail for each location prior to initiating delivery. The Postal Service defines a dormitory building or residence hall as a building that consists of single or multi -room units that may share or have July 2020 13 5-2 National Delivery Planning Standards - A Guide for Builders and Developers access to centrally located kitchens, bathrooms, showers, or social or common areas. Whether located on or off campus, and regardless of private ownership, such buildings are nevertheless dormitories and either the school or building owner is responsible for the final delivery of student mail. Post Office personnel do not distribute mail into apartment -type mailboxes for dormitories or residence halls. As always, it is important to contact your local USPS Growth Manager early in the planning process to ensure understanding and requirements related to providing mail delivery for your new student housing development. 14 Handbook PO-632 6 Delivery to Business and Industrial Parks The following paragraphs provide important U.S. Postal Service guidelines for determining the location, type of mailbox receptacles, and other requirements related to initiating new mail delivery for business and industrial parks. The type and design of buildings included in the business and industrial park will govern the mode of delivery that is implemented. As with all new mail delivery planning, the location of the USPS-approved delivery equipment is subject to Postal Service approval. Deliverymodeoptions for business parks are door, centralized, curbside, or sidewalk delivery. Door delivery will generally not be available for new delivery points. The primary options are as follows: a. Centralized Delivery. Centralized delivery service applies to all business office buildings, office complexes, and industrial and professional parks. If the U.S. Postal Service is delivering directly to the mailboxes, the type of equipment allowed for newly constructed buildings must either be USPS-approved CPUs or STD-4C (4C) wall - mounted receptacles. b. Single -Point Delivery. Single -point delivery is generally not available to new business park developments unless it is in the form of a bulk mail drop. July 2020 15 7 Establishment of City Delivery To establish city delivery service, consider a combination of mail delivery methods to provide regular and effective service to all residential and business sections of a community. Consider the establishment of city delivery service when the following requirements are met: a. Within the area to be served, there is a population of 2,500 or more or 750 possible deliveries. b. At least 10 percent of the building lots in the area to be served are improved with houses or places of business. Where a house or building and its yard or ground cover more than one lot, all lots so covered are considered improved. The streets are paved or otherwise improved to permit the travel of Postal Service vehicles at all times, without damage or delay. C. Streets are named and house numbers are assigned by the municipal authorities in accordance with Management Instruction DM-940-89-3, Addressing Conventions. d. Street signs are in place and house numbers are displayed. e. Rights -of -way, turnouts, and areas next to the roads and streets are sufficiently improved so that the installation, servicing, and accessing of mailboxes are not hazardous to the public or Postal Service employees. f. Satisfactory walkways exist for the carrier where required. Note: During a new residential or commercial development's design and planning phase (i.e., before the developers and builders finalize plans and site plats with the appropriate planning/zoning authorities), developers and builders must notify the Postal Service so that the Postal Service can determine the appropriate mode of delivery while considering input from these parties. Developers and builders should plan for centralized mail delivery installations for residential communities or business developments. It is important to contact your local USPS Growth Manager while you are still in the design process so that we can collaborate with you to prepare the most efficient, effective plan to provide mail delivery for the customers who will live or work in your new development. July 2020 17 8 Inspection and Commencement of Mail Delivery Services 8-1 Mail Receptacles and Customer Obligations Appropriate mail receptacles must be provided for the receipt of mail. The type of mail receptacle depends on the mode of delivery in place. Purchase, installation, maintenance, repair, and replacement of mail receptacles are the responsibility of the customer. Verify with the local Postmaster or Growth Manager, the appropriate locations for installation. The following apply: a. In locations where the Postal Service has determined that centralized delivery is appropriate, customers must install mail receptacles that comply with the USPS STD- 4C wall -mounted mail receptacles or USPSB1118, Postal Service specification, CBUs, to include secured parcel lockers. b. If curbline delivery is authorized, customers must erect curb -mounted receptacles that comply with USPS-STD-7C. C. If sidewalk delivery is authorized, customers must erect sidewalk - mounted receptacles that comply with USPS-STD-7C. The Postal Service annually publishes a list of USPS-approved mailbox equipment and approved manufacturers in its Postal Bulletin. You can find the latest list of USPS-approved equipment and approved manufacturers at: http: //about. usps. com/what-we-are-doing/current-initiatives/delivery- growth-management/welcome. htm 8-2 Centralized Mail Receptacle Installation You must consider many variables when installing centralized mailbox equipment. In addition to providing accessible locations, you must conduct proper foundation preparation and follow specific mounting procedures, to name a few requirements. Appendices A through D of this guide provide sample diagrams of various CBU installations to help you understand space requirements, placement, etc. July 2020 19 8-2 National Delivery Planning Standards - A Guide for Builders and Developers Note: It is critical that you refer to the installation manuals furnished by each of the manufacturers for the specific USPS-approved centralized mailbox equipment purchased commercially. For assistance with siting your outdoor centralized mail equipment, contact your local USPS Growth Manager so that the Postal Service can advise about the proper locations as you finalize plans for your new development. 20 Handbook PO-632 9 Closing Thank you for taking time to review this guide for planning mail delivery for new development. We periodically update this guide —so be sure to check online for the latest version on the ABOUT.USPS.COM website at: http: //about. usps. com/what-we-are-doing/current-initiatives/delivery- growth-management/welcome. htm . Reminder: You can find the Growth Manager who covers your specific development geography by sending an email to: Delivery. Growth@USPS. GOV. Or, you can contact your Post Office and ask to speak to the Postmaster or person assigned to assist developers with planning new mail service. July 2020 21 Appendix A Cluster Box Unit Installation Single Unit CSU PEDESTAL 5.5X .500 MN. 4X 4.00 MIN. 3m I 8.00 MIN. _':r..:?•'. ?..:•a_s: Jai 1. CONCREIE SKALL KAVE A COMPRESSNE STREhrVM OF 3.000 PSI O ENI 28 DAYS. CONTAIN 4X MIN. — 6X MAX. AIR RANMENT AND BE PLACED WITH A 3.50-4.50 SLUMP IN ACCOROANCE WITH ACI 301 a. HILTI KW1K BOLT (www.us.hlftLc0m) 11-1/2' DIAMETER x 5-1/2- OVERALL LENGTH GALVANZED. CATALOG J: 000-453-696 KB 11 12-512. STAINLESS STFi1: CATALOG #: 000-454-744 ENSURE THAT THE MIN. EMBEDMENT IN CONCRETE IS AT LEAST 3-1/2-. BROOM FINISH CHAMFER EDGES IN LANDSCAPE AREAS , TOOL. EDGES FLUSH 'AIM ADJOINING SURFACES IN PAVED AREAS. SLOPE SURFACE .25 INCH PER FOOT ON ALL SIDES FOR DRAINAGE PAD ((WITH METALPEDESTAL ONLY) MATCH EXISTING GRADE IN PAVED AREAS SLOPE SURFACE .25 INCH PER FOOT ON ALL SIDES FOR DRAINAGE 4 RODS ON 14.00 CENTERS WAUUM. EA. WAY OPTIONAL COMPACT ^= GRAVEL OR CRUSHED :�r.•• STONE CW WHERE SOLID K OCCURS). rMAX. FROST CEPTH FIRM UNCISTUREED SOIL OR WELL COMPAC"= SOIL b. IIW RAMSE7 REDHEAD TRUBOI.T (ww■.ramsat—redhe0d.c0m) GALVANIZED, 1/2' DIAMETER x 7 OVERALL LENCTH: CATALOG NUMBER: WS-127OG ENSURE THAT THE LIN. EMBEDMENT IN CONCRETE IS AT LEAST 4-1/8'. C. RAWL STUD (www.rad.ccm) GALVANIZED. 1/2' DIAMETER x 5—I/2' OVERALL LENGTH: CATAI NUIBER: 7724 ENSURE THAT THE TAN. EMBEDMENT IN CONCRETE IS AT LEAST 4'. R BOX UNIT (CBU) INSTALLAl10N - UNIT G1 -2- USPS SOL Issued Lost Revised: 11 July 2020 23 Appendix B Cluster Box Unit Installation Multiple Unit NOTES TO A/E 1 KX`"• I 4julfh. 1 I I � f I I I I IL )^ I I I I B KOM FI M f � t � —1 n. s.sx • 50 ANCHOR I I I D1PursgFA Bolts. I I I I DSCCIN � I I LANDSCAPE AREAS IDCI t I I FLUSH -rM �IKG SURFACES IN L J PAvEO AFf.AS �C8U CUMNE SLCFE AJRfACE .s NCH FFR FOOT ON ALL SICES FCR DRAINAGE. Q BLML RUff" PAD CBU PEOESIAL (Zm METAL PECWAL 0407 MATCH D11SDN0 GWE IN NH. S.SY .50• MN. PAYED APEAS SLCF£ SURFACE .25 INCH FER MT CX 00 NN. — - Pv ALL SIDES MR DRAIW4M I 4 ALL 14.00 Ct NVIMDM. ( EA. %AY . •. ' ;'1 0•'•:'•r' - OPTIONAL COMPACT •X:•:7". GRUEL OR CRUSFfO .1`=.•.�`-':•c•;�`•'.• .fr.� ;`� STCNE (MAT MERE L{x 400' k SCUO ROCK OCCURS). 6.CO IAII. •;;y:v; %_ •+y ..:`i 8 J, r WAX FROST DEM MIA L04MIREV COMPACTED Sal lam 1. COSCRETE WALL tWE A C04PaESSAE STRE%GTII Cf 3.000 PSI O 25 GAYS, CONTALN 4X NN. - 6X MAY. AR ENTR.INIAENT MD BE PLACED O TH A 150 - 4.50 SLAAAP IN A,000R:MCE •1M ACI 501 a. HLTI KMIK BUILT (.v..a2.hI1ICCm) 11-1/2- RAMETER . 5-1/2" a tnALL 1.04 1 GAL'AANim. CATALOG k 000-457-6% I(B 112-512. SV 4LESS STE E : CATALOG }: W7-454-744 ENSUE£ MY THE UK CWBEI:MDR IN CONCRETE IS Ar LEur s-1/Y. b. Ira RAMSEr A DNFAD 1RIBOLT (irrroReet�sdbeof.Aan) GADAN2ED. 1/2' gAMM . T' O'.EP�LL LfNG1H: CATHIJG NUME&. MS-1270G MUM TMT THE UK EVBD.WDR IN CONCRETE IS AT LEAST 4-1/6. C. RA11L Sr�O (w..m.lccm) GAI AN2ED. 1/2' [IAMETFR . 5-1/2. O.FAAIL LING.1H: CATALOG NUME&: 7724 1k%W TVAT THE MA EMBCMDIF IN COKCRETE IS Ar LEAST AS THEY ARE ARMACEO N GROUPS SUCH IMT THE OMOLL CIME"O% Cf IRE CONVRM WE DOES NOT EXCEED 16 FEET. Mail: CLUSTER BOX UNfT (CBU) INSTALLATION - FCC' Cn. Isect. POro. 00rai) L PLE U G1 -2-0 e1 CAD Pe: A�,..�ru jUw8/lb a+ T/"9iB�Qf'2 w Sce"c: 1 / 11r - T-0' - US.PS SDL (s wd: 10 112016 Losl Revised: 10122712076 July 2020 25 Appendix C Cluster Box Unit Access Maneuvering Space - Single Unit NOTES TO A/E-- 1. IF THE ACCESSIBLE ROUTE FROM THE CBU(s) CONNECTS WITH A STREET OR OTHER PAVED SURFACE AT A VERTICAL CURB, A CURB RAMP SHOULD BE INSTALLED IN ACCORDANCE WITH RE-4 REQUIREMENTS. CLEAR REQU►RE0 NOTE: TURNMG SPACE MAY EE ON PUBLIC WALKWAY IF THE WALI(W'AY T-SHADED CONFORMS TO THE SLOPE TUP4INO SPACE REQUIREMENTS (MAXIMUM 2% SLOPE). PTIONAL t - - t = _ _ _ _ _ _ _ _ _ _ -1 I I II CCNN ECTOR- I/1NIMUN 4' WIDE r--- ---'J II 1 lD JCINT j------ I 'X6' THICKENED SLAB I I j l EOCE (7YP.) I I -F II HAVFER EDGES IN I I tOYERIFY II LANDSCAPE AREAS. CEU I I I I TOOL EDGES RUSH II WITH ADJOINING I I I SURFACES 14 PmED I I I I I AREAS. I I LOPE SURFACES MINIMUM I I II 1% FOR DRAINACF_ I I I II LWJOVUM SCOPE SHALL NOT L----J I II EXCEED 2% I I I I -- $A'NN CCMRCL JOINT I L-------- --+I cBu ourur,E I I I I NOTES: CBU SINC4.E INSTALLATION.—i i 1. CONCRETE SMALL HNVE A COMPRESSIVE STRENGTH OF SEE DETAIL GI-2--Oe 3.030 PSI © 28 DAYS . CONTAIN 4% MIN.— 6% MAX. RUNNING MAXI S.OX X RUNNING I AIR E` 7MNVENI AND BE PLACED WITH A 3.50-4.50 SLOE£ MAX I SLUMP IN ACCORCANCE WITH CROSS SLOE I I y o ACI 301. I 2. ACCESSIBILITY PAD TO BE I LEVEL WITH CBU FOUNDATION I 3. CONVECT ACCESSIBILITY PAD I I TO EXISTING PAVED I I PECESTRM SJRFACE ,DINT Wrm I I 1 I (PREFERRED) OR PUELIC STREET. PRE -MOLDED FILLER I� I 4. REIIORCE ALL SLABS 'A'ITH I I 6X6 W1.4 X W1.4 WWF 5. PROADE LIGHT BRODY FINISH Paved Pedestrian Surface Of available) or Public Street CLUSTER BOX UNIT (CBU) ACCESS � F°`• `n. F G 1- 2- 0 e2 MANUVERING SPACE - I G UN C,D •'r/% -�LJB�DB�EN'ar y�CleteJIMG1-2-Oe2.dwg 1 1�2' - T-0' --�"' US°S SOL lssjc' 0� 112016 Last Rreised. 7/14/2016 Appendix D Cluster Box Unit Access Maneuvering Space - Multiple Unit NOTES TO A/E- 1. IF THE ACCESSIBLE ROUTE FROM THE CBU(s) CONNECTS WITH A STREET OR OTHER PAVED SURFACE AT A VERTICAL CURB, A CURB RAMP SHOULD BE INSTALLED IN ACCORDANCE WITH RE-4 REQUIREMENTS. NOTE: TURNNG SPACE MAY BE ON PUBLIC WALKWAY IF THE WALKWAY CONFORMS TO THE SLOPE REOUIREMDVTS (MAXIMUM 2X SLOPE). t =? D FAR RFIRFO c.0,'\711.1 r � ts• _ r— Fih L41 ,------- HAMFER EDGES IN LANDSCAPE AREAS. I ,� I TOOL EDGES FLUSH WITH AOJOIMNG I c9U I I SURFACES N PAVED AREAS. _ 3CONNECTOR— I�NIK1NAL MI4WIDE L --j' • r —1 ; LL 'X6' THIO(ENEO SUB EDGE (TYP.) I I ` I NN CONTROL JOINT CENTERED I CBU I I ON CBU FOUNDATION I I I I DIAMETER CIRCULAR TURNING SPACE I I CBU MLLTIDU: U!:fT � 5'.:•I.Ir1 sz SEE DETAIL CI-2-00 L_ OLD JOINT I I CBU OUTLINE c9u I I I LOPE SURFACE MINIMUM 1X FOR DRAINAGE. I I I MAXIMUM SCOPE SHALLNOT EXCEED 29 L J _ __SAWNCONTROL JOINT � I _ I I I I I N07E5: 5.0% MAX. I 1. CONCRETE SHALL HAVE A COMPRESSIVE STRENGTH OF RUNNING SLOPE I $ 3.000 PSI O 28 DAYS. CONTAIN 4% MIN.— 6X MAX. X. AIR ENTRAINAIENT AND BE PLACED NTTH A 3.50-4.50 CROSS rill SLUMP N ACCORDANCE WITH ACI 301 2. ACCESSIBILITY' PAD TO BE LEVEL WITH CBU FOUNDATION }' EXP. JgNi KITH 3. CONNECT ACCESSIBILITY PAD 70 DOSTING PAVED I FECESIH4W SURFACE (PREFERRED) OR PUBLIC STREET. PRE—NOLOIN FILLER 4. REINFORCE ALL SLABS WITH 6X6 W1.4 X W1.4 'NKF 5. PROVIDE LIGHT BROOM FINISH Paved Pedestrian Surface (rf avalable) or Pubic Street -------------- Detaf CLUSTER BOX UNIT (CBU) ACCESS Fac' Ch. Sect. Pare. Deta"I MANUV RING SPACE - MU PLE UNIT G 1 - 2 - 0 e3 CAD r. UBpe�bl ary\ektelle\Ol-2-Oaie>1W� c r 1/2' 1/4 �1'-0' USPS SOL Lsauad. f0 1120i6 Last /teWsad: 'Y4/2016 July 2020 29