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HomeMy WebLinkAbout2008.06.10_City Council Agenda_SpecialPUBLIC NOTICE OF THE MEETING OF THE OWASSO CITY COUNCIL TYPE OF MEETING: DATE: TIME: PLACE: Special June 10, 2008 6:00 p.m. Old Central 109 N. Birch Owasso, Oklahoma Notice and agenda filed in the office of the City Clerk and posted on the City Hall bulletin board at 5:00 PM on Friday, June 6, 2008. Juliann M. Stevens, Deputy City Clerk AGENDA 1. Call to Order 2 3 Mayor Stephen Cataudella Discussion relating to Administrative Items Mr. Rooney Attachment # 2 A. FOP Contract renewal for FY 08-09 B. Proposed amendments to the Owasso Building Code C. Proposed amendments to the Owasso Fire Code Discussion relating to Community Development Department Items Mr. Rooney Attachment # 3 A. Requests for Final Plat (4) B. Requests for Planned Unit Development (2) Owasso City Council June 10, 2008 Page 2 4. Discussion relating to Public Works Department Items Mr. Rooney Attachment # 4 A. Utility Relocation (ONG) final payment for 86t" & Mingo Widening Improvements B. Review of bids received for Refuse Collection Containers C. Review of bids received for Uniform Rental 5. Discussion relating to City Manager Items Mr. Ray Attachment # 5 A. Proposed FY 08-09 Budget B. Proposed Tulsa Transit Service to and from Owasso C. Fire Station No. 3 Update (Attachment) D. Proposed Annexation Request for Stone Canyon (Attachment) E. Appointments to various City Boards and Commissions F. City Manager's Report 6. Legislative Update Ms. Lombardi 7. Report from City Councilors. 8. Adjournment. MEMORANDUM TO: THE HONORABLE MAYOR & CITY COUNCIL CITY OF OWASSO FROM: MICHELE DEMPSTER "s HUMAN RESOURCE DIRECTOR~~° SUBJECT: FRATERNAL ORDER OF POLICE FISCAL YEAR 2008-2009 CONTRACT DATE: June 3, 2008 BACKGROUND: In May of 2007, as a part of the 2007-2008 contract with the Fraternal Order of Police, the City Council approved language agreeing to ratify the fiscal year 07-08 contract by June 30, 2008, extending the contract into fiscal year 08-09. The first year of the contract (FY 07-08) included a 5°Io across the board increase effective July 1, 2007. The second year of the contract (FY 08-09) provides fora 5% across the board effective July 1, 2008 for the rank of Police Officer, Lieutenant and Captain and a 10% across the board increase effective July 1, 2008 for Sergeants. The additional increase in the Sergeant rank will result in further separation between Officers and those responsible for immediate supervision of the Officers. The total increase in cost for year two of the FOP contract is $158,906 resulting in a 7.39°10 increase over the current year's contract. PROPOSAL: Staff intends to place the 2008-2009 contract with the Fraternal Order of Police on the June 17, 2008 Council agenda for approval. ATTACHMENT: 1. 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'~ ~ N 'O C~ `~ ~ ~ L O D~ ~ Z ., Y^ N O Vj C C ~ C ~ Nei CO C^ 7 ~ ^ Nc `)'O ~UNT y ro ^r ro? C-O U a 10 E a Q ~~ v> m ° m~ d v. aNi E v 3 ~ N> y~ ~ `~ c ro E~ a~ s n ~ N E o_ °m r ~ ~ m o' - O a ro m m m m o. o a~ m o o ro o m -o ~ o _o m m o m m m o~E $ ~.°_ ... ~~ o o>? D= m ro m o~ m o LL N ZU^ JYm^U^ V7}-~= o OwU~UaaH^mJm V7->LL=YLL~m~~22~LL~mJ=SLL m C) n MEMORANDUM TO: THE HONORABLE MAYOR AND COUNCIL CITY OF OWASSO FROM: ERIC WILES COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CODE OF ORDINANCES ADOPTION OF ICC INTERNATIONAL BUILDING CODE DATE: June 5, 2008 BACKGROUND: The current City Code of Ordinances, Part 5 Building Regulations and Codes, Chapter 1 "Building Code and Permits," adopts the Building Officials and Code Administrators (BOCA) Basic Building Code as the code enforced for building construction measures. The proposed ordinance more appropriately adopts the International Code Council (ICC) International Building Code. The International Building Code is the code referenced and utilized by the Community Development Department as well as the State Fire Marshal for existing and new construction issues. The ordinance, if approved, provides for the adoption of the entire International Building Code, as if the entire code were set out at length within the ordinance. Adoption of this ordinance would provide for regulating and governing the conditions and maintenance of all property, buildings, and structures; by providing the standard for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary, and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and use and the demolition of such structures. RECOMMENDATION: Staff intends to recommend Council approval of the attached draft ordinance at the June 17, 2008 regular meeting of the City Council. ATTACHMENTS: 1. Draft Building Code Ordinance CITY OF OWASSO, OKLAHOMA DRAFT ORDINANCE AN ORDINANCE RELATING TO PART 5, BUILDING REGULATIONS AND CODES, CHAPTER 1, BUILDING CODE AND PERMITS GENERALLY, OF THE CODE OF ORDINANCES OF THE CITY OF OWASSO, OKLAHOMA, AMENDING SAME BY ADOPTING THE INTERNATIONAL BUILDING CODE. THIS ORDINANCE AMENDS PART 5, CHAPTER 1, OF THE CITY OF OWASSO CODE OF ORDINANCES BY AMENDING SECTION 5-101. BE IT ORDAINED BY THE COUNCIL OF THE CITY OF OWASSO, OKLAHOMA, THAT, TO-WIT: SECTION ONE (1): Part Five, Building Regulations and Permits, Chapter 1, Building Code Adopted, of the Code of Ordinances of the City of Owasso, Oklahoma, shall be amended as follows: SECTION 5-101 BUILDING CODE ADOPTED There is hereby adopted by the City Council for the purposes of prescribing regulations governing the conditions and maintenance of all property, buildings, and structures that certain code known as International Building Code, latest edition, excluding all Appendix Chapters, as published by the International Code Council, be and is hereby adopted as the Building Code of the City of Owasso, in the State of Oklahoma for regulating and governing the conditions and maintenance of all property, buildings, and structures; by providing the standards for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary, and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and use and the demolition of such structures as herein provided; providing for the issuance of permits and collection of fees therefore; and each and all of the regulations, provisions, penalties, conditions and terms of said Building Code on file in the City Clerk's office of the City of Owasso are hereby referred to, adopted, and made a part hereof, as if fully set out in this ordinance, with the additions, insertions, deletions and changes, if any, prescribed in this ordinance. SECTION TWO (2): REPEALER C. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to the extent of the conflict only. SECTION THREE (3): SEVERABILITY D. If any part or parts of this ordinance are deemed unconstitutional, invalid or ineffective, the remaining portion shall not be affected but shall remain in full force and effect. SECTION FOUR (4): DECLARING AN EFFECTIVE DATE E. The provisions of this ordinance shall become effective thirty (30) days from the date of final passage as provided by state law. SECTION FIVE (5): CODIFICATION F. The City of Owasso Code of Ordinances is hereby amended by amending the ordinance to be codified in Part 5, Chapter 1, as section 5-101. APPROVED this 17th day of June, 2008. Stephen Cataudella, Mayor ATTEST: Sherry Bishop, City Clerk (SEAL) APPROVED AS TO FORM: Julie Lombardi, City Attorney MEMORANDUM TO: THE HONORABLE MAYOR AND COUNCIL CITY OF OWASSO FROM: BRADD K. CLARK FIRE CHIEF SUBJECT: CODE OF ORDINANCES ADOPTION OF ICC INTERNATIONAL FIRE CODE DATE: June 5, 2008 BACKGROUND: The current City Code of Ordinances, Part 13 Public Safety, Chapter 1 "Fire Prevention Code," adopts the National Fire Protection Code as the code enforced for fire prevention measures. The proposed ordinance more appropriately adopts the International Code Council (ICC) International Fire Code. The International Fire Code is the code referenced and utilized by the Owasso Fire Marshal as well as the State Fire Marshal for existing and new construction issues. The ordinance, if approved, provides for the adoption of the entire International Fire Code, as if the entire code were set out at length within the ordinance. Adoption of this ordinance would provide for regulating and governing the conditions and maintenance of all property, buildings, and structures; by providing the standard for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary, and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and use and the demolition of such structures. Also proposed within the ordinance is an exception to the existing International Fire Code, whereby staff recommends amending the requirement to sprinkler multi-level hotels and motels with a residential type sprinkler system, and require a full commercial grade sprinkler system in such occupancies. Staff believes the installation of a full commercial sprinkler system would better protect the building than a residential designed system, since sprinkler protection is provided in attics and other hidden areas of a commercial system. RECOMMENDATION: Staff intends to recommend council approval of the attached draft ordinance at the June 17, 2008 regular meeting of the City Council. ATTACHMENTS: 1. Draft Fire Code Ordinance CITY OF OWASSO, OKLAHOMA DRAFT ORDINANCE AN ORDINANCE RELATING TO PART 13, PUBLIC SAFETY, CHAPTER 1, FIRE PREVENTION GENERALLY, OF THE CODE OF ORDINANCES OF THE CITY OF OWASSO, OKLAHOMA, AMENDING SAME BY ADOPTING THE INTERNATIONAL FIRE PREVENTION CODE. THIS ORDINANCE AMENDS PART 13, CHAPTER 1, OF THE CITY OF OWASSO CODE OF ORDINANCES BY AMENDING SECTION 13-101. BE IT ORDAINED BY THE COUNCIL OF THE CITY OF OWASSO, OKLAHOMA, THAT, TO-WIT: SECTION ONE (1): Part Thirteen, Public Safety, Chapter 1, Fire Prevention Generally, of the Code of Ordinances of the City of Owasso, Oklahoma, shall be amended as follows: SECTION 13-101 ADOPTION OF FIRE PREVENTION CODE There is hereby adopted by the city council for the purposes of prescribing regulations governing conditions hazardous to life and property from fire or explosion that certain code known as International Fire Code, latest edition, including Appendix CC~apters as published by the International Code Council, be and is hereby adopted as the Fire Code of the City of Owasso, in the State of Oklahoma for regulating and governing the conditions and maintenance of all property, buildings, and structures; by providing the standard for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary, and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and use and the demolition of such structures as herein provided; providing for the issuance of permits and collection of fees therefore; and each and all of the regulations, provisions, penalties, conditions and terms of said Fire Code on file in the city clerk's office of the City of Owasso are hereby referred to, adopted, and made a part hereof, as if fully set out in this ordinance, with the additions, insertions, deletions and changes, if any, prescribed in this ordinance. SECTION TWO (2): The following sections are hereby revised: (1) [F] 903.2.7 Group R. An automatic sprinkler system installed in accordance with Section 903.3.1.1 shall be provided throughout all buildings with a Group R fire area. Exception: An automatic sprinkler system installed in accordance with 903.3.1.1 or 903.3.1.2 shall be provided throughout all apartment houses. (2) 905.3.1 Exception: Class 1 standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1. SECTION THREE (3): REPEALER C. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to the extent of the conflict only. SECTION FOUR (4): SEVERABILITY D. If any part or parts of this ordinance are deemed unconstitutional, invalid or ineffective, the remaining portion shall not be affected but shall remain in full force and effect. SECTION FIVE (5): DECLARING AN EFFECTIVE DATE E. The provisions of this ordinance shall become effective thirty (30) days from the date of final passage as provided by state law. SECTION SIX (6): CODIFICATION F. The City of Owasso Code of Ordinances is hereby amended by amending the ordinance to be codified in Part 13, Chapter 1, as section 13-101. APPROVED this 17th day of June, 2008. Stephen Cataudella, Mayor ATTEST: Sherry Bishop, City Clerk (SEAL) APPROVED AS TO FORM: Julie Lombardi, City Attorney 2 MEMORANDUM TO: HONORABLE MAYOR AND MEMBERS OF THE COUNCIL CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: FINAL PLAT, OWASSO ONE DATE: MAY 30, 2008 BACKGROUND: The City of Owasso has received a request from Chad Day applicant/owner, for the review and acceptance of the Owasso One Final Plat. The Final Plat proposes one commercial lot being 1.15 acres in size and one multi-family residential lot being 16.34 acres in size, in one (1) block on 17.49 acres of property, located at 9917 East 106`h Street North. The applicant wishes to plat the property so that they may develop attached multi-family residential dwelling units (apartments), as well as an unknown future commercial use. LOCATION: The subject property is located between the Owasso Sports Park and the SK&O Railroad, on the north side of East 106t" Street North. EXISTING LAND USE: Single Family Dwelling Unit SURROUNDING LAND USE: South: Commercial General, Undeveloped East: Agriculture, Single-Family Residence; Owasso Sportspark West: Single-Family Residential, Metro Heights; Commercial General, Undeveloped North: Agriculture, Single-Family Residence PRESENT ZONING: The subject property is zoned OPUD-07-03. ZONING HISTORY: The subject tract was rezoned to a Planned Unit Development Number 07-03 on January 15, 2008. The tract was previously zoned AG (Agriculture). January 15, 2008: The City of Owasso reviewed and approved a PUD (Planned Unit Development) for the subject tract. The PUD outlines the subject property as having multi-family residential development and commercial uses. May 12, 2008: The Owasso Planning Commission approved a preliminary plat for Owasso One. DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is annexation. Annexation is the method whereby land located outside the city limits is made a part of the city. Property owners and land developers sometimes choose to have their property annexed into Owasso in order to receive Owasso municipal services, such as police protection, refuse collection, and sanitary sewer. The second step in the development of a piece of property in Owasso is rezoning. When a property is annexed into Owasso, by law it must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is platting. A preliminary plat is required for any development that proposes to divide land into two or more lots. Preliminary plats illustrate the development concept for the property, and are often modified significantly after being reviewed by the Technical Advisory Committee (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are typically submitted. These plans include specifications and drawings for stormwater drainage, streets and grading and erosion control, waterlines, stormwater detention, and wastewater lines. Often, approval is required of other agencies, such as the Department of Environmental Quality for wastewater collection and the US Army Corps of Engineers for properties that maybe development sensitive. Once the property development proposal shows a division of lots that is acceptable to both the developer and the City of Owasso, a final plat application is submitted. A final plat illustrates the layout and dimension of lots included on the final plat, right-of--way widths, easements, and other physical characteristics that must be provided for review by the City. After obtaining approval from the TAC and Planning Commission, the final plat is considered by the City Council. If approved, the final plat is filed with the office of the County Clerk and governs all future development on that property. FINAL PLAT REVIEW PROCESS: The Final Plat review process is initiated when a property owner submits an application to the City of Owasso requesting the review and acceptance of a subdivision of land. The application shall be accompanied by the correct fee and final plat drawings and covenants. If the final plat is one lot on one block the applicant may forego the Preliminary plat review, in such case the applicant will be responsible for submitting a certified abutting property owners report at the final plat stage so that staff may notifying abutting property owners. Upon receipt of a complete application city staff will begin reviewing the proposal for compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications. The proposed final plat will then be presented to the Owasso Technical Advisory Committee (TAC) for review and recommendation. At that meeting utility providers and city staff are afforded the opportunity to comment on the technical aspects of the development proposal. The TAC will forward a recommendation to the Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the application is compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The Planning Commission will forward a recommendation to the City Council. The Owasso City Council will then determine if the final plat meets city specifications and approve, deny, or approve the final plat with conditions. If the City Council approves the Final Plat the applicant will then produce copies of the approved Final Plat for signatures from the appropriate officials and file it with the county clerk's office. The applicant will provide the city with three signed and recorded plats along with an 8 % X 11 copy and an electronic copy for records. ANAi.YSiS: The applicant is requesting the review and approval of the Owasso One final plat so that they may plat and eventually develop the property with multi-family residential dwelling units (apartments) and one commercial lot. The property was rezoned on January 15, 2008 to a Planned Unit Development Number 07-03 Zoning District to facilitate the proposed use. The designation outlines the development standards for the property in a multi family residential manner with a commercial parcel. The use associated with the plat is allowed by right according to the zoning designation and the Planned Unit Development. There were several concerns mentioned at the Planning Commission meeting in regards to the rezoning request. These issues included an increase of traffic, noise and light pollution, and drainage issues. Staff conveyed to the applicant that the application would be subject to all of city standards which include following the outdoor lighting code, the city noise ordinance, and all drainage requirements. The applicant was in agreement with the Staff. According to the final plat, the developer would like to create one commercial lot and one multi- family residential lot on 17.49 acres of land, in one block. The access into the Owasso One site will be from East 106t~' Street North. The applicant has shown a total of 30' feet to be designated for ingress and egress. Whenever any subdivision of land is proposed, before any permit for the erection of a structure in such proposed subdivision shall be granted, the owner of the land or his agent shall apply for and secure both Planning Commission and City Council approval of a final plat for such proposed subdivision. The Final Plat review process gives the citizens of Owasso the opportunity to actively participate in the physical development and layout of the city. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved drives and storm water detention. Sewer service and Water service will be provided by the City of Owasso. The property will be subject to all payback fees including Storm Siren fees of $16 per acre. TECHNICAL ADVISORY COMMITTEE: The Preliminary Plat of Owasso One was reviewed by the Owasso Technical Advisory Committee at their regular meeting on May 28, 2008. At that meeting, utility providers and city staff are afforded the opportunity to comment on the application and request any changes or modifications. There were no comments. PLANNING COMMISSION HEARING: The Owasso Planning Commission will consider the request at a public hearing on June 9, 2008. RECOMMENDATION: Staff intends to recommend approval of the Final Plat. ATTACHMENTS: 1. General Area Map 2. Owasso One Final Plat I f i i i _._.._._..__._.-._.__ ~ r r I': ~ ~' i}i !I/ - Community Development Department Owasso, OK 740x5 918.376.1500 T ~v~~~w.cit<~ofo~~~asso.com l~f a L®CATI©N IliIAP N V1! `~_ - E i S 0°;; 07 /rg rrz n V ~ t a y 'Otl 3NN'J N ~ ~ o ? ~ O ~ ~ N N F~'~~1. w Z V N Z~ V OV Zg ~ ~~ b Icy ~ F O_ V @ Wr ~~' - Y^O~ ~<v~ n Z~Oa oo~ ?oaoO° ~d ZO ~ ~a 2~ ~~- - ^~ ~ ~+Fnm W ~ ez~o~ O ° o ~ \ N ~ ~ .~ Ktin,~Tv~ F ~,~~ aCgo~ ~?W~n=~ '~Z~a~=~ ~~ ~a ~ ~~ ~ @ l~ /~ ~ ~ m ~u~ J ~ cn ,n ~ v// ~ ~ I z~~ °`=wa" N~m~m~o Zw~o,~ k' to a~Ye ~~ o~ Z V ni~°n QR3~o_ W U~4°y,o° ~~` ~• W O 8 V~` ~l ~ 3 moV ~ O Vin ° °; 0 ~ ~ ~w aC° ar °°Nm N ~ V ° ~C ~ m.Ja, ~ ~ c°4 N O ~ 653 W J~ J Y ~ ~ ~t v U ~ ~ ~~!~)!~ ~~ ~--.~ - )JCS rt~ ^~5 W ~ ,, ~~ ~ Y ~ 4 ~ / i I K2U F ~ <:5 O < y ~ y J, T -. 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I ~~~ I ji I~~I ~ m~~ ~i ~?~ ~ ~~ af:~°e ~~ ~ r' Ill L__ Y ?$s « ~ c ~'e _• A:.u, -fig ' I -~ ~~ r 1 r 1 l li I ~ ~~ y~'~ k~ ~ gi~~ F^'r `~,"~~3prp S ~ _ 111 ~ l ~\/' ~ ae ~a~'NN Y ~ O BYE4 a~ba B~a~YAea ~ I I ~~ 5 ~ 6 ~ d a'^ tl ia~ k ; ; ~~` -- -_ ~~ ~ ~,a aE~7 G~ a~ vii dX¢~ uuir~Y§als~~? y~~91WtvV pap-. _ - ._~ .I ~ ~ ~~ ~~~ ~~$ F~ o ~F,e F~b~~°a'g~FF6 It 3l3i~~1 ~ ~ I w ,, ,1 I / ~~ ~ s ~~ G r~ em .a~".`°'a•Pa / / ~ I ~A ~' i 6~~ MEMORANDUM TO: HONORABLE MAYOR AND MEMBERS OF THE COUNCIL CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: FINAL PLAT- COVENTRY GARDENS AMENDED REVISED DATE: MAY 30, 2008 BACKGROUND: The City of Owasso has received a request to review and approve an amendment to the Coventry Gardens Final Plat, located on the north side of East 96th Street North about a quarter of a mile east of North Mingo Road. ANALYSIS: Staff has received a request from the Home Owner's Association of Coventry Gardens for an amendment to their Final Plat. The City of Owasso annexed the 12.84 acres, recognized as Coventry Gardens, on June 6, 2006. The applicant is requesting this amendment to alleviate the homeowner's association from maintaining a large portion of Reserve Area "B" that runs through the subdivision. The applicant is proposing that a large portion of Reserve Area "B" be absorbed into each individual lot, and to be maintained by each individual lot owner. Staff finds that the request is consistent with stated intent of the zoning code and will not be injurious to the neighborhood or otherwise detrimental to the public welfare. TECHNICAL ADVISORY COMMITTEE: The Final Plat for Coventry Gardens Amended Revised was reviewed at the regularly scheduled Owasso Technical Advisory Committee on May 28, 2008. At that meeting, the utility providers and city staff were afforded the opportunity to comment on the technical aspects of the development proposal. The following comments were provided: • Dedicate easements for the existing storm water drainage pipes PLANNING COMMISSION HEARING: The Owasso Planning Commission will consider the request at a public hearing on June 9, 2008. RECOMMENDATION: Staff intends to recommend acceptance of the Amendment to the Coventry Gardens Final Plat. ATTACHMENTS: 1. General Location Map 2. Final Plat for Coventry Gardens Amended Revised E __.-L._ / { ~ ~, ~' R/ ~. 1/ C~V~NTRY G~1FLI~EIoT~ I CITY QF OWASSO 6!4/08 Legend North MAP i5 FOR INFORIVIATION PL7ItPOSE ONLY" AND 7S NOT INTENDE73 TC~ BSBN'C AN AC.CUFtATE AND TRUE. SCALE. USE OF TH35 M~?.P IS WITHOUT F:._4NTY OR R.EPR_ESENTA'Tdc'JN E3Y CITY OF Ou'ASSO OF ITS ACCURACY. ~ t l N. ~1~~~~ sf,-ezt p.o. 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Eo~i ~~na ;uY' MEMORANDUM TO: HONORABLE MAYOR AND MEMBERS OF THE COUNCIL CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: REQUEST FOR ACCEPTANCE OF THE LAKE RIDGE SHOPPING CENTER FINAL PLAT DATE: MAY 30, 2008 BACKGROUND: The City of Owasso has received a request from OLT Commercial Division, LLC applicant/owner, for the review and acceptance of the Lake Ridge Shopping Center Final Plat. The Final Plat proposes one (1) lot in one (1) block on 0.65 acres of property. The applicant wishes to plat the property so that they may develop aretail/commercial sales center. LOCATION: The subject property is located on East 86th Street North and about a quarter of a mile west of North 129th East Avenue. EXISTING LAND USE: Undeveloped SURROUNDING ZONING: North: Agriculture Northeast: Commercial Shopping East: Office Light Intensity West: Office Light Intensity PRESENT ZONING: The subject tract is zoned CG (Commercial General). DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is annexation. Annexation is the method whereby land located outside the city limits is made a part of the city. Property owners and land developers sometimes choose to have their property annexed into Owasso in order to receive Owasso municipal services, such as police protection, refuse collection, and sanitary sewer. The second step in the development of a piece of property in Owasso is rezoning. When a property is annexed into Owasso, by law it must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is platting. A preliminary plat is required for any development that proposes to divide land into two or more lots. Preliminary plats illustrate the development concept for the property, and are often modified significantly after being reviewed by the Technical Advisory Committee (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are typically submitted. These plans include specifications and drawings for stormwater drainage, streets and grading and erosion control, waterlines, stonnwater detention, and wastewater lines. Often, approval is required of other agencies, such as the Department of Environmental Quality for wastewater collection and the US Army Corps of Engineers for properties that maybe development sensitive. Once the property development proposal shows a division of lots that is acceptable to both the developer and the City of Owasso, a final plat application is submitted. A final plat illustrates the layout and dimension of lots included on the final plat, right-of--way widths, easements, and other physical characteristics that must be provided for review by the City. After obtaining approval from the TAC and Planning Commission, the final plat is considered by the City Council. If approved, the final plat is filed with the office of the County Clerk and governs all future development on that property. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and approved by city staff. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. ANALYSIS: The applicant is requesting the review and approval of the Lake Ridge Shopping Center final plat so they may plat and eventually develop the property with a full commercial sales center. The property is zoned CG (Commercial General). The designation outlines the development standards for the property in a commercial manner. The proposed layout for the commercial sales center is associated with the plat and is allowed by right according to the zoning designation. According to the final plat, the developer would like to create one 0.65 acre lot, recognized as Lot 1, Block 1, Lake Ridge Shopping Center, which would be the proposed site of the commercial sales building. The main access into the Lake Ridge Shopping Center will be from East 86`" Street North. The applicant has shown a total of 40.45' to be designated on the site plan for ingress and egress. The 40.45' that is designated for ingress and egress would consist of two points of access, which includes the 27' entrance/exit on the east side of the property and an entrance on the west side of the property being 13.45'. There is an existing entrance/exit on the west side of the property that has been partially utilized by the office center to the west of the subject tract. A mutual access agreement is to be established, in order to continue the use of this access point, between both properties. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including but not limited to paved streets and sidewalks. Commercial sewer and water service will be provided by the City of Owasso. The property will be subject to all payback fees including Storm Siren fees of $16 per acre. TECHNICAL ADVISORY COMMITTEE: The Lake Ridge Shopping Center Final Plat was reviewed by the Owasso Technical Advisory Committee at their regular meeting on May 28, 2008. At that meeting, utility providers and city staff are afforded the opportunity to comment on the application and request any changes or modifications. The following comments were provided: • Correct the legal description to read "the S 39°36'38" W" PLANNING COMMISSION HEARING: The Owasso Planning Commission will consider the request at a public hearing on June 9, 2008. RECOMMENDATION: Staff intends to recommend approval of the Final Plat. ATTACHMENTS: 1. General Area Map 2. Lake Ridge Shopping Center Final Plat TYANN PLAZA l % /i / ~~ ~ TYAh ' PLAZ E TYANN PLAZA Vll _ --_ _ -' wu ~~4i~'NiA. ryANN' ' s TYANN X ' - --~ - - '~ -- -- .~: ~__ ~ ~~. ~ ;- 1 1 k -~ ~ -, ~~ r---~ - - -~ -J.-' f~ ~ 1 J ~ ~ ~ ~-- ,' ~ -- -THREE ~ _ ~ ~-, 1 r- _ LAKES ~l ' ! ~~ ~J~ ~ _ -- T 1~.I~E ~I)C1~ S~OP~'~N~ ~~N~'EI-~ CITY Q~F ~v~~SSo ~;a;os Legend l 11 N. Main Street P.O. Box 180 O~~~asso, OK 740 _ North 1t HIS IvCAP IS I~ C?Y2 ZNF£372'.V[.? TI~3N PLT72I'OSE ~?NLY AND IS NOT INTENDIED TO g ~. ~, ~ 1 ~, I _7~'tO ~ 73 P72 E.S EN'T AT-; ;' s .r,r,_,F ..~. ;'4..~ c,? ~-.s r 'p,,~ ~' t_JSF-=: NSF TI-IIS 7~~4AP 1S iWIT7:-3O UT ARRAN~'I'? .. ,-. _ ` `i-~~~ - - ,«,- C3WR.SSO C7F ZTS ACCU72AGY. l ~ ~z~° ~QG -'ANN PLAZA V -•\ Q~ I ~_' __ BAIT: POi -~ ~ _~ AA iHICC ~ -- :,RIDGE I _ E it -a - rr ,., MEMORANDUM TO: HONORABLE MAYOR AND MEMBERS OF THE COUNCIL CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: FINAL PLAT -MAPLE GLEN DATE: MAY 29, 2008 BACKGROUND: The City of Owasso has received a request from Maple Glen Development Co., for the review and acceptance of the Maple Glen Final Plat of ninety- nine (99) residential lots, in seven (7) blocks on approximately 14.26 acres. LOCATION: The property is generally located on the east side of North Garnett Road and approximately a half of a mile north of East 106th Street North. A general area map that further depicts the subject property's location is attached EXISTING LAND USE: Undeveloped SURROUNDING ZONING: South: Agriculture North: Agriculture NorthEast: RS-3 (Remington Place II) East: Agriculture ZONING HISTORY: April, 2004: The City of Owasso reviewed and approved a PUD (Planned Unit Development) for the Maple Glen area including the subject property. The PUD outlines the subject property as single family residential development. The conditions of that approval are listed below: 1. That the applicant's development text and Conceptual Development Plan be considered to be the Outline Development Plan as required by the PUD Chapter of the Owasso Zoning Code; 2. That unless specifically set out in the standards and conditions of this PUD, all single-family lots shall meet the requirements of a typical RS-3 district; 3. That prior to the issuance of building permits, the applicant is subject to the platting requirements of the City of Owasso and all subsequent conditions imposed by the Owasso Technical Advisory Committee; 4. That no building permits be issued within any portion of the PUD until the developer meets all criteria outlined within Chapter 8 of the Owasso Subdivision Regulations; 5. All covenants of any subdivision plat containing property within the PUD shall incorporate all PUD standards and conditions of approval and make the City of Owasso beneficiary; 6. That a detail drainage report certified by a registered engineer be submitted at the time of platting; 7. Sidewalks will be required along all public roadways abutting or within the property; 8. That all entrance landscape and/or monuments are reviewed and approved by the Planning Commission; 9. The Planning Commission reserves the right to prescribe additional buffering, screening and setbacks during the platting process; 10. Show sideyard setback plan on the subdivision plat. February, 2007: The Owasso Planning Commission approved a preliminary plat for Maple Glen. DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is annexation. Annexation is the method whereby land located outside the city limits is made a part of the city. Property owners and land developers sometimes choose to have their property annexed into Owasso in order to receive Owasso municipal services, such as police protection, refuse collection, and sanitary sewer. The second step in the development of a piece of property in Owasso is rezoning. When a property is annexed into Owasso, by law it must come in classified for AG Agricultural use. In order to develop the property, the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. One type of rezoning that a developer may choose to seek is a Planned Unit Development, or PUD. When a development proposes to exhibit a mixture of uses with specific regulations and standards unique to a particular tract of land, a PUD is often the preferred land use control mechanism. The third step in the development of a piece of property in Owasso is platting. A preliminary plat is required for any development that proposes to divide land into two or more lots. Preliminary plats illustrate the development concept for the property, and are often modified significantly after being reviewed by the Technical Advisory Committee (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. After the preliminary plat has been reviewed by the City and various utility companies, construction plans for the development's infrastructure are submitted. These plans include specifications and drawings for stormwater drainage, streets and grading and erosion control, waterlines, stormwater detention, and wastewater lines. Often, approval is required of other agencies, such as the Department of Environmental Quality for wastewater collection and the US Army Corps of Engineers for properties that maybe development sensitive. Once the property development proposal shows a division of lots that is acceptable to both the developer and the City of Owasso, a final plat application is submitted. A final plat illustrates the layout and dimension of lots included on the final plat, right-of--way widths, easements, and other physical characteristics that must be provided for review by the City. After obtaining approval from the TAC and Planning Commission, the final plat is considered by the City Council. If approved, the final plat is filed with the office of the County Clerk and governs all future development on that property. Another form of property division that can be considered in some cases is a lot split. Lot splits are minor subdivisions of property into three or fewer tracts, and do not provide for any new public streets. Typically, this is an appropriate option for a land owner who wishes to take large undeveloped parcels of land and divide it into two or three smaller tracts. The fourth step in the development of a piece of property in Owasso is the site plan. Site plans are reviewed by the TAC and Planning Commission. Issues such as building setbacks, parking, access, landscaping, and building footprint are presented in the site plan. Once a site plan is approved, the development is clear to apply for a building permit and to submit construction plans for the building's foundation, plumbing, electrical system, and HVAC. FINAL PLAT REVIEW PROCESS: The Final Plat review process is initiated when a property owner submits an application to the City of Owasso requesting the review and acceptance of a subdivision of land. The application shall be accompanied by the correct fee and final plat drawings and covenants. If the final plat is one lot on one block the applicant may forego the Preliminary plat review, in such case the applicant will be responsible for submitting a certified abutting property owners report at the final plat stage so that staff may notifying abutting property owners. Upon receipt of a complete application city staff will begin reviewing the proposal for compliance with the Owasso Zoning Code, Subdivision Regulations and Engineering specifications. The proposed final plat will then be presented to the Owasso Technical Advisory Committee (TAC) for review and recommendation. At that meeting utility providers and city staff are afforded the opportunity to comment on the technical aspects of the development proposal. The TAC will forward a recommendation to the Planning Commission. The Owasso Planning Commission will hold a public hearing to determine if the application is compliant with the Owasso Zoning Code, Subdivision Regulations, and Engineering criteria. The Planning Commission will forward a recommendation to the City Council. The Owasso City Council will then determine if the final plat meets city specifications and approve, deny, or approve the final plat with conditions. If the City Council approves the Final Plat the applicant will then produce copies of the approved Final Plat for signatures from the appropriate officials and file it with the county clerk's office. The applicant will provide the city with three signed and recorded plats along with an 8 % X 11 copy and an electronic copy for records. ANALYSIS: The current owner/developer of the subject property plans to develop the area with ninety-nine (99) residential lots in seven (7) blocks, on 14.26 acres of land. The proposed development is allowed by right with the RS-3 OPUD 04-04 Zoning Designation. Two reserve areas have been included in the platted area and will be reviewed as to their adequateness at providing detention for the property. Before any building permits may be issued, all details related to water and wastewater improvements must be reviewed and approved by the Owasso Public Works Department. The proposal for single family homes on the Maple Glen final plat is consistent with the Owasso Land Use Master Plan and is compatible with the most recent zoning decisions rendered by the Owasso City Council and Planning Commission for the area. The Maple Glen final plat proposes 99 lots on seven (7) blocks and is subject to all requirements set forth in the Owasso Zoning Code and Subdivision Regulations, including livability space, which is the area of a given lot less areas dedicated to easements and/or building setbacks, unless otherwise addressed within the Planned Unit Development. Any development that occurs on the subject property must adhere to all subdivision, zoning and engineering requirements including, but not limited to, paved streets and sidewalks. The proposed development will require no significant expansion of utilities or infrastructure. Residential sewer service will be provided by the City of Owasso, while water service will be provided by the rural water district #3 of Washington County. TECHNICAL ADVISORY COMMITTEE: The Owasso Technical Advisory Committee reviewed the Maple Glen Final Plat at its regular meeting on May 28 2008.At that meeting, the utility providers and city staff were afforded the opportunity to comment on the technical aspects of the development proposal. The following comments were provided: • Show the future names of phases • Show the bearings on the curved roads • Show utilities crossing the road • State that the City of Owasso provides water to a portion of this development, along with Washington Rural Water District No.3 • If the sewer will be located on the east side of the property, public works requested a 17.5' utility easement be shown on the final plat. • AT&T requested the applicant show the utilities crossing the road. PLANNING COMMISSION HEARING: The Owasso Planning Commission will consider the request at a public hearing on June 9, 2008. RECOMMENDATION: Staff intends to recommend approval of the Final Plat. ATTACHMENTS: 1. General Area Map 2. Maple Glen Final Plat l GERMAN ACRES 0 ii __ ', ___~~ ~~ ,, ^~~ --1, I'4--- ----- SITE' LOCdTION M~~L,E C~L,E~ ~ CITY OF OWASSO 6; 4.'08 Legend North MAF FS FOR 17~TFORMATION FL7RPOSE ONZ, t` AND ZS NOT INTENDED TO E-SENT AN A.CCUEZA.TE AND TRtiE SCALE. USF. OF T'H75 7~~TAF (5 W7TF3OUT it_AN'Y'S' OK RF.I'~2ESF.,NTATION 7BY CZTY OF OWASSO OF ITS ACClTRACY. 111 N. Main Street P.O. Bow 180 Owasso. (JIt 74055 918.376. 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The property is located on the east side of North 145th East Avenue and about a half of a mile north of East 106th Street North. The proposed OPUD 08-01 will take the underlying RS-3 zoning designation to guide the development of single-family homes. A general area map and a complete legal description of the property have been attached for your information and review. Existing Zoning Designation: AG Proposed Zoning Designation: RS-3 Planned Unit Development Number 08-01 The subject property is currently zoned for AG (Agricultue). Land to the north is zoned AG (Agriculture), land to the east is zoned RS-40 (Tulsa County-Single Family Residential), and land to the south is zoned RS-3 PUD 08-01 (Single Family Residential, Planned Unit Development 08-01). ZONING HISTORY: In January, 2008 the Owasso City Council approved annexation of the subject property. CONCEPT OF A PUD: The concept of a Planned Unit Development is to provide a creative alternative to conventional development where a particular tract is under common ownership or control and where a detailed development plan, outlining the development of the tract as a unit is proposed and submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance in accordance with a complete and coordinated plan of development for a larger parcel, rather than piecemeal individual changes using the variance process. The supplemental zoning district PUD must be approved by the City Council as a prerequisite to the Planned Unit Development. LEGAL PLANNING CONSIDERATIONS OF PUDS ALLOWED BY CODE: USES PERMITTED -The Owasso Zoning Code allows for all types of residential uses and 29 types of commercial uses within a residential planned unit development. The applicant requests only one use -single-family residential. BULK AND AREA REQUIREMENTS -The Owasso Zoning Code allows one dwelling unit per 8,400 square feet in an RS-3 PUD. The applicant is requesting a maximum of 250 dwelling units on the 50.59 acres. Within an RS-3 PUD, the minimum allowable lot size requirement is 5800 square feet, and the minimum allowable lot width is 20 feet. The applicant requests a minimum lot size of 5,000 square feet and a minimum lot width of 50 feet. BUILDING HEIGHT AND YARDS -There is no set maximum building height or minimum yard size set by the Owasso Zoning Code. The applicant requests a maximum building height of two stories and a minimum front and rear yard size of 20 feet and minimum side yard size of 5 / 5 feet or 0 / 10 feet. ANALYSIS: OPUD 08-01 (Lake Valley V) is a proposed planned unit development (PUD) comprised of 50.59 acres. The development concept behind the Lake Valley V PUD is residential. The applicant/owners of the property intend only to develop single family residential homes on the subject site. The subject PUD application is part of a continuance of direction in the overall development scheme for the area. As the market has evolved, the property owners feel it is appropriate and feasible to develop the area for residential purposes, as prescribed by the Master Land Use Plan for the City of Owasso. The staff concurs that a residential development would be consistent with the development pattern taking hold in east Owasso and this pattern of growth is compatible with the Owasso Land Use Master Plan. According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on any PUD application and determine the following: 1. Whether the PUD is consistent with the Comprehensive Plan. 2. Whether the PUD is in harmony with the existing and expected development of surrounding areas. 3. Whether the PUD is a unified treatment of the development possibilities of the project site. 4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance. a. To permit innovative land development while maintaining appropriate limitation on the character and intensity of use assuring compatibility with adjoining and proximate properties; b. To permit flexibility within the development to best utilize the unique physical features of the particular site; c. To provide and preserve meaningful open space; and d. To achieve a continuity of function and design within the development. COMPREHENSIVE PLAN CONSISTENCY: The Owasso Land Use Master Plan identifies the subject property and its surroundings as having a future land use of residential. As previously stated it is the desire of the applicants/owners to develop the area for residential single-family use. HARMONY WITH THE EXISTING AND EXPECTED DEVELOPMENT: Again, this PUD proposes a residential component that is part of a development concept for the area that calls for single-family development. Similar residential developments along 145t" East Avenue have developed, such as Lake Valley V. FUTURE PLANNING ISSUES: Future planning issues must still be considered if the PUD is approved. If approved, the applicant must submit a preliminary plat, infrastructure plans, and a final plat that must be approved by the City of Owasso. A property owners' association is proposed and at the platting stage of the development, detailed covenants and restrictions incorporating all conditions of the PUD will be submitted. Sidewalks will be required along all public right-of--ways associated with the subject property. Perimeter sidewalks must be installed at the time of overall development, while the internal walks may be constructed as individual lots are developed. The applicant has identified the terrain of the area as relatively flat terrain. The existing soils on the site would appear to create no unusual development problems that are not typically encountered in development in and around the City of Owasso. On-site detention is required and will be further defined at the platting stage. Any future development on the property will be served sanitary sewer by the City of Owasso. Water services shall be provided by Rural Water District No. 3 Rogers County. The staff published legal notice of the PUD request in the Owasso Reporter and mailed notices to property owners within a 300' radius of the subject property. To date, the staff has received no oral opposition concerning the request. PLANNING COMMISSION HEARING: The Owasso Planning Commission will consider the request at a public hearing on June 9, 2008. RECOMMENDATION: Staff intends to recommend Council approval of the rezoning request. ATTACHMENTS: 1. General Area Map 2. OPUD 08-01 Development Outline Plan '~ ,,,,~I ~, .; .~ _~_ ---- L~ ` LASE V~LLE`~ ~ I ~~TY a~ o~'~SSO~ oxun;o Le~~~~d 1~lorth 3IS P1LAS' IS FOR INF®RhT13TION PIJP.Z'C3.SE QNF Y F~N-D IS NCDT INTEP7Z7EI7 '7'O ~Pg,ES£-,NT AN A..CCiJRATE .°.NJ Tg.UE SC~fiLE. USE OF T:CIZS MAP IS WZTI-IOUT ARFE.ANTY C>R REPRESENTATIC>N I3Y `'ITS" OF OWASSC> ~>F ITS A.GCLTk2.ACY. 111 N. Main Street P.O. Boy 180 Owasso, OK 74055 918.376.1500 ~. ~ ~~ Lake Valley V Planned Unit Development No. XXX PREPARED BY: Tulsa Engineering and Planning Associates, Inc. 6737 South 85`x' East Avenue Tulsa, OK 74133 May 2, 2008 TABLE OF CONTENTS Page I. Development Concept ................................................. 1 Exhibit A -Conceptual Illustration Plan Exhibit B -Conceptual Illustration Plan -Lake Valley Exhibit C -Amenities Plan Exhibit D -Existing Conditions Plan Exhibit E -Surrounding Zoning and Land Use Plan Exhibit F -Proposed Zoning Plan Exhibit G -Phasing Plan II. Statistical Summary ................................................... 2 III. Development Standards Residential -Development Area A .................... 3 IV. Property Owners Association ............................................ 4 V. Landscaping and Screening ............................................. 4 VI. Site Plan Review ..................................................... 4 VII. Platting ............................................................. 4 F:\Data\MISC\2007\070]0.00] lake Valley V PUD.wpd I. DEVELOPMENT CONCEPT Lake Valley V is a proposed 50.5937 acre PUD that is located between 106th Street North and 116th Street North, on the east side of 145th East Avenue. Contiguous to the western half of the north boundary line of the Lake Valley PUD (OPUD 01-03), the site is characterized by relatively flat to slightly rolling terrain with drainageways that generally flow from north to south. The existing indigenous soils create no unusual developmental problems that are not commonly encountered in most other area developments. Lake Valley V is proposed to be developed as single-family detached residences, that will be of similar size and type as to what is being currently developed in the Lake Valley I and Lake Valley II developments, located immediately south of the proj ect site. A maximum of 250 dwelling units are being proposed for this PUD, with all dwelling units being required to maintain at least a 70% masonry exterior. A number of amenities are also proposed for this development. Two neighborhood parks are being proposed, one that will feature a stocked lake with a fishing dock and fountain and the other, a smaller "pocket park", that will offer playground equipment as well as passive open space. The southern entry will be landscaped and irrigated and incorporate a six foot masonry and wood screening wall along 145th East Avenue. Finally, a trail system through the neighborhood park/lake area will tie into the trail system at Lake Valley to the south. This will offer unimpeded pedestrian access to the trails, lakes, neighborhood swimming pool and open space provided in Lake Valley. We are simultaneously submitting a re-zoning application for RS-3 (Residential Single-Family District) zoning for this area. The current zoning is AG (Agriculture). The Development Concept is intended to create a residential development which will create harmony and continuity between the proposed and existing single family developments in and around the surrounding area. F:\Data\MISC\2007\070]0.001 Lake Valley V PUD.wpd Y3 3fMAY Lb LS~Oi HWCN a $$ l! Z!g d ~ i c ~ € Y x O ~~ .- ~ ~ I ~ 6 g - m a - J ~ #~~ ~~ w ~ ~. AY .~. 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L m ~ $ ~ J ~ ~ 59 6 ~j~ 8 ~} ; N $ ~ 9 ~amvruv3 xu.~~war~ H1aON -S-: ~I c -~ '-~ i m ~ N W Psl V ~V ~-- [-~ ~-'r-~ O O s I 0 0 3 c7 Yl iRli~V U 19~a~ xWpx Q W ~ e ~ ~ 6 j ~ ~Il E $$ ~ k ~a~ ~ ~ ~ O ~ ~ L" ~ m a ~ W ~ ~{~ ~ a ~ ~.,.~. a xu,~x„ax ---H1t10N r ~ c ~ n~~ ~ //~ E1. _~ W ~ `V .~ ` V ~ 2 anuand~JSeg y15p1 cp~oN ~T~ U I- -__. i _.._ ~ ~, _. i. _. II i ~ \\ ~I _ y Nkitl~ ti3S~3r~ ~ i i l y ~__ t n a } J 6 a 0 4 `-=~-- ~nuan wsea 4~rni ~ ~oN ~~ i~~~~ _, -= ~ ~~ III. Development Standards Residential -Development Area `A' The intended use is for single family detached residential which shall be governed by the use and development regulations of the RS-3 District, except as hereinafter modified: Permitted uses: As permitted in the RS-3 District Total Tract Area X50.5937 Acres Minimum Lot Size Maximum Building Height Minimum Lot Frontage Minimum Livability Space/Dwelling Unit Minimum Front Yard Minimum Corner Lot Side Yard Abutting Public Street Minimum Rear Yard 5,000 sq. ft. 2 Stories 50 feet* 3,000 sq. ft. 20 feet 15 feet 20 feet Minimum Side Yard Sft./5 ft. or 10 ft. on one side and 0 ft. on the other side, provided no side yard shall be less than the width of any utility easement located within the lot and along the side lot line. * Measured as the lot width at the building line, except on pie shaped lots which will have an minimum average lot width of 50 ft. F:\Data\IvI]SC\2007\07010.001 Lake Valley V PUD.wpd 3 1V. Property Owners' Association The Property Owners' Association to be established at Lake Valley V will be a part of the Lake Valley Property Owner's Association and will have as its main objectives, the maintenance of the park, landscaped entrances and all other landscape buffers and islands. These areas are to be prepared by the developer and turned over to the Lake Valley Property Owners' Association for maintenance. In the event the Association fails to maintain these areas in a proper and safe manner, the City of Owasso will have the right to maintain these areas and bill each member of the Lake Valley Property Owners' Association for that cost. Should payment by any member not occur, the City of Owasso and/or the Lake Valley Property Owners' Association may place a lien on the delinquent member's real property within the platted area. Final documents of the Property Owners' Association for Lake Valley will be filed in the future, which will address rights and requirements for association members. V. Landscaping and Screening All Landscaping and fencing shall meet or exceed the requirements set forth in the following chapters of the City of Owasso Zoning Code: Chapter 8, Planned Unit Developments and Overlay Districts and Chapter 20, Landscaping Requirements. VI. Site Plan Review The approval by the Owasso Planning Commission of a residential subdivision plat shall constitute detailed site plan approval for residential buildings within the platted area. VII. Platting No building permit shall be issued until the planned unit development project area has been included within a subdivision plat submitted to and approved by the Owasso Planning Commission and the Owasso City Council and duly filed of record. The deed of dedication of the required subdivision plat shall include covenants of record, enforceable by the City of Owasso, setting forth the development standards of the planned unit development. F:\DataWIISC\2007\07010.001 Lake Valley V PUD.wpd 4' MEMORANDUM TO: HONORABLE MAYOR AND MEMBERS OF THE COUNCIL CITY OF OWASSO FROM: LARISSA DARNABY CITY PLANNER SUBJECT: OPUD 08-02 DATE: MAY 27, 2008 BACKGROUND: The City of Owasso has received a request from Tapp Development Corporation applicant/owner, to review and approve a proposed 7.5 acre Planned Unit Development 08-02 with an underlying zoning of CG commercial general, located on the east side of Garnett Road along the west side of the Owasso Expressway, south of what is recognized as Smith Farms. The site is currently undeveloped and zoned AG (Agriculture) and CG (Commercial General). EXISTING LAND USE: Undeveloped SURROUNDING ZONING: North: AG(Agriculture) and CG (Commercial General) South: AG (Agriculture) and CG (Commercial General) East: AG (Agriculture) SURROUNDING LAND USE: North: Undeveloped/Large Lot Residential South: Undeveloped/Large Lot Residential East: Large Lot Residential West: Owasso Expressway CONCEPT OF A PUD: The concept of a Planned Unit Development is to provide a creative alternative to conventional development where a particular tract is under common ownership or control and where a detailed development plan, outlining the development of the tract as a unit is proposed and submitted for public review. The use of a PUD technique is a way to amend a zoning ordinance in accordance with a complete and coordinated plan of development for a larger parcel, rather than piecemeal individual changes using the variance process. The supplemental zoning district PUD must be approved by the City Council as a prerequisite to the Planned Unit Development. ANALYSIS: OPUD 08-02 (The Sevens) is a proposed planned unit development (PUD) comprised of approximately 7.5 acres. The development concept behind The Sevens is for mixed retail, restaurant, and hotel development. The 7.5 acre site is located on the east side of Garnett Road along the west side of the Owasso Expressway, south of what is recognized as Smith Farms. The subject PUD application is part of a continuance of direction in the overall development scheme for the area. As the market has evolved, the property owners feel it is appropriate and feasible to develop the area for commercial purposes, as prescribed by the Master Land Use Plan for the City of Owasso. The staff concurs that a commercial development would be consistent with the development pattern taking hold in Owasso along the Owasso Expressway near the 96"' Street North corridor and this pattern of growth is compatible with the Owasso Land Use Master Plan. According to the Owasso Zoning Code, the Planning Commission shall hold a public hearing on any PUD application and determine the following: 1. Whether the PUD is consistent with the Comprehensive Plan. 2. Whether the PUD is in harmony with the existing and expected development of surrounding areas. 3. Whether the PUD is a unified treatment of the development possibilities of the project site. 4. Whether the PUD is consistent with the stated purpose and standards of the PUD ordinance. a. To permit innovative land development while maintaining appropriate limitation on the character and intensity of use assuring compatibility with adjoining and proximate properties; b. To permit flexibility within the development to best utilize the unique physical features of the particular site; c. To provide and preserve meaningful open space; and d. To achieve a continuity of function and design within the development. FUTURE PLANNING ISSUES: Future planning issues must still be considered if the PUD is approved. If approved, the applicant must submit a preliminary plat, infrastructure plans, and a final plat that must be approved by the City of Owasso. Sidewalks will be required along all public rights-of--way associated with the subject property. Perimeter sidewalks must be installed at the time of overall development, while the internal walks maybe constructed as individual lots are developed. The applicant has identified the terrain of the area as relatively flat terrain. The existing soils on the site would appear to create no unusual development problems that are not typically encountered in development in and around the City of Owasso. On-site detention is required and will be further defined at the platting stage. Any future development on the property will be served water and sanitary sewer by the City of Owasso. The staff published legal notice of the PUD request in the Owasso Reporter and mailed notices to property owners within a 300' radius of the subject property. PLANNING COMMISSION HEARING: The Owasso Planning Commission will consider the request at a public hearing on June 9, 2008. RECOMMENDATION: Staff intends to recommend Council approval of the rezoning request. ATTACHMENTS: 1. General Area Map 2. OPUD 08-02 Development Outline Plan h7 T1~L'. ~ ~ V ~ 1 ~ ~J 6!4108 L,~~~11a. North IvIAP IS POR YIVFORSvLATION" PLTI2POSE ONLY .AN"D IS NOT INTENDF_D TO ESINT AI T ACCURATE e'~ND TRUE SC,Ai~E. USE OF THIS IvIA_I' IS WITHOUT [2tSNTY OR REPI2ESENTATI(>N BZ' CITY OF OWASSO OF ITS ACCU72ACY_ _.___, __ / ,~G~~~ ~~ -~ -:. _ , _,~=, , . ~.: '~ ~~~ :- CITY OF OWASSO 111 N. Main Street P.O. Bow 1S0 O«~assa, OK 74055 91 ~.3 76.1500 Planned UnetTDe& DloPm ont REZONING PRI',PARED I+OR: pRESI+;NTA.TION OT THE PUD-X~~ TO OVVASSO CITY COUNCIL AND OWASSO PLANNING COMMISSION PItEPA~.ED IiY: r~f~~n Tuii arks archileclure I angineerin~ lt)euelopment Corporation PeR.n~uin[ `.Rim Gtdt Snd<w Sins lYi2 E 235 N. MacAttl~ur Blvd., Suite 20D, Oklahoma City, OEdahou~a 73127 405.77.6270 ~ 405.787.6276 f 1 TABLE OF CONTENTS ............. • 1.0 Introduction ....................................................................... ... : ............. 3 2.0 Legal Description ..........:... ................. ..............3 ................................................ 3.0 Owner .......................... ......... ..............4 ................................... 4.0 Site and Surrounding Areas .................. .......... .......,....4 .. sisal Characteristics........ ............................................. 5.0 Phy •"~• ...........4 ... d Unit Development Concept ••-•••-•••••••••••-••-~~"""' .... 6.0 General Planne ........ ...............4 ............ ............ 7.0 Service Availability ..............4 1 Streets .................................................................. 7 . . 7.2 Sanitary Sewer ....................................... ............:......... ................5 ................ 7.3 Water and Fire Protection ...................... d TelephonelCable .......................••••• 5 ••••••••••••• 7.4 Natural Gas, Electricity, an ........... 5 ............................. 8.0 Special Development Regulations .......... • • • • • • • • ..... ...........6 8.1 Use and Development Regulations .............................................. ..... 6 8.1.1 Permitted Uses .................................. ......................... ...............:. .......... 8.1.2 Prohibited Uses .................................. ........ .................7 .. ... 9.0 Special Conditions .................• 9.1 Facade Regulations ............................... ................... ..................8 ................. 2 Landscaping Regulations ....................... .................. 9 ..••,••.,..8 ....... . ulations ............. 3 Platting Reg .................................... ................. 9 ......8 ............ . 9.4 Drainage Regulations ........................ .................. ......8 ............ ........................... 5 Dumpster Regulations .................. 9 . 6 Access Regulations ........................................ ................. 9 ................... $ . ......... . ......... 7 Parking Regulations ............................... ............. 9 ................... . 9.8 Si Wage Regulations .................................................... .................. 9 9 ................... ................... 9 Roofing Regula#ions ............................. 9 ...............,. 9 . . ht Regulations ........................................: 10 Hei ..............9 g ..................... 9. . ulations ~~""" tback Reg ............................. S ...... e 9.11 12 Permit Regulations ....................................... ................ 9 ..................10 . .......... ............. 13 Public Improvements ............•..••••••• ............... 9 .................. . 14 Common Areas .......................... ............. 9 10 .................. . ork .................................................... 9.15 Decorative Artw 10 .............. 9.16 Site Plan ............................. .... .........10 .......... . ............................... 10.0 Development Sequence ....................... .... ........,10 .......... 11.0 Exhibits ....................................... PUD-XXXX Pu 2 ~ES1~N STp-TEMEE~ ~F THE ~EVE~S PLp+NNE® UNIT pEVEL®PM 1.0 INTRODUCTION ofi 7.49 acres, is located The Planned Unit Development of The Sevens, consisting e 14 E, of the within the southwest quarter of Section 20, Township 21 N, Rang enerall Indian Meridian, Tulsa County, Oklahoma. The subject props 169 g y located east of Garnett Road along the west side of Highway ur ose of this PUD is to rezone the existing property to accomplish the Thep p e tual development plans for The Sevens as stated below in Section 6. . conc p 2,0 LEGAL DESCRIPTION Cit of Owasso, Tulsa A tract of land in the SW14 of Section 20, a?ti N ~a~ly deSMibed as follows: County, State of Oklahoma, being more p M • NCING at the northwest corner of the SW~ 4 a dsta O'e of 50 OO feet to COMME the north line of said S Thence N88°41'09"E along the north line the POINT OF BEGINNING; Thenceet Thence S59°26'S8'E a des ante of 1906.48 of said SW/4 a distance of 613.45 fe 'line of State Highway 169; Thence al g feet to a point on the west right-of-way a radius of 5230.51 feet the said west right-ofi-way on a curve to the left having ord bearing of S31 °43'04"W and a~ chord ~ tantceoo 527.21ffeet Thencec and a ch distance of 466.65 feet; Thence S88 40 31 W a dis GINNING ° ~ "W and parallel with the west line of said S NT OF'BEnCe of 494.92 feet N1 1039 to a point on the north line of said SW/4 and the PO Containing 326,437.91 Sq. Ft. or 7.49 Acres, More or Less. 3.0 OWNER owner/developer of this property described in Section 2.0 is as shown below. The Owner/©eveloper: TAPP DEV~ LLO S COLTRANE ONION EDMOND, OKLAHOMA 73034 4.0 SITE AND SURROUNDING AREAS E SEVENS PUD-XXXX 3 • it Development of The Sevens includesn~ 9 169 south of what is The Planned Un the west srde of H g Y located east of Garnett Road along Smith Farms. The site is currently vacant and zoned Commercia known as General {CG) and Agricultural (AG). the West is zoned AG. The prope~Y to the S otthe north s zoned The property to The property and AG. The property to the East is zoned AG. AG, and CG. 5 p PHYSICAL CHARACTERIS-fICS m 892 MSL at the northern border ro ert varies fro a slope across the site The elevation of the subject p p Y of the site to 681 MSL at th en ~t0% and 2 0%. The averag from north to south is betwe nel for Highway 169 drains from northeast to southwest along the A drainage chap eastern property boundary. etation including grasses, shrubs, and The site ground cover consists of lig>~aS Bates loam (unit 3), Dennis-Radley ine tree. The subject property lex unit 20), and Pits (unit ~6) soils one p complex (unit 16), Eram-Coweta comp characteristics. 6.0 GENERAL PLANNED UNIT DEVELOPMENT CONCEPT continue the "ntent of this Planned Unit Development rezoning is to create and The - ment known as Smith Farms harmony and stability of the Planned U thD to a POD, the development will Market Place to the north. By rezoning 'mize the available open space and aesthetic areact of thel development as a maxi as well as, minimize the overall imp utilit and tenants to utilize, detention, Y whole by creating cross access between lots and sharing street requirements. 7 0 SERVICE AVAILABILITY 7,1 STREETS est street to the north is East 96~~' Streeearest st eet to theswest st The near ~ B9, and the n to the east and south is Highwa rovided from Garnett Road. Garnett Road. Access is to be p 7 2 SANITARY SEWER 4 THE SEVENS PUD-XXXX Sanitary sewer facilities for this property are available. An 8" sanitary sewer line is located along the western part of the site. Extensions from this line can be made to provide the development with sanitary sewer service. 7.3 WATER AND FIRE PROTECTION Water facilities for this property are available. An 8" public water line is located to the Southwest of the site, and another 8" public water line is located to the northwest of the site. The nearest fire station is Station #1 located at 8901 N. Garnett. 7.4 NATURAL GAS, ELECTRICITY, AND TELEPHONE/CABLE Proper coordination with the various utility companies will be made in conjunction with this development. 8.0 SPECIAL DEVELOPMENT REGULATIONS The following Special Development Regulations and/ar limitations are placed upon the development of the Planned Unit Development. Planning and zoning regulations will be those, which are in effect at the time of development of this Planned Unit Development, provided, however, that the density and or intensity of the PUD shall not be increased. Development is when a permit is issued far any construction or addition to any structure on a development tract. Certain zoning districts are referred to as a part of the Special Development Regulations of this Planned Unit Development. For purposes of interpretation of these Special Development Regulations, the operative and controlling language and regulations of such zoning districts shall be the language and regulations applicable to the referenced zoning districts as contained in the City of Owasso's Planning and Zoning Code as such exists at the time of development of this Planned Unit Development. In the event of conflict between provisions of this PUD and any of the provisions of the Owasso City Code, as adopted as the "Code of Ordinances, City of Owasso, Oklahoma", in effect at the time a permit is applied for with respect to any lot, black, tract and/or parcel of land subject to this PUD, the provisions of the Code shall prevail and be controlling; provided however, that in the event of a conflict between the Special Use and Development Regulations specifically negotiated as a part of this PUD and the provisions of the Code in effect at the #ime a permit is applied for with respect to any lot, block, tract andlor parcel of land subject to this PUD, such Special Use and Development Regulations of this PUD shall prevail and be controlling. Notwithstanding administrative approval of minor amendments, the following special conditions listed in Sections 8.1 through 10.0 shall not be changed or amended in any way except by action of the City Council, after review and recommendation by the Planning Commission. THE SEVENS PUD~XXXX 5 8.1 USE AND DEVELOPMENT REGULATIONS The use and development regulations of the Commercial General District, shall govern this PUD, except as herein modified, including conditional, special permit, special exception, alcohol beverage consumption requirements and/or accessory uses subject to their appropriate conditions and review procedures for public hearings where applicable, unless otherwise noted herein. 8.1.1 PERMITTED USES The following uses in the Commercial General District are the uses permitted in PUD-XXXX: Library Services and Community Centers Administrative and Professional Office Business Support Services Convenience Sales and Personal Services (2418} Eating Establishments; Sitdown, Food and Beverage Retail Sales Medical Services: Restricted Personal Services; Restricted Eating Establishments: Fast Food Eating Establishments: Fast Food with Drive-through Order Window Participant Recreation and Entertainment: Indoor Participant Recreation and Entertainment: Outdoor Retail Sales and Services: General Child Care Center Hotel/Motel Establishments and Services: Restricted THE SEVENS PUD-XKXK 6 8.1.2 PROHIBITED USES The following uses are prohibited in PUD-XXKX: Any Adult type bookstore or other establishment selling, renting, displaying or exhibiting pornographic or obscene materials (including without limitation: magazines, books, movies, videos, photographs or so called "sexual toys"} or providing adult type entertainment or activities (including, without limitation, any displays or activities of a variety involving, exhibiting or depicting sexual themes, nudity, or lewd acts). Massage Parlor Skating Rinkl Mortuary, crematorium, or funeral home Mobile home or trailer court, labor camp, junkyard or stockyard Landfill, garbage dump or other such facility for the dumping, disposing, incineration or reduction of garbage. Telephone call center Gambling establishment ar betting parlor Veterinary hospital or animal raising or keeping facilities Assembling, manufacturing, industrial, distilling, refining or smelting facility 9.0 SPECIAL CONDITIONS The following special conditions shall be made a part of this Planned Unit Development: 9.1 FACADE REGULATIONS Exterior building wall finish in all structures shall consist of a minimum 50% brick veneer, masonry, drivet, rock, stone, stucco, or wood, or other similar type finish approved by the Planning Director of the City of Owasso with the remaining facade and roof allowed to be metal. Buildings finished with EIFS (Exterior Insulation Finish System) material shall be permitted. THE SEVENS PUD-XKXX ~ 9.2 LANDSCAPING REGULATIONS The subject parcel shall meet all requirements of the City of Owasso's Landscaping Ordinance in place at the time of development. 9.3 PLATTING REGULATIONS Platting of this Planned Unit Development shall be required prior to development. 9.4 DRAINAGE REGULATIONS Drainage improvements will be in accordance to applicable sections of the Owasso Engineering Design Criteria. Drainage improvements shall be permitted and constructed in accordance with Section 0500, Stormwater Systems, of the City of Owasso Engineering Design Criteria, which includes certain allowances in construction standards for Planned Unit Developments, provided the PUD is platted with drainage areas confined to common areas. Such drainage ways must be designed to handle adequate flows and cannot be built without specific approval of the City Engineer. The maintenance will be the responsibili#y of the property owners. A Drainage Study shall be submitted and approved by the Public Works Department prior to the issuance of any building permits within the PUD. 9.5 DUMPSTER REGULATIONS Dumpsters shall be located within an area screened by a fence or masonry wall of sufficient height that screens the dumpster from public streets and shall be placed no closer than 25 feet from all property lines. 9.6 ACCESS REGULATIONS There shall be one access point to this PUD and shall be provided by the proposed private drive off of North Garnett Road. Lots within this PUD will not be required to have frontage on an approved street. Access to individual lots within the PUD may be permitted to be from a private drive. The private drive shall be placed within a common area designated for access purposes. A Property Owners Association through the use of recorded Covenants and Restrictions shall govern maintenance of the private drive. Access to the individual buildings shall be provided by private shared access drives that will provide internal circulation. Private shared access drives shall have a minimum right-of-way width of 20 feet for one-way drives and 24 feet fortwo-way drives. 9.7 PARKING REGULATIONS The design and number of all parking facilities in this PUD shall be in accordance with Chapter 9, Off-street Parking Requirements. THE SEVENS PUD-XXXX 8 Individual Pots shall be allowed to cross access for the purpose of parking and maneuvering via a cross access agreement affective through recorded covenants and restrictions. An individual platted lot is not required to provide on-site parking. Required parking may be provided within a common area/private driveway. Off-site shared parking shall be permitted in order to comply with parking requirements. Off-site parking is further limited to the boundaries of this PUD. 9.8 SIGNANGE REGULATIONS There shall be 3 freestanding signs in this Planned Unit Development. Two of the signs will have frontage an Highway 169, with the other sign having frontage on Garnett Road. Monument signs within this PUD shall be a ground sign with the maximum size being eight feet high and 100 square feet in area and shall have no less than 25 square feet of landscaping at the base. One pole sign shall be limited within this PUD and be limited to a maximum height of 40 fee# and a maximum display area of 200 square feet in area (per side} and shall have no less than 25 square feet of landscaping a# the base. A sign that contains the name of any business development located within this PUD is deemed accessory, even if the sign is not placed on the parcel where the business development and the sign are located within this PUD. Canopy signs shall be permitted for each business use in the PUD, and shall be mounted on the building facade with uniform height and style letters not to exceed 24 inches high and backlit. 9.9 ROOFING REGULATIONS Every structure in this Planned Unit Development shall have Class C roofing or better. Roof elevations shall provide for hip and gable designs. 9.10 HEIGHT REGULATIONS There will be no building height restrictions except for lots with frontage on State Highway 169 as stated in the Covenants & Restrictions. 9.11 SETBACK REGULATIONS Buildings within development shall be required to maintain a minimum of forty (40} feet building setback along North Garnett Road and a minimum of ten (10} feet building setback within limits of the development. 9.12 PERMIT REGULATIONS Applications for building permits in this PUD must include an overall PUD site plan that depicts the location of the proposed building permit and the size and address of a[I existing buildings as well as all existing parking and THE SEVENS PUD-XXXX landscaping in the commercial part of the PUD and parking and landscaping proposed for the building for which a building permit is requested. 9.'13 PUBLIC IMPROVEMENTS Public improvements shall be made by the property owner throughout the Planned Unit Development as required by the City of Owasso Public Works Department or other City, County, or State Department or agency. All local, State and Federal ordinances as they shall apply to the site will be adhered to fully. 9.14 COMMON AREAS Maintenance of the Common Areas in the development shall be the responsibility of the property owner or Property Owners' Association. No structures, storage of material, grading, fill, or other obstructions, including fences, either temporary or permanent, that shall be placed within the Common Areas intended far the use of conveyance of storm water, and/or drainage easements shown. Certain amenities such as, but not limited to, walks, playground equipment, benches, piers, and docks, shall be permitted if installed in a manner to meet the requirements specified above. 9.15 DECORATIVE ARTWORK Decorative artwork and/or architectural structures shall be permitted throughout the PUD area. Artwork/Architectural structures may include but is not limited to fountains, individual art pieces, clock towers, decorative entry structures, etc. The decorative artwork/architectural structures shall not exceed 25 feet in height, must have a minimum 14 feet clearance in height (for archways) and be located a minimum of 25 feet from the curb of an adjacent public street. 9.16 SITE PLAN The Conceptual Plan details including the size of the buildings and their location as well as the parking layout shah be included in the Master Development Plan or the applicant shall commit to site plan review by the Planning Commission at the time of preliminary plat. 10.0 DEVELOPMENT SEQUENCE Developmental phasing shall be allowed as a part of the development of this PUD. 11.0 EXHIBITS The following exhibits are hereby attached and incorporated into this Planned Unit Development. These exhibits are: EXHIBIT A -Master Development Plan (24" x 36"and 8 1/2" x 11 ") EXHIBIT B - Topographic Map (8 112" x 11") THE SEVENS PUD-XXXX i0 ~., } ZII 3 ~______f - - .. .f.69 I 1 __ __ ___~ '{• ~~ 1 I j} ~, lr ~ SF Cx I ~ ~~L "'i tr - ~ I' \ gas. ~ ~: 6q6q g9 o I ...~,a. 3X W5 Lrv D ~~ Sf »~ RO O _ T~ ~~ ~ ~ ~l m~. fi to -~ ~ ~ - .. .. ~ ®~ ~~ Irwn ems uR,acvF ~~~ ~~ 5 3' S ~ c?'3 ~F~e~'~K~ r ~ = m ,7 rt z a S NI bl 6 2I ~ ^I ~~ ~I ~~I rl ~ i ~i ~~„~ i ~I ~ 1 I zI 1 i i l l "i 1 ~. c~3~°~ ~~=m o; s$ " ~ 4 ~ e2s ~ s ~ ~ ~ 'S° o P2 Sgo c~ Pd3~ ~° 4 ° ~E~ ?a>4@s o5'~ °~ 9G~ m ~Qcs$5 ~~o e~ ,f~3 ~ d e='2 °sTg °ns~ amm ~~ n1S.. ~~ ~.m$~n °~~CR~ _e ~ ~3~ ° _ ~~ rR p' >~0 ~82 ~z ~ -`~i 9; R _ ° ~y°~°~ ~, g ~ S act n y s 5 ~~ o ~ ~_ a ~- 03 =~$:: m 1^ 'a i ~^go ~ °osao~^~€ ~- 34~ a °n8`z ~~=~ N ~~ =oeg - ~~ e° ' ~~gs S c~°~~o Sg~~ ~Y' d n,~3 _ ~S 6R ~o ~i z\ $p O ~~^ ~kwx~ v~^~ oz 2 °e~_s~o $Q 5 ang' ~2-~ U~S'o~ g~i ;~°R~ss'soA_ ~p ;3n ~g 2:~9~0 ~-~' a yep°C 7 4 I~ THE SEVENS B G7 Grafton Tull Sparks OWASSO, OKLAHOMA ~ ~U 235 N. MacArthur, Suite 200 Q Obahoma City, OC 73127 405.787.6270 FAa: 405.787.6276 wvnv.CroffOn'ullspark.COrn °PrU1~1lNaRY,oL~N~ ~ ~ Architeciure ~ Engineering ~.~. .. _, z _ "~ ~ ~ ~ ^ ~: ~;~ ~ '~ ~ ~' , ~ ~` yam, , ` J \ 1 ~ Sti: ~ ~~ / i `. S1~~3 \ ~~~ I i {3g / 5 -_ - _._ -p_ c . _ ~ i _ ~ ' _ _ _ t e_v t -- i _,e _ ' - _ - R, -~~ H~]5W _ ~ 'P_].or0_05~L9J.'8L ___ ~~ -_ '`' i : ._ Bhp . - - _ `-c _- _~ ~ ~ ~ N _ _ F ~ gyp _~ ti d ~_ azd~ _y 5i YY _ Y _ Qv h R~`~ ~~~s - ~a m MEMORANDUM TO: THE HONORABLE MAYOR AND CITY COUNCIL CITY OF OWASSO FROM: ROGER STEVENS INTERIM PUBLIC WORKS DIRECTOR SUBJECT: UTILITY RELOCATION -OKLAHOMA NATURAL GAS COMPANY - 86th STREET NORTH & MINGO ROAD INTERSECTION DATE: June 4, 2008 BACKGROUND: In June 2006, Council authorized the execution of an Agreement for the relocation of utilities by Oklahoma Natural Gas Company (ONG). The work included the relocation of approximately 1,336 linear feet of low and medium pressure distribution pipelines as well as a 2" gas regulator and service with a 2" relief valve relocated with the project limits. However, of the total length, only 1,216 linear feet were located outside the public ROW and within a privately owned easement. This portion was agreed to be relocated at an estimated cost to the City of $190,626.00 including material, labor, and contract administration. On May 19, 2008, the City of Owasso received a final invoice in the amount of $139,533.86 (as compensation for the agreed 91.02% of total costs of $153,300.22). According to the Agreement, the City is to reimburse ONG within 30-days of the completion of work. FUNDING: Sufficient funds remain in the Capital Improvements Fund for this project. RECOMMENDATIONS: The staff intends to recommend Council approval for payment to Oklahoma Natural Gas Company in the amount of $139,533.86 at the June 17, 2008 regular meeting of the City Council. ATTACHMENTS: A. ONG Agreement and estimate B. ONG Final Invoice .' AGREEMENT GAS FACILITIES RELOCATION 86 r'~ ST. NO. & MINGO RD. INTERSECTION CITY OF OWASSO TULSA COUNTY Oklahoma Natural Gas Company, a Division of ONEOK, Inc., hereinafter called "Company," owns various medium pressure and low-pressure distribution natural gas pipelines within the construction limits of the referenced project in the City of Owasso, Tulsa County, Oklahoma, which Company utilizes in the discharge of its duties as a public service corporation. City of Owasso, Oklahoma, a municipal corporation, hereinaftercalled "City," has requested Company to relocate these facilities to accommodatethe proposed construction of the referenced project as shown on plans therefore, the latest of which were received electronically by Company on Apri127, 2006. City agrees to reimburse Company in the extent and- manner hereinafter stated for that portion of the cost of relocating said facilities which is for the benefit of City. Company proposes to perform the necessary relocationof its facilities in substantial accordancewith the five plan sheets and the one-page cost estimate, all dated May 1, 2006, of which four copies each are attached. Company will bear the cost of relocating the portions of the facilities which do not occupy private rights-of-way. The City's share of the estimated cost of the necessary relocation will be $190,626, all of which is to be reimbursed to Company by City. City by accepting the proposal agrees that City shall reimburse Company for its share of the total actual relocation costs, said costs being arrived at in the same manner as used in Company's estimated cost of the project attached hereto. Such relocation costs will be based upon, but not necessarily limited to, material suppliers', work contractors', and equipment-rental invoices; and at then-current rates and prices, company's transfer and stores expense charges for warehoused materials; payroll time sheets; indirect labor charges; auto, truck, and equipment use records; expense statements; and standard allocated overhead charges. Company's award of and payment for contracted work will be based upon competitive bids or continuing contract, whichever appears to the Company will be most practical and economical. It is further understood, and City by accepting this proposal agrees, that City will reimburse the Company in accordance with this agreementwithin thirty (30) days after the said relocation work has been completed and Company's statement for City's costs thereof has been submitted. Company agrees that in the event Company should determine prior to commencement of construction that the revised estimated amount of the reimbursement by the City may exceed the estimated cost as stated herein, Company shall notify the City of such determ ination in writing. City shall have the right to terminatethis agreementwithin ten (10) days of receipt of such said written notice. If City elects to so terminate, City shall pay Company the City's share of any engineering cost incurred to date of termination. If the City does not terminate the agreement within the ten (10) days, it shall remain in full force and effect. The Company by agreeing to or by abandoning, relocating, or modifying any of its facilities pursuant to this agreement shal I not thereby be deemed to have abandoned, modified, released, or otherwise destroyed any of its rights existing at the time of the execution of this agreement under valid and subsisting private right-of--way easements granted to, obtained by or through condemnation, or otherwise vested in the Company unless tl~e Company shat l have released same by written instrument. Further, should the Company in the course of relocating the above-described facilities relocate any of such facilities Page 1 of 3 presently located on private right-of=way onto public right-of=way, the Company shall be deemed in respect to such facilities to have retained sufficient easement and other rights such that if said facilities are encompassed within any future governmental project requiring relocation, adjustment, or abandonment of such facilities, that the Company shall be entitled to reimbursement for the cost of such relocation, adjustment, or abandonment from the governmental agency requiring the same; provided, however, this provision shall not be construed as requiring reimbursementby the City of Owasso except when such relocation, adjustment, or abandonment is required for a project of the City of Owasso. Any changes made by the City in this proposal as submitted by the Company shall be subject to the written acceptance thereof by the Company before there is any binding contract between the parties. City by accepting this proposal warrants that it now has or will have unencumbered funds available with which to pay the relocation costs to the ex~nt herein above provided. If this proposal is not accepted by the City within one (1) year from the date of this letter, this proposal shall automaticallyterminateand thereafter shall not be subject to acceptance by the City unless the proposal is reinstated by Company. Company respectfully requests that the City of Owasso agree to the terms of this proposal by signing in the space provided below and returning one executed copy to us. ATTEST: OKLAHOMA NATURAL GAS COMPANY, A DIVISION OF ONEOK, Inc. t Secretary Dated: gy. ~ - ve Wood Vice President- Operations Page 2 of 3 A['PRUVI;U as to form and legality this 2. Gday oti ~u NE , 2006. ~ 1 A 1..!" 1/3! 1.V7 1 City Attorney ~~~°°°~~~---"'~~~~111 CITY OF OWASSO, OKLAHOMA Mayor ~G~~y OF 0~~9 ~ ~ ~ OFFICIAL O ATTEST: SEAL City Clerk 0 /f ~ This day of J U~~ , 2006 ONG JO NO. 021.055.2112.010065 Page 3 of 3 OKLAHOMA NATURAL GAS COMPANY ESTIMATED GAS FACILITIES RELOCATION COST 86TH STR. NORTH AND MINGO ROAD CITY OF OWASSO JOB NO 17760(04) 021.055.2112.010065 MATERIAL COST: " gn UNIT COST AMOUNT 6 5/8 PIPE-STEEL, LINE, 0.188" WALL. 12.94#/FT. API SL, X-42, ERW, BEV FBE COATED 840 ft , , 4" PIPE-PE 2406, IPS, .395" WALL, SDR 11.5, YELLOW, 600' ROLL . 600 ft 4.30 $3,612 2 3/B"PIPE-STEEL, LINE, .154" WALL, 3.66#/FT, API-SL, X42, ERW, COATED . 40 ft 1.19 $714 6" TEE-SPHERICAL, SERIES 300, ANSI 300 740 LB WP . 2,72 $109 , 4" SADDLE-ELECTROFUSION MD PE 2406 LESS SLEEVE 4 ea. 921.99 $3,668 , , 2" VALVE-GATE, RAISED FACE, FLANGED ANSI 300 740# WP STEEL 1 ea. 70.13 $71 , , , 2"FLANGE-WELD NECK, RAISED FACE ST 300 LB 1 ea. 654.11 $655 , , 2" GASKET-.125" THICK, SER 300 400 600 740 PSI WP 2 ea. 10.13 $21 , , , 2"-BOLT-STUD, 5/8"x3 112" W/2-2H HEX NUTS ASTM GR-87 2 ea. 3.03 $7 , , 6" ELBOW-ST WELD 90 DEG LR LTWf GRADE B SMLS 16 ea. 0.49 $g , , 2" FITTING-THREADED O-RING 1500 LB 9 ea. 30.74 $277 , , 4" ELBOW-BUTT FUSION, IPS 90 DEG. MD PE 2406 4 ea. 77.45 $310 , , 2" ELBOW-ST WELD 90 DEG., LR STD GR B SMLS 4 ea. 7.00 $28 , , . , 6"x6"x2" TEE-REDUC, WELD, STEEL, STD GR. B SMLS 260" 2 ea 3 1 g $7 , , , . 6" CAP-STEEL-WELD .219" 1 ea. 104.28 $105 4" CAP-BUTT FUSION, IPS MD PE 2406 4 ea. 12.81 $52 , 4" TRANSITION-FITTING, ST-PL, WELD COATED WITH TRACER 2406 2 ea. 4.84 $1 p , 52"-84" VALVE-BOX PL SCREW TYPE 1 ea. 19.21 $20 , , #10 AWG WIRE-TRACER; SOLID COPPER, PER ASTM B-1 1 ea. 59.91 $60 5 LB ANODE-MAGNESIUM PACKAGED 10 FT LEAD 600 ft. 0.06 $36 , , . 17 LB ANODE-MAGNESIUM, PACKAGED 10 FT LEAD D3 HIGH POT 2 ea. 17.85 $36 , . , 2" REGULATOR-SERVICE WITH 2" RELIEF VALVE (DWG 70 20-02) 5 ea. 41.59 $208 . 2" WRAP-PIPE, PROTECTO 320/50 FOR 1 ea. 1,549.49 $1,550 PRIMER-PIPE, PROTECTO VVRAP 1170 1 roll 14.50 $15 4"x9' ROLL, TAPE WAX UNDERGROUND NO 1 1 gal 9 42 $10 , . PRIMER-WAX, TAPE #1, UNDERGROUND APPLICATION 51 roll 5.40 $276 4"x9' TAPE-WAX, ABOVE GROUND NO 2W 2 gal. 20.37 $41 . PRIMER-WAX, TAPE, FOR WHITE TAPE ABOVE GROUND 6 roll 7.20 $44 , MISC. MATERIAL 1 gal. 26.72 S27 TOTAL ESTIMATED MATERIAL COST 2 400 $14,397 INSTALLATION COST: Stores Expense $2,376 Contract Construction Labor $102,640 Contract Design 8 Drafting Services $5,224 Company Labor $15,396 Indirect Labor, Payroll, Insurance, and Taxes $6,313 Automotive Expense $2,310 Right of Way New Purchase and Existing Damages 5 000 TOTAL 5153,656 Administrative and General Expense Omissions and Contingencies $24,017 $26,651 ESTIMATED INSTALLATION COST ESTIMATED MATERIAL COST $189,927 _ ESTIMATED ABANDONMENT COST $14,397 $s,1 os TOTAL ESTIMATED RELOCATION COST $209,433 FINANCIAL RESPONSIBILITY _ Total within Private Right of Way = 1216 ft. Total within Public Right of Way = 120 ft City Share 1216 ft within additional required R/W 91.02% _ $190,626 1336 ft. within total required RAN 4NG Share 120 ft within present Public RNV 8.98% _ $18,807 1336 ft. within total required R/W Eastern Region Engineering (Randy Stalcup) Prepared By: Utility Oeslgn Services Inc. (Gerald Noll) 5/1 /2006 O~.Axo~ NATt~. GAs A DIVISION OF ONEOK May 7, 2008 City of Owasso Attn: Ana Stagg Public Works Director 301 W. 2°d Ave. Owasso, OK 74055 Dear Ms. Stagg: RE: PIPELINE RELOCATION FOR ROAD AND DRAINAGE IMPROVEMENTS CITY OF OWASSO PROD: 17760(04), 86T" ST N AND MINGO INTERSECTION ONG JOB ORDER NO. 021.055.2112.010065 Enclosed are copies of the claim and supporting papers for the Final Billing against the City of Owasso, in the amount of $139,533.86 for cost incurred on the referenced project. Please mail payment with a separate check (please do not include with utility bill payment) to Oklahoma Natural Gas Company, ATTN: Keith Mallo, Property Accounting, P.O. Box 401, Oklahoma City, OK 73101-0401 Sincerely, i~ / j~/ Keith Mallo, Acting Manager Property Accounting and Reporting Enclosures RECEIVED MAY 1 9 200$ 401 ~'~orth Harvey Avenue Oklahoma City, OK 73102-3470 P. 0. Boz 401 Oklahoma Ciry, OK 73101-0401 (405) 551-6500 Fay (405) SS1-6779 vvww.ong.com OKLAHOAM NATURAL GAS RELOCATE B", 4" 8 2" FOR ROAD AND DRAINAGE IMPROVEMENTS CITY OF OWASSO PRJ#17780(04) TULSA COUNTY JOB ORDERS. 021.055.2112.010085 MATERIAL COSTS QUANTITY UNIT :UNIT AMOUNT 2" REGULATOR. MOONEY. FGd, ANSI 300 FLG'D. SERIES 20 PILOT w/BLUE SPR 1413 EA 1.0000 1413.00 2" x 3" VALVE, RELIEF, FLOW SAFE, FLG'D ANSI 150. w/ 50 PSIG WP. w/ FIELD TE 1727 EA 1 0000 1727.00 ANODE-MAGNESIUM. PACKAGED 17 LB, 10 FT LEAD, D3 HIGH POT 8 EA 48.0000 205 00 ANODE-MAGNESIUM, PACKAGED SIB, 10 FT LEAD, H1 ALLOY GR A 2EA 13.8900 2].38 BOLT-STUD..825"X3.25"[5(B"%31/d'], W/2-2H HEX NUTS, ASTMGR-87 4EA 0.8000 3.20 B OIT-STUD..825" X 3.50- (5/B" X 3 1/2"j, W/2-2H HEX NUTS, ASTM GR437 32 EA 0.8300 28.58 BOLT-STUD, .825" X 3.75" [5/e' X 3 3/a~, W/2-2H HEX NUTS. ASTM GR437 4EA O.BB00 3.SB BOX-VALVE. ABS POLY MATERIAL, SCREW TYPE, APPRO%. 52"-84" ADJUSTABLE 1 EA 52 0000 52.00 BRUSH-PAINT. 2" 2EA 0.3000 0.80 CAP-BUTT FUSION. 4" IPS. MD PE 2608 1 EA 4.2800 4.28 CAP-STEEL-WELD B".2181N 4EA 25.8175 102.47 CAP-VENT, 1".FLAPPER TYPE 1 EA 74.1800 14.18 CAP-VENT, 3.50" [3 1/2"j. FLAPPER TYPE, PART NO. 11 1 EA 18.8400 19.80 COLLAR-STEEL. 1", THREADED, 3000 LB WP 2EA 2.2250 4 65 COLLAR-STEEL 2". THREADED, 3000 LB W P 2EA 5.8350 11.27 COUPLING-ELECTROFUSION, 4" IPS, MD PE 2408 1 EA 78.8100 18.81 COUPLING-FS, 50"(1/2"], THREADED, 3000 LB WP SEA O.BB00 4.85 COUPLING-HALF SCREW F53000#2" 2EA 3.8400 7.28 ELBOW-BUTT FUSION. 4", 00 DEG. MD PE 2408 4EA 7.2875 28.07 ELBOW-FORGED ST THREADED 90 DEG 2" 2000 LBS 1 EA 10.0200 10.02 ELBOW-MALLEABLE IRON, 2".BLACK. THREADED. BO DEGREE. STANDARD 2EA 4.4800 8.88 ELBOW-ST WELD BO DEG LR 2' STD GRADE B, SMLS 3 EA S.SBB] 18.78 ELBOW-ST WELD BO DEG lR 3" STD GRADE B, SMLS 1 EA 8.1200 8.12 ELBOW-ST WELD BO DEG LR B" LTWT GRADE B, SNLS B EA 87.8813 495 B9 FITTING-THREADED. 2". O RING. 1500 LB WP 8 EA 90.4300 723.44 FITTING-TRANSITION. 2' ST-PL. WELD COATED WITH TRACER, 2408 1 EA 8.7400 8.74 FITTING-TRANSITION. 4" ST-PL. WELD COATED WITH TRACER, 2408 1 EA 21.8200 21.82 FLANGE-WELD NECK. 2", RAISED FACE, ST, 150 LB 1 EA 11.3000 11.30 FLANGE-WELD NECK, 2", RAISED FACE, ST, 300 LB 4EA 14.8800 50.92 FLANGE-WELD NECK. 3", RAISED FACE, ST, 150 LB 1 EA 13.3400 13.34 GASKET-2" %.125- [1/8-] THICK. ANSI 150, 285 PSI WP 1 EA 2.7000 2.70 GASKET-2"X.125" [1/8"] THICK, SER 300.400, 800, 740 PSI WP 4EA 3.1450 12.58 GASKET-3"X.125" [t/8"] THICK, LINEBACKER'F", ANSI 150. 285 PSI WP 1 EA 3.4300 3.43 LUBRICANT-THREAD. LOCTITE W]TEFLON PINT 2EA 8.2500 18.50 METHANOL - 55 GALLON DRUM ^' ISSUED FROM STORES BV GALLON "^ 2 EP. 2.8850 5.73 NIPPLE-BL:CK, a" jti2] X 2.5" (2 1/2), STEEL, THREADED. STD 1 EA 0.3600 0.39 NIPPLE-BLACK, 1" X 12", STEEL. THREADED, STD 1 EA 2.7800 2.78 NIPPLE-BLACK. 1" %3'. STEEL. THREADED ONE END. SMLS. %HEAW 2EA 1.8700 3.34 NIPPLE-BLACK. 1"X3". STEEL. THREADED, STO 2EA 0.7150 tA3 NIPPLE-BLACK. 2" X 18". STEEL. THREADED, STD 1 EA 10.3500 10.35 NIPPLE-BLACK. 2" X 24". STEEL, THREADED, STD 1 EA 13.8700 13.87 NIPPLE-BLACK. 2" X 4". STEEL. THREADED, STO 7 EA 1.8500 12.85 NIPPLE-BLACK. 2" X 8". STEEL. THREADED ONE END. (800LB. 540) 3 EA 5.1233 15.37 NIPPLE43LACK. 2"X8".STEEL. THREADED, XHEAVY, (2000LB, 580) 1 EA 4.8200 4.82 NIPPLE-BLACK. 2' X 8". STEEL, THREADED, XHEAVV, (2000LR. 580) 1 EA 7.3000 7.30 NIPPLE-BLACK. 3" X 12". STEEL. THREADED. HEAVY 1 EA 20.4800 20.48 NIPPLE-SWAGED. 2" X 1", STEEL. CONC. THREADED. STD 1 EA 13.8300 13.83 NIPPLE-TRANSITION, B"..280" X.188" 2EA 73.8250 147.25 PADLOCK-BRASS, 1.75" 11 3/0"I WIDTH, .3125" (5/18") DIA.. BRASS SHACKLE AND 1 EA 7.2800 7.28 PAINT- METER & SETTING MAINTENANCE GRAY ANSI 4B COLOR. BRUSH APPLI( 1 EA 11 6500 11.45 PAINT-MARKING. YELLOW APWA. WATER BASED. AEROSOL CAN, 1702. 4EA 2.1500 8.80 PIPE-PE 2408. 4" IPS, .395" WALL, SDR 11.5. YELLOW. 40' LENGTHS 24 FT 1.8883 47.18 PIPE-PE 2408, 4" IPS, .305" WALL, SDR 11.5, YELLOW. 800' COILS 800 FT 1.8748 1784.83 PIPE-STEEL, LINE, 2.375' [2 3/8"( OD. .154 WALL. 3.88WFT, API-SL. X-42, ERW. BE' 42.3 FT 2.5248 108.78 PIPE-STEEL, LINE, 8.825' [B 5/8~ OD, .188 WALL, 12.B4WFT, API-SL. %-42, ERW. BI 878.1 FT B.BB3B 7887.54 PIPE-STEEL. SETTINGS. 2.375" (2 3!8"j OD. .154 WALL, 3.BB7HFT, PRE-TEST.API-51 5 FT 2.7240 13.82 PLUG-FORGED ST THREADED SO HEAD 50" [1/2") 4EA O.SB25 2.25 PLUG-FORGED ST THREADED SO HEAD 1" 4EA 1.0800 4.24 PLUG-FORGED ST THREADED SO HEAD 2" 4EA 4.0450 18.18 PRIMER-PIPE, PROTECTO W RAP 1170, GALLON 1 EA 24.5700 24.57 PRIMER-WAX, TAPE #1, "UNDERGROUND APPLICATION ONLY" 2EA 22.2500 44.50 PRIMER-WAX. TAPE, FOR WHITE TAPE "ABOVE GROUND ONLY" 1 EA 28.]500 28.75 REDUCER-BUTT FUSION, 4" X 2", MD PE 2408 2EA 4.0700 8.14 SADDLE-ELECTROFUSION, 4" X 4", MD PE 2400, LESS SLEEVE 1 EA 82.1000 82.10 SIGN-MARKER. PIPELINE. (ONGI. BB" TALL. FLAT FIBERGLASS POST WIUV PRO' 1 EA 0.9800 B.BB SLEEVE-SHRINK, e' X 18" WTC 20 EA 8.2800 185.20 TAPE-DUCT. 2" %80 YDS.. SILVER CLOTH, 9.5 MIL 3 EA 3.2500 8.75 TAPE-ELECTRICAL PUTTY. 1.50" [1 1l2"] INSULATED 2EA ].7500 15.50 TEE-MALLEABLE IRON, 2" X 2" X 1". REDUCING. BLACK. THREADED 2EA 8.7800 13.50 TEE-MALLEABLE IRON,2". BLACK. THREADED, STANDARD 2EA 8.4450 72.88 TEE-REDUC, WELD. 8- X 8" X 2'. STEEL, STD. GRADE 8. SNLS..280" 1 EA 104.2800 104.28 TEE-SPHERICAL. 8". SERIES 300, ANSI 300 740 LB WP 4EA 840.8800 3778.64 UNION-MALLEABLE IRON, 2", 150 LB. INSULATING 1 EA 20.3500 20.35 VALVE-BALL. .5011/2"1, THREADED. 2000# WP. CARBON STEEL, FEMALE WITH H 1 EA 124000 12.40 VALVE-BALL. 1 ", THREADED, 2000# WP, FULL PORT, DUCTILE. STANDARD TRIM. 4EA 40.8800 183.58 VALVE-BALL, 2", THREADED. 1000# WP, FULL OPENING. DUCTILE IRON. SALON 1 EA 75.8700 75.87 VALVE-GATE. 2". RAISED FACE, FLANGED, ANSI 300, 720# WP. STEEL, W/SOUAF 1 EA 423.5800 423.58 VALVE-PLUG. 2". THREADED, ANSI 125, 175# WP, FIG #142, WITH LOCKING DEVI 2EA 48.3500 92.70 WIPER-PAPER CELLULOSE, MEDIUM DUTY, APROX 10" X 18". POP-UP CARTON, 2EA 8.8300 13.88 WIPER-WET, 11" X 17", POLYESTER FIBER MATERIAL, ISOPROPYL ALCOHOL BB' 2EA 14.8500 28.80 WIRE-TRACER. DIRECT BURIAL, SOLID COPPER #12 AWG PER ASTM B-1/B-3 OF 500 FT 0.1718 85.88 WIRE-TRACER, FOR BORING. SOLID COPPER, #10 AWG PER ASTM B-1, INSULA 500 FT 0.2455 122.78 WRAP-COATING, MICROCRYSTALLINE NO. 2 WA%. 4" X B- ROLL, ALUMINUM B EA 8 4433 50.88 WRAP-COATING, WAX, UNDERGROUND NO #1, 4'X9'ROLLS 51 EA 8.3320 322.98 WRAP-PIPE. PROTECTO 320/50.2" 1 EA 10.0100 10.01 TOTAL MATERIAL COSTS 2038829 INSTALLATION COSTS ADMINISTRATIVE AND GENERAL EXPENSE 25875.87 AUTOMOTIVE AND EQUIPMENT EXPENSE 531.22 COMPANY LABOR 1288.82 CONTRACT LABOR -KEY PAVROLLING SERVICES 1132.80 CONTRACT LABOR -NORTHERN PIPELINE CONSTRUCTION CO 82385.88 CONTRACT LABOR-PARNELL CONSULTANTS 18417.BO CONTRACT LABOR-TD WILLIAMSON INC 857.83 CONTRACT LABOR -UTILITY DESIGN SERVICES INC 5395 45 CONTRACT LABOR -WESTERN XRAV COMPANY 7775.00 INDIRECT LABOR. PAYROLL, INSURANCE AND TAXES 533.78 MISCELLANEOUS 83.20 STORES EXPENSE 4158.30 TOTAL INSTALLATION CO5T5 12824].08 TOTAL MATERIAL AND INSTALLATION COSTS 148835.35 RETIREMENT COSTS ADMINISTRATIVE AND GENERAL E%PENSE 1008.58 CAP-BUTT FUSION, 4" IPS, MD PE 2408 1 EA 4.28 4.28 GAP-STEEL-WELD 2"STD 2EA 5.]25 1145 CAP-STEEL-W ELD B".218 IN d EA 25.8175 102 a7 CONTRACT LABOR -NORTHERN PIPELINE CONSTRUCTION CO 2807 CONTRACT LABOR -PARNELL CONSVLTANTS INC 703.78 STORES EXPENSE 28.37 TOTAL RETIREMENT COSTS 4884.87 TOTAL COST FOR PROJECT 153300.22 LESS: ONG COMPANY SHARE (8.98%1 (13768.38) AMOUMT:DUE-TINAC eILL]NG .. .. .~: t:'i39,e33;e6:: 1 ........................... ... ....... ...................... ........................... ... PROJECT # 02:1 055:2112. Cl'I 0065 FINAL BILLING CONSTRUCTION WORK IN PROGRESS LESS: INTEREST TOTAL TOTAL CONSTRUCTION WIP RETIREMENT WORK IN PROGRESS TOTAL COST LESS: COMPANY COST (8.98%) ............................................................. DUE AMOUNT 150,806.90 2,171.55 i 48,635.35 148,635.35 4,664.87 153,300.22 (13.766.36) ~IZTED I~AY 1 9 2008 MEMORANDUM TO: THE HONORABLE CHAIR AND TRUSTEES OWASSO PUBLIC WORKS AUTHORITY FROM: TIM DOYLE PUBLIC WORKS GENERAL SERVICES SUPERINTENDENT SUBJECT: REFUSE COLLECTION CONTAINERS CONTRACT AWARD DATE: June 2, 2008 BACKGROUND: The Owasso Public Works Authority solicits bids annually for the purchase of refuse carts for its collection operations. The plan to move to a fully automated refuse collection system to facilitate the most efficient, cost effective method of refuse collection initiated the need to conduct a refuse container pilot program. The current semi-automated collection system utilizes approximately 7000 AmeriKart "PolyKarts" that are not functional in a fully automated collection system. A pilot program was conducted for a period of seven months from September 2007 through March 2008 in order to prepare for the purchase of new refuse carts. Three vendors were selected to provide 200 containers each for the program. The vendors selected were Rehrig- Pacific Company, Schaefer Systems International and Toter Incorporated. The pilot program areas selected were portions of El Rio Vista, Bailey Ranch Estates and Lakeridge. A customer survey was conducted at the end of the program to receive evaluations from the residents within the pilot program areas. The results of the survey indicated that two of the three vendor's refuse carts performed very well (Rehrig-Pacific Company and Toter Incorporated) with over 70% of customers preferring the pilot program refuse carts over their former refuse carts. SOLICITATION OF BIDS: Notice to Bidders was published in the Owasso Reporter on April 29, 2008 and May 6, 2008 to solicit bids for bulk purchase of green and blue (refuse) and red (yardwaste) carts. Contract specifications (see Attachment A) require that the bid price per cart and replacement parts be guaranteed for any orders placed until June 30, 2009. Included in the contract was an initial one- year term with subsequent renewal periods for three (3) successive one (1) year terms with the consent of both parties in writing, not less than sixty (60) days prior to the expiration of the initial term or any successive one (1) year term. Refuse Collection Containers Contract Award Page 2 of 2 Bids were requested from four vendors. Six (6) bids were received and opened at 2:00 PM on May 20, 2008. The tabulation of those bids is as follows: Bidder 50 Qt /Ea. Truck Qt /Ea. Truck Qt # Green Red Blue Green Red Blue Rehri Pacific Co. No Bid No Bid No Bid $47.25 $49.95 $47.25 486 Schaefer S stems International $62.96 $64.96 $62.96 $52.96 $54.96 $52.96 427 Toterlncor orated $59.80 $63.45 $59.80 $49.42 $51.07 $49.42 588 Williams Refuse Ameri-Kart/Boss $68.50 $68.50 $68.50 $57.00 $57.00 $57.00 500 Williams Refuse Ameri-Kart/Me aKart $60.43 No Bid $60.43 $55.30 $55.30 $55.30 336 Williams Refuse (Ameri-Kar[/3390R) No Bid No Bid No Bid $50.95 $50.95 $50.95 378 Notes: 1 . Schaefer -Price Reviewed Ea. 90 Days 2. Toter Inc. 100 Qty Pricing/Ea. 3. Toter Inc. Pal Nut Wheel Option/Ea. 4. Toter Inc. Granite Color Body/Ea. $57.99 $1 00 $1 25 $60.64 $57.99 The bid submitted by Rehrig Pacific Company has met all requirements of the bidding process and is based on the Rehrig Pacific 95 gallon "95U" container. FUNDING SOURCE: Funding for the initial purchase of the collection containers is included in the FY 08-09 Refuse Division Budget (line item 61-480-54490). The staff anticipates the need to purchase an additional 500 green, 300 red and 100 blue refuse carts in FY 08-09. RECOMMENDATION: The staff intends to recommend Trustee award of a refuse collection container contract to Rehrig Pacific Company of Lawrenceville, Georgia with prices effective through June 30, 2009 as follows: Green Carts: $47.25 each (FOB) Red Carts: $49.95 each (FOB) Blue Carts: $47.25 each (FOB) Staff further intends to recommend approval for the initial purchase of 7500 Green Carts at the July 1, 2008 Owasso Public Works Authority meeting in an amount not to exceed $400,000. ADDITIONAL NOTES: • The contracted prices listed for the refuse containers are established as a "Freight On Board" (FOB) price. The cost for shipping will be determined at the time of shipment. Current market conditions reflect a rate of approximately $700 per truck shipment quantity of 486 containers. • Existing refuse containers will be collected and declared surplus allowing for auction on e-Bay. MEMORANDUM TO: THE HONORABLE MAYOR AND CITY COUNCIL CITY OF OWASSO FROM: ROGER STEVENS INTERIM PUBLIC WORKS DIRECTOR SUBJECT: UNIFORM VENDOR BID AWARD DATE: June 5, 2008 BACKGROUND: There are multiple departments and divisions within the City of Owasso including Public Works, Parks, and Support Services (Maintenance and Vehicle Maintenance). These departments are required to wear a uniform provided to them by the City. At this time, the previous contract agreement with the current uniform vendor (UniFirst) has expired and thus the price per item is subject to change with little or no notice. Since the contract with UniFirst is approximately five (5) years old, staff elected to review the uniform program, revise specifications as needed and solicit new bids. Included in the contract specifications was an initial one-year term with subsequent renewal periods of three (3) successive one (1) year terms with the consent of both parties in writing, not less than sixty (60) days prior to the expiration of the initial term or any successive one (1) year term. Notice to Bidders was published in the Owasso Reporter on April 29, 2008 and May 6, 2008. Complete Bid Documents were mailed directly to eight local vendors. A bid opening meeting was held on May 20, 2008, with one (1) vendor in attendance. EVALUATION OF BIDS: Bids were received and publicly opened on Tuesday, May 20, 2008, with a single bid submitted by Yale Uniform. The bid was tabulated against the current price/piece paid to UniFirst. Staff believes that the lack of interest for this service could be the result of the contract length of only one year. Many Uniform vendors work with a minimum of 36-month contract agreements. Staff would like to explore the language utilized in the bid documents in order to encourage more participation in the bidding process. PROJECT FUNDING: Funding for this project has been requested in the FY 2008-2009 Budget. RECOMMENDATION: Staff intends to recommend Council rejection of the bid submitted by Yale Uniform and authorization to re-bid for service at the June 17, 2008 regular meeting. MEMORANDUM TO: THE HONORABLE MAYOR AND COUNCIL CITY OF OWASSO FROM: TIMOTHY ROONEY ASSISTANT CITY MANAGER SUBJECT: FIRE STATION #3 SLAB TESTING AND FINAL ACCEPTANCE DATE: June 5, 2008 BACKGROUND: On October 14, 2003, the citizens of Owasso approved the extension of the third penny sales tax. The Capital Improvements Committee then listed Fire Station #3 as a Level 1 priority for the City of Owasso. On May 17, 2005, the City of Owasso purchased the land for Fire Station #3 for $180,000. On November 21, 2006, the City of Owasso awarded a contract to Crossland Construction for the purpose of constructing Fire Station #3. The total award amount for the construction of the facility was $1,697,000. In February of 2008, staff notified the City Council of concerns regarding visible cracks in the concrete slab within the apparatus bay portion of the station. At that time, staff reviewed steps it had previously taken to receive assurances that the cracking was cosmetic in nature and did not affect the strength or life expectancy of the facility. As the cracks became more numerous, staff contracted with a third party engineer to review the slab. Mr. Larry Vorba with the firm Cyntergy AEC of Tulsa, Oklahoma conducted a review of the slab and visited with representatives of Crossland Construction, BKL Incorporated (the architectural and design firm responsible for the design and construction documents), and Stresscon (the sub-contractor responsible for the pouring and tensioning of the slab). As a result of that review and discussion, it was determined that the design of the slab was sufficient for the proposed use of the facility and its equipment. Mr. Vorba recommended load testing be conducted upon sealing of the identified cracks. On May 15, 2008, after the cracks were sealed, load testing was conducted at Fire Station #3. Mr. Vorba, as well as representatives from the City of Owasso, Crossland Construction, and BKL, attended the test. The initial test performed on May 15, 2008 - apparatus drive through testing -showed no overstress of the slab or movement. A 24- hour static test was conducted May 15th and 16th, and it too indicated that the slab performed as designed. Mr. Vorba states that that he has "no reason to believe the performance or life expectancy of the slab has been compromised and recommend the slab be re-sealed and placed into service." A copy of the letter from Mr. Vorba regarding the testing is attached for your information and review. ADDITIONAL ITEMS: A punch list has been developed to address other minor issues relating to the construction of the facility. Those items continue to be addressed by Crossland Construction (or its subcontractors). Staff is confident those items will be addressed prior to June 17, 2008. RECOMMENDATION: Staff intends to recommend acceptance and final payment of Fire Station #3 at the June 17, 2008 regular meeting of the City Council. NOTE: Mr. Vorba had a scheduling conflict with the June 10, 2007 work session meeting. He will be attending the City Council meeting on June 17, 2008 to answer any questions you may have. ATTACHMENTS: 1. Correspondence from Mr. Vorba. CYIVTERGY AEC ARCHlT ECTURE ENGTNEERfNC (. C)N STR UCTiON May 21, 2008 Mr. Tim Rooney Assistant City Manager City of Owasso 111 North Main Owasso, OK 74055 RE: Fire Station tVo. 3, Owasso, OK Dear Mr. Rooney, On May 15, 2008 represen#atives from the Gity of Owasso, the Owasso Fire Department, Crossland Construction, Cyn#ergy and BKL inc met at Fire Station too. 3 to witness the in-situ load testing of the truck bay area as outlined in our le#fer of final recommendations dated April 1, 2008. Those present included Tim Rooney and Steve Cataudella, City of Owasso; Brad Clark and Mark Stuckey, Owasso Fire Department; Chris Hill, Crossland Construction; Stacy Loeffler, BKL Inc.; and Larry Vorba, Cyntergy. All major floor cracks had been sealed with an epoxy prior to the tests. Ten passes were made thru each of the three bays with the Owasso Fire Departments representative truck. Video recordings were made in addition to the visual observations by those present. The observations made during the drive thru tests found that the slab and the supporting subgrade showed no signs of overstress or movement during any pass of the tests. For the 24 hour test, a spo# on the floor was marked at the southeast corner of fhe center bay near the position of the rear axle. A dimension was made to a fiixed support element for the truck exhaust system with a Hilti Laser measuring device. The dimension was set at 12'-6 118 ". The truck was then moved into position in the center bay and the measurement was repeated and found to tae 12'-61/8" indicating no initial movement. The truck was parked far 24 hours and measurements were taken again on May 16, 2008. Three measurements were taken with two at 12'-fi 3116" and one at 12'-6 118", indicating the exact dimension was somewhere between these two values. The truck was moved out of the bay and two new measurements were taken with both values at 12'-6 118". The resulting rebound to the initial value indicates the slab and subgrade were still in their respective elastic stress levels. The in-situ tests conducted on the Fire Station sta. 3 truck bays indicate that the slab with sealed cracks and subgrade both performed satisfactory far anticipated loadings from the fire trucks. We find no reason to believe the performance or life expectancy of the slab has been compromised and recommend that the slab be resealed and placed into service. For appearance considerations, the City of Owasso may want to plan for a floor coating at same future date to cover the sealed cracks. Please no#ify rne, if mare clarification is required. Sincerely, v r~ Larry L. Vorba, PE Cyntergy, At=C Cynlergy Engineering, PLLC CA/13537~7~,n~ CYNT£RGY AEC~,.c 3705ou1h Aoslon TZth Floor 7u;sa, OK 74103 9IA•A77. 6000 Fax 41A• 877•A000 MEMORANDUM TO: THE HONORABLE MAYOR AND COUNCIL CITY OF OWASSO FROM: ERIC WILES COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: REQUEST FOR ANNEXATION OF STONE CANYON DATE: June 6, 2008 BACKGROUND: The City of Owasso has received a request to annex the northern two square miles (approximately 1,280 acres) of the Stone Canyon development. Stone Canyon is a large multi- family development proposed for the area roughly between North 161St East Avenue and North 193`d East Avenue on the south side of East 76th Street North, stretching south to State Highway 266 (also known as East 46th Street North and Port Road). The entire development area is 3,330.95 acres, and was placed within a Planned Unit Development (PUD) approved by Rogers County on October 17, 2005. PROPOSED LAND USES WITHIN STONE CANYON DEVELOPMENT: A variety of land uses are approved for Stone Canyon, though the lion's share of the acreage is reserved for single-family residential use. The specific breakdown of land uses is as follows: 1. Single-family residential: 2,655.87 acres 2. Multi-family residential: 60 acres 3. Commercial: 99.02 acres 4. Mining: 458.86 acres 5. Industrial: 36.01 acres 6. Open Space: 21.19 acres Though the acreages are not yet determined, the developer proposes locations for an elementary school and a fire station within Stone Canyon in addition to the above uses. SURROUNDING LAND USE: Land bordering Stone Canyon within the Owasso fenceline is predominantly used for single- family purposes, with examples of subdivisions being Rockford, La Strange, Timbergate, and Oakridge. Gundy's airport lies north of Stone Canyon, and the Anchor Stone rock quarry lies to the west. Additionally, there are over 500 undeveloped acres bordering Stone Canyon within Owasso's fenceline. PRESENT ZONING: Stone Canyon PUD -Rogers County DEVELOPMENT PROCESS: The first step in the development of a piece of property in Owasso is annexation. Annexation is the method whereby land located outside the City limits is made a part of the City. Property owners and land developers sometimes choose to have their property annexed into Owasso in order to receive Owasso municipal services, such as police and fire protection, refuse collection, and sanitary sewer. The second step in the development of a piece of property in Owasso is rezoning, and can happen concurrently with annexation. In order to develop the property the land must be zoned for particular kinds of uses, such as residential, office, commercial, or industrial. Rezoning decisions are made in accordance with the growth policy displayed in the Owasso Master Plan. The third step in the development of a piece of property in Owasso is platting. A preliminary plat is required for any development that proposes to divide land into two or more lots. Preliminary plats illustrate the development concept for the property, and are often modified significantly after being reviewed by the Technical Advisory Committee (TAC), and the Owasso Planning Commission. Sometimes, difficult development issues such as existing utility lines, wells, or easements are brought to light at the preliminary plat stage and must be remedied prior to development. ANNEXATION REVIEW PROCESS: The annexation process is initiated when a property owner submits a petition to the City of Owasso requesting that the City bring the property into the City limits. The applicant must submit as part of the request a signed petition requesting the annexation, an accurate legal description and map of the property being requested for annexation, and a certified 300' radius report so that staff may send legal notices to surrounding property owners. Upon receipt of all appropriate materials, the staff initiates the review process which begins with a thorough analysis of the request. The annexation request is then presented to the Owasso Annexation Committee for review and recommendation. The Annexation Committee is made up of staff, elected officials, and citizens. The Committee reviews the petition for compliance with the Annexation Policy and establishes a recommendation to the Owasso Planning Commission. The Owasso Planning Commission holds a public hearing to determine if the property is compliant with the Owasso Annexation Policy and establishes a recommendation to the Owasso City Council. The Owasso City Council will make the final determination to annex the property or refuse annexation. If the property is annexed into the City limits, an ordinance officially declaring the annexation is written and adopted by the City Council. Once adopted, the ordinance is circulated to the appropriate regional and national agencies for recording and altering maps. LEGAL CONSIDERATIONS OF ANNEXATION: According to Oklahoma statutes, the City of Owasso may annex this property with the consent of the property owner as long as the territory is contiguous to the existing incorporated limits of the City. While the property is not adjacent with the developed portion of the city's limits, the property does lie contiguous to the city's fenceline, a 66' wide strip of incorporated area, satisfying the statutory requirement. Owasso ordinance number 346 annexed this 66' wide fenceline, and was passed on October 18, 1985. According to municipal requirements for annexation, once the City of Owasso receives a request from the property owner for the territory to be made a part of the incorporated area, the request is reviewed by the Annexation Review Committee, Planning Commission, and City Council. The Annexation Review Committee originally considered the annexation at their meeting on November 28, 2007. At that meeting, the committee determined that the Stone Canyon territory requested for annexation is serviceable by the City of Owasso and recommended approval of the annexation. However, the annexation process was paused after the November Annexation Review Committee meeting so that the issue of fire service, an on-going concern for the development, could be addressed. The staff is now prepared to bring the annexation request back to the committee so that the annexation process can be resumed. The Owasso Planning Commission will consider the annexation at a public hearing on June 9, 2008, and will make a recommendation to the City Council whether to annex the property. The City Council will then consider the annexation request. As per code requirements, the staff has mailed notices of the public hearing to the owners of property within 300' of the subject territory, and has published the notice of the public hearing in the Owasso Reporter. ANALYSIS: The applicant is requesting that the City of Owasso annex approximately two square miles (1,280 acres), located between North 161St East Avenue and North 193`d East Avenue on the south side of East 76th Street North. It is the applicant's intention to develop the property for a variety of uses, including residential subdivisions, an elementary school, and a fire station. The property has already been placed within a Planned Unit Development (PUD), and parts of the property have already been platted. The applicant has requested that the land be annexed into Owasso so that the development will be able to receive municipal services. These two square miles form a part of a development known as Stone Canyon, a large multi-use community planned to extend from East 76th Street to the north to Highway 266 to the south. Over 3,000 acres in size, Stone Canyon proposes a variety of uses, including residential uses of varying densities, commercial and office uses, an elementary school, rock quarrying, and recreational uses such as a golf course and hiking trails. The terrain located within Stone Canyon is quite diverse; the northern portions of the development (those requested to be annexed) are characterized by gently rolling pastureland, while the southern part of the development contains steep rocky canyons and bluffs. Currently, Stone Canyon does not have sanitary sewer service. It receives water from Rogers County Rural Water District #3, and lies within the Limestone fire district. The portion of the development that is proposed for annexation is under the beginning stages of development. Three subdivisions totaling 252 acres and 174 residential lots have been approved by Rogers County. All three of these additions are located northwest of the intersection of North 193rd East Avenue and East 66th Street North. These neighborhoods occupy the southeastern portion of the territory requested for annexation. It is the staff's understanding that to date no structures have been occupied. The property is bounded to the north and east by large-lot residential properties of varying densities. Land to the south of the property is still undeveloped, while the rock quarry is situated west of the property. To date, the staff has not received any questions or comments from surrounding property owners. The property is accessible via East 76th Street North, and lies within the Rogers County Rural Water District #3 water service area. PROPOSED WASTEWATERLINE: The City of Owasso is currently considering extending a 10" gravity interceptor to the western boundary of the Stone Canyon development. The cost of such an extension is estimated to total $2.4 million. It is anticipated that the developers of Stone Canyon would then extend the sanitary sewerline into the development to serve the various uses such as the elementary school, fire station, commercial area, multi-family area, and a portion of the single-family area. The cost of that extension is estimated to total $665,000. The staff calculates that the proposed sewerline would also be available to at least 1,000 net acres of undeveloped land bordering Stone Canyon in the event of their development. In total, between 1,200 and 1,500 undeveloped acres both within Stone Canyon and outside Stone Canyon could be made serviceable by the proposed sanitary sewerline. If approved, the sewerline is expected to be constructed by August, 2009. DESCRIPTION OF SUBDIVISIONS BEING CONSTRUCTED WITHIN STONE CANYON: Three single-family subdivisions within Stone Canyon have already been approved by Rogers County. All three of these additions are located within the eastern section proposed to be annexed by the City of Owasso. There are currently four houses being actively constructed in this area. These subdivisions are accessible via North 193rd East Avenue, and are recorded as follows: 1. Settler's Creek at Stone Canyon 48 lots 71 acres 2. Tanglewood at Stone Canyon 74 lots 93 acres 3. Lakes at Stone Canyon 521ots 88 acres The sizes of the single-family lots within these three developments range from 0.79 acres (34,323 square feet) to 1.49 acres (64,913 square feet). The attached City Engineer's report details the City's findings related to the infrastructure of the three subdivisions, synopsized below. STORMWATER DRAINAGE - In many aspects, the stormwater drainage provided for the three subdivisions is satisfactory, although the stormwater system falls short of meeting the requirements of the Owasso Engineering Design Criteria. The most concerning observation about the stormwater drainage is that there is a significant amount of silt impacting the ditches and threatening to clog the culverts within the system. If the capacity of the stormwater system is to be maximized, this silt will have to be removed. All three of the new subdivisions drain to the west through Stone Canyon property to a basin that will be used to provide detention for almost all of Stone Canyon - a proposed 60 to 80 acre lake to be located in the western section requested for annexation by Owasso. The subdivisions have been designed with borrow ditches instead of curbs, gutters, and inlets. Sidewalks have not been designed for these subdivisions. The basic findings of the engineering review are: 1) that the driveway culverts should be 6" larger than the minimum diameter indicated to be appropriate by the hydraulic analysis, 2) that the ditch velocities should be increased to at least 2.5 feet per second, and 3) that the borrow ditches should be constructed with a trickle channel at the bottom of the ditches. STREETS AND GRADING - The streets within these residential subdivisions do not meet City of Owasso standards. The major deficiencies of most concern are 1) the pavement thickness is considerably less than the 6'/z" required by the City and 2) not all of the road sections are bordered with a 2' shoulder. In order to meet the needs of local traffic, school buses, and refuse collection vehicles, the Owasso Engineering Design Criteria call for a minimum thickness of 6%" for street pavement. The pavement thickness found in the subdivisions varies from 11/z" to 4'/2". The staff believes that the roads constructed in the subdivisions will have a significantly shorter life than roads built within Owasso that meet the design criteria. The base under the roads is believed to be acceptable. The roads' sub-base is compacted to 95% standard density; however, no sub-base treatment (modifications with lime or fly ash) was performed to account for the presence of plastic soils. Some of the completed portions of the pavement are without 2' shoulders. Such shoulders should be constructed with streets that do not have curbs and gutters, in order to provide support for the pavement. The lack of these 2' shoulders will likely result in pavement degradation, particularly at the pavement edge. WASTEWATER TREATMENT - These three subdivisions (174 lots) are intended to have private, individual, aerobic sewer treatment systems. Further, the same amount of area (and likely another 150 to 200 lots) to the north of these subdivisions within the territory requested for annexation has been proposed to be constructed with aerobic sewer treatment systems. The City of Owasso is allowed to permit such aerobic systems within the city limits. However, the staff has serious concerns about the long- term viability of aerobic treatment. The maintenance of such systems will be left to the homeowners. If the systems are not properly maintained, the City of Owasso could be compelled to eventually provide sanitary sewer service to these residential additions if the annexation is approved. The Owasso Wastewater Treatment Plant does have the capacity to treat the anticipated increase in flow resulting from the Stone Canyon development. WATER - Water service to Stone Canyon will be provided by Rogers County Rural Water District No. 3. The waterline designs appear to be satisfactory for the most part. The major issue of concern with the water system is that the fire hydrants proposed for the first three subdivisions in Stone Canyon are two-way hydrants. These hydrants are inadequate for fire-fighting purposes. Three- way fire hydrants should be constructed to allow for the ability to adequately fight fires. OWASSO ENGINEERING DESIGN CRITERIA: The Owasso Engineering Design Criteria do not currently allow for developments that include borrow ditches for street sections, nor do the criteria allow for aerobic systems -sanitary sewer systems are required unless a special exemption is permitted by the Public Works Director. The staff finds that it can be appropriate for estate developments (such as the type allowed in the RE zoning District) with lots of at least 24,000 square feet in size to be developed without sidewalks and with borrow ditches along street sections, provided that the streets are bordered with a sufficient shoulder. Therefore, the staff is prepared to bring forward a recommendation that the Engineering Design Criteria be revised to allow for streets with borrow ditches for developments containing lots at least 24,000 square feet in size - RE zoning or larger. Further, the staff is prepared to recommend that such developments not be required to include sidewalks. The staff also finds that the current wastewater treatment regulations are appropriate; individual aerobic systems should not be allowed for developments within the city limits and sanitary sewer systems should be required for developments within the city limits. FINDINGS: As noted above, there are several issues of concern related to the annexation of the northern two square miles of the Stone Canyon development. The fact that the territory remains within the Limestone Fire District means that the property owners within Stone Canyon would be forced to pay taxes to the fire district for a fire protection service that would be provided by the City of Owasso. Even if the territory is detached from the district, the owners would pay ad valorem taxes until the debt currently incurred by the fire district has been satisfied. Most of the other concerning issues related to the Stone Canyon annexation revolve around the condition of the three subdivisions currently under design and development. These three subdivisions will not be on sanitary sewer systems. The stormwater drainage systems in these areas appear to be under threat from silt infiltrating drains and culverts. The streets in the subdivisions are not built to municipal standards. Finally, the fire hydrants proposed for the subdivisions are inadequate for providing a municipal level of fire protection. As a result of these infrastructure conditions, it is likely that the life of the infrastructure will be significantly less than the life of the infrastructure had it been constructed to city standards. If the City of Owasso chooses to annex these subdivisions, then an investment will be needed to improve the condition of the infrastructure, likely within the next few years. Of course, these concerns are balanced by the recognition that this area lies within the Owasso fenceline. Because of its proximity to the development, the City of Owasso will likely be compelled to annex the territory eventually. After all, the City of Owasso has been around for more than 100 years and will be here 100 years from now. Similarly, this development will exist in some form for the foreseeable future. It has been observed over time that property values in developments outside the jurisdiction of municipal services such as public safety, public utilities, and services such as refuse collection and code enforcement decline more rapidly than similar developments lying within the jurisdiction of those same municipal services. This decline in value will eventually have a detrimental impact on the values of adjacent properties that exist within the city limits, causing the municipality to desire to annex the territory, improve the conditions causing the drop in value, and thereby stabilize the values of incorporated properties. Further, the residents of Stone Canyon will likely identify themselves as Owassans. They will be included within the Owasso school district, zip code, telephone exchange, legislative districts, and ambulance boundary. They will shop, work, eat, recreate, worship, and interact in the same places as those who live within the city limits. Essentially, they will be us. It is important to remember that, while the City of Owasso may not have a legal obligation to include the development within Owasso's corporate boundaries, the City should not ignore or exclude those who live in proximity from the municipality. Annexation is one of the most obvious and appropriate ways to avoid such exclusion. RECOMMENDATION: The staff is mindful that the three subdivisions currently under development within Stone Canyon do not meet municipal standards, and that the remainder of the development has yet to be constructed and improved. Therefore, the staff recommends that the City of Owasso annex the northern two sections of Stone Canyon with the exception of the boundaries of the three subdivisions currently under construction, and that Stone Canyon PUD, as approved by Rogers County, be accepted as the allowed land use distribution pattern for the annexation. ATTACHMENTS: 1. Map of area requested for annexation 2. 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Box 180 Owasso, OK 74055 (918)376-1543 '---+' t ~: •;y,' y r ` .--I!/} ~ .~ .~ .7 N.'Ik ~' a~'~3L1i rK;i rta ( 7 i. > ~ i ppr- ~, I { r r +F~~f ~ is ri~~'i i' 4 rw a har+lacc. ' 1 i Y r- ~,~~n id`1"' ~~ j a3'~ ~ r~+~J a; !I i !'r ; '~ t( ~R ,. fls r I t ~I r .~ 0. ~ . ttK /"{ .. LI.V...t1. i Y~Ir~ t~<~'r ~, y 4 •~~,,r ~ L.:~' n„Gr ~~~ ~• j]f~ ~i 11 -~tF`5' A'f''~i yr•grli~4f ~~''~T '`_li~j-i'y. _`. '!'"'" ~ =_ ~rle~'~i ~ (-l .l (~ i r:~ tY i,~ VSr~ ~~2Sry7~~'ar 777 J_ ~ . T ,+ F. C D J 'r Wt g1 r~ 1 I~~ ".. r '~ T r I r~: 1 D r { a h 4~ ` ~'{!'~" ~6llr Sl~Nr~;:-~~~'~~T.d"~.! ~'I., i ~ , Consulting Intematlonal, i' ~ ~,~ tt}a' S~ f,.+~~ :Y , f"h~a 4~q tidy 4Y S„~ ~ i i' ,~..., ..~; ,A~r ) „;~ I!" f~ ''~ ~ w. ~ r R~ 1 1 t { '~ ~ t ! .~~~~ ~~ '.~' i -5 t ~u ~ s (I ~ .., it r'J t • ~r' rtA qtr ~ ~+ ~d , ~ ~c 3 r ^\ ~ t~ta M~~t ~ ~ r~ A ~+ 1II r ~ r T I OA 07-08 CITY OF OWASSO 5/16/2008 11:31:13 AM - •14~~•n~° ~oM:;:.., `°"°" 111 N. Main Street 0~w;.°,"~ '.,, u~.._ -, lorth P.O. BOX 180 Owasso, OK 74055 THIS MAP IS FOR INFORMATION PURPOSED ONLY AND IS NOT INTENDED TO REPRESENT AN ACCURATE AND TRUE SCALE. USE OF THIS MAP IS (918) 376-1543 WITHOUT WARRANTY OR REPRESENTATION BY THE CITY OF OWASSO OF ITS ACCURACY ' i.~ ~. t+ •'~~A 'FYI ~~~ yti~wy'9~~~~; ~•{ '~ ~~ ~ ,. `,ra ~ ~ ~ ,-~--~ j!~ ~` ~• ~ ~. is , Y ~~r. .,.,~....w,.~K O~ 'll~ O~ TRAIL SYSTEM 1r ~ VYW YYYOIYY Taeni.. B s ~ ~~.-,~~.m.ao Twn... C r...r, FINAL PLAT ~'~" ='Po SETTLER'S CREEK AT STONE ~ANYO N AN AODI710N TO ROGERS COUNtt, STgfE OF OKLAHOMA SECTION 38, TOWNSHW Y1 NOR1N. RANGE 14 EAST I OWNER/DEVELOPER: x eevalThs CA.B.O. DEVELOPMENT CO., L.L.C. 4 m a' ~ P.O.Box 419 ~~p a LuiN:TWkL` R I Owaeao, Oklahoma 74055 ~ _ (91e) z7z-3zez ~it<9 r$~6°~„'' _ ENGINEER: SURVEYOR: .~# s wTns.aa ] ~ `°~"°"'°"'°"~` KELLOGG ENGINEERING, INC. BENCHMARK SURVEYING, INC. "° Hwo°w•N +°~~' nESma ~" ~~TN r'' jj 6755 South 4060 Road 68 tf ., Talala, Oklahomo 74080 302 B East 5th Ave, q~s•em rvw^L N tyl~ g ____ _ $g Owasso, Oklahoma 74055 boo; (918) 275-4080 (sle) z7a-soel ~ a•1~ As x -~" ~. ~ ,II ~ Cert. of Authorization No. 2766 Cart. of Authorization No. 2235 ~° Ni" Y •_a ~ Renewal Date: June 30, 2009 Renewal Date: June 30, 2009 .rod% jW! - n*r.-T'oa ~ saw'-q.~`.. •. PLANNER: afy,%6 ~ s4 04 R? , R 14 E PLANNING DESIGN GRDUP, INC. N yy' -s"~`--~%~ ~ ~.,b \. ~."",~ PI`~~•' >o' E. ]6TH ST. N. 5314 5. Yale Ave„ Suite 710 N``~, ~ ~.p?F-sM` '~ 4. ~~ _~'•,N.~\~ ,Ay'/4. Tul a, Okl h mo 74135 0?' ~'' ^,KGt, 2 *, -- "•~ 1< s°' ~ (91 B) 628-1255 ~96 : oA~ ~~~ ,~ •aa,i `s ~ /,a w%y7„r 5 ~a R§ +Y. n. ce ~au s. a .V ~ ,6 21 /. w , , ~ ti. aa»r.,, °~.'•-\ . .;id's L r~1__~.x~s ; ~ & q N / pry/ ~ ,' ^ -"-_tsr~~ ___`_„".N' rN~ d`~'~{99.6 / ~ 'lA ` ~ 9161 ~'~~`~ , 7198 iR3~ ~ y ~ ~ °~ W~,i 6Eg&Y° / ~ ,P.: u~n.e \ e _uau_~_'.13/ ~~/o '~'', 8i E. 86TH ST. 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CITY ENGINEER SUBJECT: INFRASTRUCTURE DESIGN AND CONSTRUCTION CRITERIA COMPARISON -STONE CANYON DEVELOPMENT (ROGERS COUNTY) VS. CITY OF OWASSO DATE: January 15, 2008 BACKGROUND: Stone Canyon is Planned Unit Development located in all or portions of Sections 35 and 36 of Township 21 North, Range 14 East, Sections 1 and 2 of Township 20 North, Range 14 East and Section 6, Township 20 North, Range 15 East in Rogers County. This area is generally bounded by 76th Street North on the north, 193 East Avenue on the east, 46t" Street North on the south and 161St East Avenue on the west. Sections 35 and 36 are within the City of Owasso fenceline; but are not within the incorporated limits. When completed, Stone Canyon will contain areas of single-family residential (2,616 acres), multi-family residential (60 acres), commercial (90 acres), mining (458 acres) and industrial (36 acres) development - in all, nearly 3,300 acres. Construction of the first two residential phases of Stone Canyon, as well as perimeter fencing and other site amenities, began in July 2007. Planning and design of the third residential phase is currently underway. The design and construction of these phases was performed under the provisions of a PUD initially approved by the Rogers County Planning Commission on October 6, 2005 and by the Rogers County Board of Commissioners on October 17, 2005. The Rogers County Subdivision Regulations and the Roadway, Drainage and Detention Addendum (September 2005) to these regulations served as governing specifications. Subsequently, the developers of Stone Canyon requested the City of Owasso to consider the annexation of the two sections of the development within the City's fenceline (Sections 35 and 36). This annexation would result in the incorporation of 1280 acres of constructed or proposed development and associated infrastructure the design of which is based on criteria which differ from the City of Owasso Engineering Design Criteria, Construction Standards and Standard Drawings. This memorandum is intended to compare and contrast the design and construction standards for Stone Canyon public infrastructure as it is presently being developed with current City of Owasso design and construction standards and to consider some of the implications of the differences and similarities. Documents consulted in the preparation of this memorandum include City of Owasso Engineering Design Criteria, Construction Standards and Standard Drawings; City of Owasso Subdivision Regulations; Rogers County Subdivision Regulations; Stone Canyon Lift Station Report (Preliminary Draft, August 2007 -prepared by Kellogg Engineering, Inc.); Construction Plans for The Lakes at Stone Canyon (October 2006 -prepared by Kellogg Engineering Inc.); Hydrology Study & Engineering Report -The Lakes at Stone Canyon Phase I (October 2006 - Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 2 of 10 prepared by Kellogg Engineering Inc.); Water Plan -The Lakes at Stone Canyon -Phase l (Kellogg Engineering Inc. -May 2007); Stone Canyon PUD (Final Version -January 2006; Approved -October 2005) and the Stone Canyon website (www.stonecanyonliving.com). LAND SUBDIVISION: Lot sizes for the two subdivisions provided for review (Settler's Creek and Tanglewood) meet or exceed City of Owasso bulk and area requirements for RE (Residential Estate) zoning. Lot sizes in Settler's Creek range between 0.77 acres and 1.31 acres. Average lot size is 0.96 acres. Lot sizes in Tanglewood range between 0.79 acres and 1.49 acres. Average lot size is 1.03 acres. A 35' front yard building line is maintained on all lots; no rear yard set backs are indicated. A minimum 10' drainage easement is provided along both side lot lines of every lot. Rear yard utility easements correspond to City of Owasso practice. Perimeter easements are 17.5'; adjoining lot easements are 11'. Some attention to topography should be addressed in the consideration of possible annexation of portions of Stone Canyon. Subdivision boundaries and collector streets do not necessarily follow section line boundaries. For example, although the majority of the Tanglewood development is situated in Section 36, T21N, R14E, some portions extend into Section 1, T20N, R14E and Section 6, T20N, R15E. Other portions of the conceptual plan which are mostly situated in Sections 35 and 36 also extend into other sections further to the south. Some attention should be directed to annexation boundaries in order to eliminate the possibility of inconsistent jurisdiction in adjacent properties. STORMWATER SYSTEMS: Stone Canyon/Rogers County 1. Minor culvert design by Rational Method City of Owasso Criteria Rational Method accepted by City of Owasso criteria 2. Major culvert design by NRCS method 3. Minor ditch (roadway side-drains) velocities range between 1.2 and 2.6 feet per second 4. Allows overland flow across more than two lots NRCS method recommended by Owasso criteria for this application Minimum ditch velocity - 2.5 feet per second to avoid sedimentation; maximum ditch velocity - 6.0 feet per second to prevent erosion Restricts overland flow across no more than 2 lots 5. Allows swale (borrow) ditches to carry runoff Requires curbs, gutters, inlets and pipe Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 3 of 10 along streets conduits -roadside channels must comply with criteria for all other open channels 6. Minimum ditch slope - 0.6% 7. Major channel geometry - 16.0' bottom width/2:1 side slopes (with erosion protection) 8. Minor channel geometry corresponds with City of Owasso standards - no pilot channel provided 9. No engineered Phase I detention 10. Allows 12" driveway culverts 11. Acceptable driveway culvert materials include: Smooth steel Reinforced concrete pipe (RCP) Corrugated metal pipe (CGMP) High density polyethylene (HDPE) (HDPE may only be used if driveway is 6" concrete or thicker) - indicated plan dimensions are for smooth-wall pipe; culverts must be 6" larger diameter pipe for CGMP 12. Acceptable roadway culvert materials include: Smooth steel Reinforced concrete pipe (RCP) Reinforced concrete box (RCB) Corrugated metal pipe (CGMP) HDPE (with 24" cover or greater) Minimum ditch slope - 0.2% Owasso major channel criteria geometry includes 4.0' minimum bottom width/3.5:1 side slopes (without erosion protection) Roadside ditches must comply with open channel criteria -paved bottom (pilot channel) required to provide hard surface flow line for cleaning and maintenance Requires stormwater detention to be engineered and constructed in first phase Minimum driveway culvert is 15" (w/ recommended change to 18") Acceptable driveway culvert materials include: Reinforced concrete pipe (RCP) -HDPE and CGMP are specifically excluded Acceptable roadway culvert materials include: Reinforced concrete pipe (RCP) Reinforced concrete box (RCB) The Hydrology Study for The Lakes at Stone Canyon (Phase I) uses SCS Unit Hydrograph methodology for developing a stormwater runoff analysis for the project. This methodology is preferred in the City of Owasso, particularly for drainage basins larger than 60 acres. Although Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 4 of 10 the preferred methodology has been used for this report, its specific implementation would likely not have been approved by initial Public Works review. The report is able to take advantage of the small project area relative to the large watershed it is associated with to show no adverse effects on downstream property and no need for temporary or permanent detention. This should in no way imply a criticism of the report - it reflects an analysis performed during the early stages of a particularly large development without reference to other portions of the conceptual plan. Both the Stone Canyon PUD and this report reference a primary on-site detention pond/lake with a surface area in excess of 60 acres as part of the conceptual plan. The report best serves to point out the need for a comprehensive drainage master plan for the development which would reflect the multiple land uses and relative sizes of the development areas. Because design features such as open side ditches without curbs, gutters, and inlets do not reflect the typical urban environment, no provision for their construction is included in the City of Owasso Engineering Design Criteria. These features may, however, be appropriate for the sort large acreage, estate lots proposed for Stone Canyon. If these improvements are designed using sound engineering practice to provide efficient stormwater conveyance through the development and ease of maintenance over their design life, there is no reason not to allow their use in selected, large-lot areas in Stone Canyon. The reduction inflow area over time in both open ditches and culverts by silt deposits is the single biggest argument against the use of these features in an urban environment. Secondarily, they use a large portion of the right-of-way and reduce or eliminate the ability to serve pedestrian needs with sidewalks. To address these concerns, we recommend: - Driveway culverts should be oversized 6" larger than the minimum diameter indicated by the hydraulic analysis. This would considerably extend the design life of the system prior to maintenance activities such as culvert cleaning and ditch shaping and restoration. - Initial hydraulic design should provide for ditch velocities of no less than 2.5 feet per second. An advantage of large estate lots is the reduction of total stormwater runoff because of the relatively small ratio of impervious area to overall lot size. However, this reduction may result in slower runoff velocities, which lead to greater amounts of silt in ditches and pipes. Sufficient velocity to clear the ditch "naturally" should be provided for in the design. - Open side ditches should be constructed with a small concrete pilot channel or trickle channel at the flowline between culverts and other structures. While this would represent an additional increment of initial work (and cost) during construction, it would greatly facilitate ditch maintenance and reduce ditch erosion over the design life. - Sidewalks are problematical for this sort of construction. Unless a sidewalk easement is provided for on the property side of the drainage ditch back-slope, no area is available within the right-of-way for construction of these features. Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 5 of 10 STREETS; Stone Canvon/Ropers County 1. Typical section indicates 50' right-of-way with 5' D/E, U/E each side City of Owasso Criteria Typical section indicates 50' right-of-way. Roadway, sidewalk and utilities all contained within this dimension. 2. Typical section street width shown as 24' - Rogers County subdivision regulations require curb and gutter "inside municipal jurisdiction" 3. Sub-base compacted to 95% of Standard Density. No requirements for modifications for plastic soils (PI>10). 4. Typical section indicates 6" of 1-1/2" compacted aggregate (no gradation specification) as roadway base 5. Typical section indicates asphalt surface course to be depth required by Rogers County specifications - no depth indicated on drawings. 6. Street names by plat 7. No apparent requirement for sidewalks 8. Dedicated cross-walks may be required for blocks exceeding 1,200 feet. 9. Cul-de-sac right-of-way radius - 60'; pavement radius - 45' Typical section street width is 26' face- of-curb to face-of-curb. Sub-base compacted to 95% of Standard Density. Sub-base modified with lime or flyash for plastic soils (PI>10). Typical section requires 8" of ODOT Type "A" aggregate as roadway base (or treated and compacted sub-base as above). Typical section requires 6-1/2" of asphalt (6" of concrete) for roadway surface course. Street names to follow Tulsa County system Sidewalks required Dedicated cross-walks may be required for blocks exceeding 800 feet. Cul-de-sac right-of-way radius - 55'; pavement radius - 45' A visual inspection of the constructed pavement at "The Lakes at Stone Canyon" (Settler's Creek and Tanglewood subdivisions) indicates considerable (and inconsistent) deviation from the construction drawings provided to Public Works for review. Some deviation in width is to be expected for asphalt roads without curb and gutter and the constructed product is within an acceptable range for this dimension (no less than 24'; no greater than 25'). However, depth of Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 6 of 10 the roadway courses varies considerably. No sub-base was available for inspection; but aggregate base appeared to meet or exceed the required dimensions. Most aggregate base for residential sections was no less than 8" thick and predominately as much as 10" thick. Base for residential collectors was as much as 12" thick. Thickness of the asphalt surface course was as little as 1-1/2" thick and as great as 4-1/2" thick. The design engineer has informed Public Works that the intended asphalt thickness for the constructed surface course is 3 ". Public Works has scheduled pavement borings and sub-surface investigations at 10 locations throughout the development to provide more accurate measurements of the constructed dimensions. Although the plan version of the typical section provides for 2' shoulders as part of the construction, these shoulders were not observed on the completed portions of the pavement. It is extremely important -particularly in fill sections -that these shoulders and the associated side-ditch foreslopes be carefully constructed and compacted. These features provide lateral support to the paving section and prevent migration of the base from beneath the surface course. Failure to exercise diligence in this construction will result in limited paving life, particularly at the pavement edge. The City of Owasso has determined, through experience, that 6-1/2" of asphalt surface course represents a minimum dimension for streets in an urban environment. Not only must these streets meet the needs of local traffic, but they must also regularly carry the heavier loads of school buses and refuse collection vehicles. Although the extensive use of aggregate base at Stone Canyon goes far in producing a typical section equivalent to (or better than) the standard Owasso section, it must be combined with a surface course which meets the needs of urban traffic. Public Works is prepared to consider deviations from the standard section provided they are prepared by a licensed professional engineer and are based on realistic estimates of current and projected traffic loads. SANITARY SEWER: Proposed initial phases of Stone Canyon -currently either in design or under construction - include: Settler's Creek 71 Acres 48 Lots Tanglewood 93 Acres 74 Lots Lakes at Stone Canyon - Ph III 88 Acres 52 Lots These first phases are intended to have private, individual, aerobic sewer treatment systems. These systems are small process units designed to digest organic matter and settleable solids in an oxygenated environment to produce a clarified liquid which is applied to the ground surface by sprinkler jets. The units represent a relatively new technology for providing sanitary sewer treatment for low population density areas for which the cost of conventional gravity sewers would be prohibitive. The design, construction and maintenance of these units are Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 7 of 10 governed by the requirements of the Oklahoma Department of Environmental Quality Individual and Small Public On-site Sewage Treatment Systems. The City of Owasso requires all developments within the municipal jurisdiction to connect to its sanitary sewer collection system. While there are likely some isolated homes or areas in the city still served by septic systems as a result of a relic condition prior to annexation, no provisions for private, individual treatment systems, either aerobic or septic, are included in the Engineering Design Criteria and Construction Standards. However, the criteria allow sufficient latitude on the part of the Public Works Director to permit systems such as these by special exemption. The area of Stone Canyon more or less south of 66`h Street North is topographically challenged for the extension of a gravity sanitary sewer collection system. The design engineer has proposed, as part of the Stone Canyon Lift Station Report, that this area of the development also be served by individual treatment systems. This area consists of 1316 gross acres, of which 785 acres are indicated as available far development. The most recent conceptual plan shows 539 lots in this area which is consistent with the lot size and density established for the Lakes at Stone Canyon. After deducting the areas reserved for private treatment systems as well as the areas reserved by the PUD for mining and industrial land uses, the remainder of the development more or less north of 66th Street North is potentially available to be served by sanitary sewer provided by the City of Owasso. This area consists of 1198 gross acres. Several potential land uses are indicated by both the recent conceptual plan and the lift station report including: - Single family homes - Patio homes - Park homes - Garden villas - Commercial development - School site - Church sites - Park land - Sports facilities and playing fields - 80 acre lake The developer has indicated in the PUD document the need for significant flexibility in creating land use areas to create a quality development consistent with marketplace demands. While this flexibility is a necessity, given the extent of the development, it makes infrastructure planning somewhat problematical. Stipulations and agreements associated with the land transactions with the prior owner's require definite amounts of open space and general use property. It is likely that these agreements will limit the density in this area. After deducting the areas reserved for such use, including park land, sports facilities and the 80 acre lake, the lift station report states that 890 net acres are available for development. Without Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 8 of 10 reference to any particular or definite land use and development plan, the report stipulates a load on the collection system equivalent to the load generated by 1000 single family homes. This proposed load could potentially be generated by any possible combination of the remaining land uses indicated. Without the benefit of more specific development plans, it represents a reasonable estimate of likely sewer demand. When investigating the feasibility of extending an interceptor sewer along a 76t" Street North alignment, Public Works considered the possibility of opening other areas of the basin for potential development. While these areas are not as extensive as the Stone Canyon development and have already experienced some development, they represent additional potential for both commercial and residential development. In all, approximately 1563 gross acres or 1094 net acres are available for sanitary sewer service in areas north of 76t" Street North, east of 193~d East Avenue and south of 76t" Street North in Section 34. Based on the same ratio of load to area developed for the northern portions of Stone Canyon (1.12 lots/acre), this area has the potential to generate the equivalent load of 1229 lots (of which between 350 and 375 are already developed). The City's wastewater systems consultant, Greeley & Hansen, has developed a conceptual estimate for a proposed gravity interceptor sewer to serve the 76t" Street North corridor. An 18" gravity sewer along a 76t" Street North alignment from a connection to the Elm Creek Interceptor to the 76t" Street North and 161St East Avenue intersection (approximately 1.5 miles) has an estimated construction cost (for planning purposes) of $2,378,000. A 10" sewer extending an additional 0.67 miles east from 161St East Avenue has an estimated construction cost of $665,000. Total project costs are $3.1 million. Combining possible project costs with proposed service units in both Stone Canyon and the adjacent portions of the basin develops a potential payback cost of $1400 per service unit or service connection. Wastewater collection and treatment system improvements downstream of this development insure that the City of Owasso has the capacity to convey and treat the anticipated increase in flow. Based on 2005 Wastewater Master Plan recommendations, design work is currently underway to increase treatment plant capacity from 3.3 MGD (average) to 4.5 MGD and 4.5 MGD (peak) to 6.2 MGD. Additional improvements include renovation of the 117t" Street Lift Station to increase capacity to 10 MGD. Construction of these improvements is anticipated to be completed by Fall/Winter 2009. Funding is by low interest Clean Water State Revolving Fund loans. Subsequent to completing these improvements, the Elm Creek Interceptor becomes a limit to capacity. The Wastewater Master Plan anticipates this need and recommends replacement (or augmentation) of the lower end of this line in FY 2010-2011 to provide the equivalent of 42" of pipe diameter. Projected costs are $1.45 million. Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 9 of 10 WATER: Domestic water supply for the Stone Canyon development is provided by Roger County Rural Water District No. 3. All engineering design and construction is governed by Rogers County Rural Water District #3 Standard Details and Specifications. The City of Owasso has been fortunate to enjoy a good working relationship with the water district, particularly in urban areas where the jurisdiction of the two entities overlaps. Engineering and construction criteria for both entities are similar (or identical) and both must meet or exceed the requirements of the Oklahoma Department of Environmental Quality Public Water Supply Construction Standards. Public Works was able to review water plans provided by Kellogg Engineering for the two sub- divisions -Settler's Creek and Tanglewood -currently under construction at Stone Canyon. As designed, this system is consistent with City of Owasso criteria including pipe sizes and material, sleeved crossings and suitable backfill material under streets. The system is internally looped with no dead-end lines and has effective provisions for connections to future phases. However, the proposed design differs from City of Owasso criteria in three important areas: - All cul-de-sacs shown in the plans are served by 2" lines. While this is not accepted practice in the City of Owasso, it is common practice in the rural water districts. Acceptance of this design relies on an interpretation of ODEQ requirements. The Public Water Supply Construction Standards require a minimum main size of 6" in diameter for all systems providing fire protection. This is often construed to mean that any line that serves a fire hydrant must be 6" or larger; but that lines providing domestic service only may be smaller. In these systems, hydrants are provided at the cul-de-sac entrance; but no closer. This could be a disadvantage in fighting a fire in a deep (greater than 300 feet) cul-de-sac. - Depth of bury for the proposed water line is indicated by plan note as 36". This requirement is identical to City of Owasso specifications and exceeds the ODEQ requirement of 30". The requirement is intended to protect the main from freezing or physical damage. However, when considering the Stone Canyon system, some provision should be made for those occasions when the line intersects the open drainage. Rogers County specifications require the roadway side-ditches to be 2 feet (minimum) below the top of subgrade. Depending on the elevation of the existing soil relative to the roadway at the time the water line was constructed, this installation could leave as little as 12" of cover at the bottom of ditch. This condition could be easily addressed by an additional plan note or special detail to govern construction. - Hydrants shown on the water plans are indicated as two-way hydrants. These hydrants are not sufficient for fire-protection purposes. Both City of Owasso criteria and ODEQ Public Water Supply Construction Standards require three-way hydrants having a 4-1/2 inch pumper outlet and two 2-1/2 inch hose outlets for all systems providing fire protection. ODEQ requires that hydrants be located and spaced in accordance with American Insurance Association requirements. City of Owasso criteria require that hydrant spacing and location be approved by the Fire Marshall. It is essential that all features of the water supply system, including hydrants, hydrant location, line size and Infrastructure Design And Construction Criteria Comparison -Stone Canyon Development (Rogers County) vs. City Of Owasso Page 10 of 10 flow and demand capacity, meet or exceed the requirements of the International Fire Code and the American Insurance Association. 50' ~ ~ ' 4' 26' ~ 4' 4.~ MPX 2% 1/4" /ft. 2% 1/4" /ft. q ~ q; SIDEWALK 4% (1/2" /ft.) 2% (1/4" /ft.) TYPICAL SECTION (TMP) (MAx.) COMPACT TO MINIMUM 90% STD. DENSITY. /~ 6" 4,000 PSI PORTLAND / CEMENT CONCRETE 2°/p SAWED LONGITUDINAL CONSTRUCTION JOINT WITH DOWEL BARS, SEE STD. DETAIL STRT 14. #6 x 18" SMOOTH 13' DOWELL BAR AT 24" C/C. nU~4.. ~'.:',^.t>`,'..fiO~Un`J~^'~1~..^.C''y ,~ii~.~nt7r~r,C.~^7~r,{3`''C.^vanC3~_.zbC'_nO .,~TOL',..:r ~_. ....,v ~- MINIMUM 8" ODOT TYPE "A" AGGREGATE \ BASE OR TREATED SUBBASE COMPACTED SUBGRADE AND TO 95% STANDARD DENSITY, SUBGRADE BASE COMPACTED P.I. > 10 SHALL BE MODIFIED WITH LIME 1' BEYOND BACK OF CURB. OR FLY ASH. SEE NOTE 2. HALF SECTION CONCRETE STREET SECTION HALF SECTION INTEGRAL CURB & PAVEMENT SEPARATE PLACEMENTS 2" ODOT TYPE "B" INSOLUBLE SURFACE COMPACT TO MINIMUM 4 1/2" ODOTTYPE ~90% STD. DENSITY. ~ "A",INSOLUBLE BASE 6"CURB / SEE STRT-07. 2°/p TACK COAT PRIME COAT MINIMUM 8" ODOT TYPE "A" AGGREGATE BASE OR TREATED SUBBASE COMPACTED TO 95% STANDARD DENSITY, SUBGRADE P.I. > 10 SHALL BE MODIFIED WITH LIME OR FLY ASH. SEE NOTE 2. ASPHALTIC CONCRETE STREET SECTION NOTES: 1. SECTIONS SHOWN ARE MINIMUM REQUIRED. SUBGRADE MAY REQUIRE ADDITIONAL THICKNESS OF MODIFICATION OR A SUBBASE b DRAINAGE SYSTEM WHERE SEVERE SOIL CONDITIONS EXIST. H %~ 2. FOR EXISTING SUBBASE MATERIAL WITH PI <10 ~ SUBGRADE SHALL BE CLASSIFIED SELECT, INERT w ~ MATERIAL OR STABILIZED AND COMPACTED ~ TO 95°/p STANDARD PROCTOR DENSITY. ~ 3. ASPHALT SURFACES SHALL CONFORM TO w ODOT STANDARD 401.04 FOR TOLERANCES AND ~ STANDARD DETAIL STRT-OS FOR TEXTURE. 0 a 4. IF A COMPACTED AGGREGATE SUBBASE IS USED, Z THE AGGREGATE SHALL BE PLACED ON ~ SEPARATOR FABRIC. /~ `~~ 1 SUBGRADE AND BASE COMPACTED 1' BEYOND BACK OF CURB. P.EVI610N 6Y pATE RESIDENTIAL MINOR STREET STANDARD DETAILS CITY OF OWASSO, OKLAHOMA PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION pAiE 05/05 STANOARp NO STRT-01 60' a 1' 4' 2°/D SIDEWALK COMPACT TO MINIMUM 90% STD. DENSITY. 36' TYPICAL SECTION 6" 4,000 PSI PORTLAND CEMENT CONCRETE 18' 4°/D f TYP~ft.) SAWED LONGITUDINAL CONSTRUCTION JOINT WITH DOWEL BARS, SEE STANDARD DETAIL STR-14 18' , 4' I- 1' (MAX.) #6 x 24" SMOOTH I DOWEL BAR AT 24" TO 30" C/C HALF SECTION INTEGRAL CURB & PAVEMENT rr IJ~J"~C' U-^cr~- MINIMUM 8" ODOT TYPE "A" AGGREGATE BASE OR TREATED SUBBASE COMPACTED TO 95% STANDARD DENSITY, SUBGRADE P.I. > 10 SHALL BE MODIFIED WITH LIME OR FLY ASH. SEE NOTE 2. CONCRETE STREET SECTION SUBGRADE AND SUBBASE COMPACTED 1'BEYOND BACK OF CURB. HALF SECTION SEPARATE PLACEMENTS 6" ODOT TYPE COMPACT TO MINIMUM `~~A" INSOLUBLE BASE 90% STD. DENSITY. / 2" ODOT TYPE "B" INSOLUBLE SURFACE 6" CURB SEE STRT-07 / PRIME COAT TACK COAT (TYP) G,:n00`)n0~" -CC}",,,,0~' G~"n0' ~ % ~yfi^r, r? .,n` ;(S'~ ~r3~rrj.~~ .G~ '~',/~% MINIMUM 8" ODOT TYPE "A" AGGREGATE 1~ BASE OR TREATED SUBBASE COMPACTED TO 95°/D STANDARD DENSITY, SUBGRADE P.I. > 10 SHALL BE MODIFIED WITH LIME SUBGRADE AND OR FLY ASH. SEE NOTE 2. SUBBASE COMPACTED 1' BEYOND BACK OF CURB. ASPHALTIC CONCRETE STREET SECTION 0 F r H w w {J- W 0 0 a 0 z F NOTES: 1. SECTIONS SHOWN ARE MINIMUM REQUIRED. SUBGRADE MAY REQUIRE ADDITIONAL THICKNESS OF MODIFICATION OR A SUBBASE DRAINAGE SYSTEM WHERE SEVERE SOIL CONDITIONS EXIST. 2. FOR EXISTING SUBBASE MATERIAL WITH PI <10 SUBGRADE SHALL BE CLASSIFIED SELECT, INERT MATERIAL OR STABILIZED AND COMPACTED TO 95 % STANDARD PROCTOR DENSITY. 3. ASPHALT SURFACES SHALL CONFORM TO ODOT STANDARD 401.04 FOR TOLERANCES AND STANDARD DETAIL STRT-08 FOR TEXTURE. 4. IF A COMPACTED AGGREGATE SUBBASE IS USED, THE AGGREGATE SHALL BE PLACED ON SEPARATOR FABRIC. _ REVISION BY DATE RESIDENTIAL COLLECTOR STREET STANDARD DETAILS CITY OF OWASSO, OKLAHOMA PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION DATE: a5/05 STP.NDAV,D NO. STRT-02 2% (1/4" 3N(I 3/Il W 3/4 W ~o WN O~ 2 ~f'"+ ~ C ~ O ~ ~ ~ ~ ~~ ~ .v't m ~ ~ ~~ ~~< m ~~ ~~_ ~~ ~ ~~~ b ~ x4 ~~ ~ I 2 N ~p2 ~v ~~ 2CVQi N b ~ ~ N 2 ~. {p~ .~ ~ ~y. ~u m ~ v1 a ~~ °' ~i ti ~° O 2 o~ :~ J• U~U ab V~~ ~ b ~ y `2W W ~< W~~~ ~~ ~~~~ UV W ~ VLVk~ ~ ~ i W ~ohi ~~ ~=~~ ~ ~ ~ % ~~ ~ N °I N C ~~ ~p~C h p,7 0~~~ ~~C F x ~ ~~~ "'°IW ~~Z~ b ~ ~ ~ ~~~ a ~ ~ ~~~~~ >WO~~ ~"~~o Hg O ~~~~~ 3Nn 3/n ~ 3/o Z ROGERS COUNTY ROADWAY SPECIFlCATIONS 1. RIGHT OF WAY. FIFTY (50) MINIMUM WIDTH, WITH ADDITIONAL 5' D/E & U/E EACH SIDE. 2. DRAINAGE PIPE.- MINIMUM LENGTH OF FORTY (40) FEET: 3. HEADWALLS: ALL DRAIN PIPE OR TILE WILL BE FURNISHED WITH A POURED IN PLACE CONCRETE HEADWALL ON BOTH ENDS ACCORDING TO DATE SHEET SH 202 A. 4. COMPACTION: UPPER TWELVE (12) INCHES OF DIRT BASE OF THE ROAD SURFACE MUST MEET 95% STANDARD PROCTOR DENSITY TEST PERFORMED AND CERTIFlED. 5. ROAD SURFACE: DRRING SURFACE WILL BE A MINIMUM OF TWENTY FOUR (24) FEET WIDE. 6. ROAD SURFACE MATERIAL: ROAD SURFACE SHALL BE CROWNED 1N THE CENTER WITH DRAINAGE TO BOTH SIDES AND BE A MINIMUM OF SIX INCHES (6") OF 1-1/2" AGGREGATE BASE OR APPROVED EQUAL AND COMPACTED TO 95% STANDARD PROCTOR DENSITY. 7. SHOULDERS: TWO (2) FEET ON EITHER SIDE OF ROAD SURFACE. 8. DRAINAGE AREA: ELEVEN (11) FEET ON EITHER SIDE OF ROAD SURFACE OUTSIDE OF SHOULDER REQUIREMENTS WITH MAXIMUM BACK SLOPE OF THREE (3) TO ONE (1) BOTH SIDES. 9. CUL-DE-SAC: WHEREVER A TURN AROUND IS REQUIRED BY THE PLANNING COMMISSION A CIRCULAR TURN AROUND HAVING A MAXIMUM INSIDE RADIUS OF FORTY FIVE (45) FEET AND A MINIMUM OUTSIDE RADIUS OF SIXTY (60) FEET SHALL BE PROVIDED. f0. ALL CONSTRUCTION SHALL 8E IN ACCORDANCE WITH THE ROADWAY, DRAINAGE, AND DETENTION ADDEDUM TO SUBDIVISION REGULATIONS DATED SEPTEMBER 21, 2005. ROADWAY & DRAINAGE DESIGN: A. ROADWAYS SHALL BE DESIGNED TO PROVIDE A MINIMUM DITCH OF TWO FEET !N DEPTH AND TO BE MEASURED FROM THE TOP OF SUB-GRADE NOT THE TOP OF PAVEMENT B. BORROW DITCHES DESIGN AS FOLLOWS 1. 4:1 MINIMUM FORE-SLOPE AND' BACK-SLOPE. 2. BACKFILLED WITH 4° MIN. TOPSOIL AND SEEDED. 3. SHALL BE CONTAINED WITHIN A ADDl110NAL 5' D/E & U/E C. ALL ROADWAY CULVERTS AND STORM DR,41NS SHALL BE ONE OF THE FOLLOWING: SMOOTH STEEL PIPE, RCP, RCB, CGMP, AND HOPE HOPE CULVERTS MAY BE USED IF THERE IS AT LEAST 24-INCHES OF COVER. ALL CULVERTS SHALL HAVE ODOT STANDARD SLOPED CONCRETE END SECTIONS OR ODOT STANDARD HEADWALLS. ALL ROADWAY CULVERTS SHALL BE A MINIMUM OF 15° IN DIAMETER. D. A STORM WATER POLLUTION PREVENTION PLAN (SWPPP) SHALL BE PROVIDED TO THE COUNTY ALONG WITH CONSTRUCTION PLANS /N ACCORDANCE THE CURRENT ODEO RULES AND REGULATIONS REGARDING STORM WATER DISCHARGE. E. HIDRAULIC GRADE LINES SHALL BE PROVIDED WITH ALL STORM DRAIN CONSTRUCTION PLANS. F. ALL DETENTION FACILITIES SHAH BE DESIGNED WITH ONE FOOT (1) OF FREEBOARD DURING A 500-YEAR STORM EVENT. G. DRIVEWAY CULVERTS SHALL CONSIST OF SMOOTH STEEL PIPES, REINFORCED CONCRETE PIPE (RCP), OR CORRUGATED METAL PIPE (CGMP). DRNEWAY CULVERTS MAY BE HOPE ONLY IF THE DRIVEWAY IS CONCRETE AND AT LEAST SIX INCHES (6°) THICK. ALL DRNEWAY CULVERTS SHALL HAVE ODOT STANDARD SLOPED CONCRETE END SECTIONS ANY OTHER TYPE MUST BE APPROVED BY THE COUNTY. ALL CULVERT SPECIFICATIONS SHALL BE IN ACCORDANCE THE ROGERS COUNTY STANDARDS. H. SUB-BASE SHALL BE A MINIMUM OF 6° COMPACTED 1-1/2° AGGREGATE BASE OR APPROVED EQUAL. 'a r Ir ". '~ v `?fi ~a Spacious Parks iVlinutrs from Do«~ntu~~~n'Tl~lsa and Airport ~[ irv Swinunin~ Nook '~ ~ ;~~ ~ "^"' °~ .,. ~' f _,,~ F1 Ouc,~.~;uhn;~ I'nhlir ~rltuuls ~~ S if STONE CANYON Creating. Preserving. Woudrd Vistas FINAL VERSION JANUARY 2006 NIINUTgS OF Itl3QULARI~TII~1C1 OF THH HOARD OP COiJNTY C014iMlSSIONl3RS, ROCC3HlitS COD1V?Y CQYIIt~'HOUSS, 219 SOLiTH M[g30UR~ CONIMISSIONS[t.'3 MBS'i'Il~TQ R0014I 1-lt}9, . CLAR73MORE, OKLAHOARA, OCTOB~I2,17; 2005, AT 9:011 O'CLOCK Notion of acid meeting wan fled'm the Office ofiha County L9erk aaFriday, October i4, xlg15, at B:Iti A.if~ and p~ted na the CaurEhaasa BuIIotinHos=d; Outside the Cammiaeiaaer' Meeting Ru®; as the ]3xteiiar Windaw at the SouBtesetAatxmsae to the CatnthouBe; and as the WhealohairRamp Door, FCS11dI: CAI.LTO ORIIS$ [~eirmaa Onny Payms mdled the mealiag to order at 9:Oa A.M. .II'SMII: RDLL CALi. ~tairmaaQerryPayna andCoaanisaiaaata M{[oaHelm ondReady $aldridga were all preaea[; • YrB14iIIi: APPROYALOF~]~lNUT13.S Commi®aaerHeldridgamad~ amaHanto Btspmva thamiautae heat October 10, 2005, ae presented. Commisaion~ Helm aeaeadad the matiaa Roll Call: Pa~rue-aye, Halm aye, Bat~d~-aye, Motion can'ied, 1'~BM 2V: LSD HUSIIHRSS --Naas pmsanted, . ChaitmaaPayrne made a.motIan to adjaura fire mnetiag up to 7udga Slaidiey's Diviaioa II aowdraon~. ComadsaioaerHahn seeQaded the matiaa. RoII Calk Payne-aye, Helm-aye, Haldddga-aye, Matiiaa aasled. Chairman Gary Paym and C;oarmisaioaerMike Halm aadRandy Bnidridge were all pr~oat: lT$asv: zoNrNa I. He.dng~poee~e actiaa as Application of14I. A. Favay for a change of zaaiag fraaa AQ to AA to split into two (2) ]am a dact of laadatihe ~ of the S>]14 of 9ealian 13, Tbwaship 24Narth, Range iS Bask of the L B. •&14L, Rstgcra Coaaty, Oklahoma- address: (a) 9545 Bast 5.lalala Tmi[, TaLda, t7K 740111) sad (b} 9545 Bost TalalaTrnil, TaWa, OR T401i0-Planning Cammissioahald apuhlia heaziugan Oatnher G, 2005, and approved by afl eight (tl} to zero (0) vote. Na appnsi#iaawroe preaant at the maaiing. Coaimiesi~er Halm made a motion to oppravei the opplisa[iaa. Commiaeiaaor Bsldridge asoondcd the motion. Rol[ Cell: Payee-aye, He[m aye, He;diidga-aye. 1Vtatian aarriad. 2. Howriuglpoesi6be nation oaAppllaetlan ofDavM HmwaEnt. Iua.'iar a change aErrabing from AG b AR h~ flea eaastrnation of two (2) aaW znsidenneB Ionnted iA We SW/4 of tho NEl4 aHhe NW/4 of the 9 W14 of Seatiaa 36, Tawasbip 23 North, Range 1413ast and the NW/4 of tIte 5RJ4 of thaNW/4 of the SW14 of Seation96, Townablp 23 Nartb, Range 14 Best of4re L B, ~ M., Rogers County, f7k~hama- address:126219outh 40b0 Road B, Ooksgah, OK 74453 - Plaming Caroni®sion Laid a pnblia hsedng an October 6, 2005, end approved by an eight (8) to hero (0) vote. No appaaitiaa vyael~resaat of tirameetia~ CammisaioaerHalmmade emotion to apprava the applicatiaa CanuniesianerBa[dr~gs aeaanded Ora raiatiaa Roll Call: Payne-spa, Helm aye, Haldridga-aye. Matiao eanisd. 3. ]3saringfposas'bla ea#iaa asApplication of Charles R Naofy ha• s change of zoning from AG ba Cr4 for the use oftrectar sales Iacatediln the SW14 of the 3SJ4 of Seatioa lI, Township Zl North, Range 16 Bask of the L H bt14rL, Rogers County, Oklahoma, eddmsB;14985 Bask Highatray 20, CSaramam, QK 74111? -Planning Commiadlon held apublin heariagoa t?otobar 6, 2005, sad approvadby as eight (8) b zato (0} vote. No opposition was paw at the meeting Caam~issibnGrHahnmada a maNaa to ap~ravethe npp~oatum as Uoag as tha•C-4 anaing is used ~r bractot Balsa. •CommFssionerBnldridga seaoadadtltaniotiaa. Fayaa-ayq H~ya,l3aidridge;aye, Motion oaaied. _ 4. Haadnglpo~'bb aattan an Apgliaaban afDamryy~aalman far a ah®ga of zaair~ fiam RS-40 to NS-25 £or We oaas~ratioa of natow aahdiviBioa oa tack of land is Beeline 10, ~'nweship 21 Nat9y Baage 1473BSt 4£th~ L B, dE M., Rogers County, (}klahoma-address; I60018oet 106x` Btrr~ftNocih, Ov-a~cr, QK 741}55 -- Fsge2 Commissiaanr's PmataedGogs Uaiaber 17~ ZOQS ' Ppge3 " Gbmtnieaia~ar's Pmc~linge Ucta6er 1T. ZOQS ' Page 4 Conmdeaioaa~e Pmceedinga Ontoher 17, 2005 ware thaw within 300 fact, this is legal, 6utnot ethiaol, If'miniag doesn't piggyba~c as this zoning isrue, it won't go. 5ha has attended theaoigbbarhaod meeting, the Planning Commiseton iu~ing and ibis meoNcg and frets eha known no mare Wm she did. At the pmsentr only one Owssao zeal estate aampeny informs potential. Hayste of the mining in We aces. Who vents to live within 300 &et of mining, I have peamrudlywiiaeased !0 blasts aiaaeAuguet S, 2005. 5usnn Fnillaat talked of the ho~cblasthtgand eadtsdthe~ Haerdinplaaesauasidarthatwhanmakmgadecielan. Pam7ea]'reanl"ivesetl3astwood bake l3stntes and bad a simateral angin~rpcaseat at her home when bleating oaeuaed and he Mn'tuassad it first hand and oxpletued to bar that she needs A3 pisrn is bar home. Teizyi?ord wbo liven south of T6s' StceetNodh oil'af li0s; spakfl about the 150 feat LrtlJar being nothingwben it names to the miss and tba duet and also didn't mnliza lira quazrywas there wheahe bought his home. Lee Coolay who flues ~ 17Ts' StreetNorth stated Wat he amrheer #1-e make bring atrrahed is the aaushar, It makes a lot afnaise sad is a big conetapt rumble David C[uunay addressed the isnua on haw longie the northern boundary, apPy 500 feat sad goes doxmta around 1000 feat at the eanW leg of it. The traflia oona~te an the gedmetat, there wW lm eventually sigoifianatly inoressed ttaffin, as the inotamad density begiag to nnfnhl in this plan, Were will nine be apparirmifies fnrsoedway impravemaats. ~ is important W Dave qualitypecluaeterrands. Ifmarls aro laanted is prlYatn neighborhood the developen; will pay far, with nettairt seationliosioadsbaiaggova~mantnlexpaosa Tharnisnoiateatinntnstartb~diag pdj anent W the east side of the mining: Inhant is to do the mining sad Wen the buiEding: Building w~71 start further down in the PiID. We aan co-exist. l3nry CpmaHsrr spoke of gaining a pnrhtar tit sacountahility as the mining aperntloae. CammissionerHeha apakrgizad tathe huulawaers shout the realtass eat disclosing of theminingbx the area, they abauld have, eat legal to Have ta, bat it's etbianl. Ialosed 66b` Straetwhea I tookaffice beopn~ its dangerous sad for safety sndpublio health. On the rapt estate side, ynurpetsatwl property and real est~e taxes em eollaabadby the Carty, hat 83°~a of that mamay gage to pnblie sclraols. Cities and tmvna get 14%mpzi 3% goes to the general gavemmeaG The Coanty Commissioners opara6a off the gns tax eref Urn one sent sales t~ • AndMe. Bleak having na buffers, David Cbarney eacplehted that they da not have a pren~e kmdeanpo in mind ®of yet; And ea far as Claremam, teals sad Clrelsen being aiferkd, yen itw~lbe aftbated. The Port of Cataa~t is a d bitlion, dallarbushte~ and it employees over 16110 people. Anew business aatledHawk CarpnrnUgo, they name because of the legion in fire area end beaat~ of Ora pampa in tare eras. Naiae ]tgbting is n problem, emd I sett Risky Jones with Tnrmar Canaultfmg'to workwith anrPleuaing CommissionDizedar ter Help salvo tbie problem. And ae far as I1de. Bleak sad 14Ir Ford haviogno buffets, we aaa address Wst and ass that it would ba s 3li foot buffer, we bevo the fhatiWlily to do that, we era in n PtJD. Naptnthasbempresoatedyatondabutlbraanbawrit#eaiQOnWapintitssl~ Asfer as nn one giving you in6omuttian, I ask iha County Clerk, Foggy Arwstrang, to gat aamasladdresses of the people, so tbnt in rho fuhtca, so wn aan grve yen a bi-maathty update as wbetis doing an. ~Ve want Teener Cansul#ing{Riaky 7a~) tawodr with Cbuak nt the Planning O~amissiaa nod consult wiUr htm. Ms. 8#iliwell elated that the people don't want bo ha just advised, but Also aonsaited. Far [base who wanted to >mnw if attic of Ute daw5lagers Wee in Itagacs County, PeteKmudia does aadl jrmt wanted We prrblio eo kaa~- tbpt: CnaimieslnaerHeim m&edPhil Sewell who lives reel nines to Anelrer Stang to tall of his axpenesees of [iviag asE there. Ms 5awell sta~i that it would be His w~h b do away with the mining alto~r. ArtyUma you're aloes to a mek ganny (beta is gabrg to ire probieras and issues. We have to as-®st: Have warloai with the Owpasa iAnd Trust nod find them to bo averyzepWeble company,believe theft work ie good and glad they're doing the vatic Camm~iesianerHebn went as to nay that tiro none®s chant the aerobia syat~em, under Oklahoma Stntntes, we're able to enter into a sewer diahiat, and that waaid help address Wezaetey load issue, we ape nee leverage wiUt the developer to davelap a sewer die6riat ~ hpndlo this problem, Mast of yon: ace oziRurni WatorDistdat }1:3, and Weir ofi5aa is in Oalagab, art4ybe the posstbiifty of Housing' ~ aiiioe itt the area Wptwehaveheertlad®ginto. AnoUrerprablamyouhtweogtthe<eisShadf~salRce aeeassibiUty, have Hem looking inia maybe a possible Sbedifs of~e et fire part sa they can sat quicker to eaane of year problama. The water pressure ~ wo Have nelredRtnal WedecDistriat~3 bo look into. We know the problems yoaface. APOD is ~t wliera a Pogo 5 CanmsisslanaPs Pmaeedings Qataber 17, 2005 ' developer sea same in end tallus what they're gntng In da, wa have Ieveraga to work with. lldr. Chamey has answered my questlacm ®d i®s bean willing ifl bolp out in nay Way. l~lith the C-4 zoning, you asn do a lataf th[ttgs, but we've askedfar same thing9 net to happen, far exampled n r~er dealanahip. Past tension slats atn one of Wa bast sort - thenew homes will besbailtwith, I emgalag m be laalrhrg at same wa3-thatI asamove a mad from 193te etreetta go scut 4Gei stmet: Iwould workwith ODOT sndpeli#ion them 12 mites aFmed so ihet I canld maim a loop. ' • ADABaQyFartra,stabedthaElfomalegalatandpoint;piece aoni~would creataraoreproblems antlthisPt;II] is bshrgpresentexl as texthnokiarm andl aosldnot reaommead net appravfng fire eatirePt71? for any legal reason. From a lagai stnndpaint; ithnatca Iike awia ss inr ae theliflgatfna is aonceuned, baosase it does ellmhude the problem of alining clam to 7G°' Shoat. • CommieeioarsrHalmaskedl4lr.HsnkHacbnughjfhowauld6e • will'mgtowodFwifhtluapeoplaantheblasttngissansandbestatodthethawould.ba happy to ~vark With aaybady. CommissiaaorHelm nata:d tf everyone's queatioas earl canesuns had been adclreaeed aruisinooIbavewarkeci witltMr. C[taruoy,lVln Simmons & Mr. I{aurtls earl know that Dtey will follow Wain words Imnke n motion tp approve this PUD. CtminmaaPayrn sanded the merlon. Rolf Cap: Payne-aye, Haim-aye, Hsldridge-aye. Motiaa nsrried. ChaimmnPaynemode amatiors to recess beak to the aanfareaae cease slawnstsira to aantitrae the meeting, Cammiesionm• Fteha scaonded the motion. Roll Call: Payne-aye, Hedm-sye,8aidddge~nye. Nation ansied. Meeting waa zocassed st 12;00 neon. . •Cheim~an Payee asllad the mcettng beak to order nt 12:13 P.M. CGairman Fayao and Cammlesiarmra Halm aadBalehidge were all present. 6 Hesringipossible cation aaRagara County Addendum to anbdivisian ragulatioas, galdolirLas~rdbvalopmante•raadway, ehulnsgo sad deteatian-•- Planning Camrnlesionheld a pnb8n hearing anOctober S, 2005, end approved by a setroa {7} to zenn (O) vats. The addendtmr is bu change same of the t~guhitiane on prolimi>zsry plats, aanstmatiaaplrrte ~ matte ahem mom aggr~eiva than what ihey were. Par reeommendatlon from osrPlanaing Cammissinn Director, • Gbaurriseiand~Halm made smotion to appmve. Cammissioaer Baldridge seconded the motion, hall Call: Yayrm-aye, Helm aye, Bsldridge-aye. Motion cooled. ITBMYI: PLATS--Noneprceaatad. 1TBA2VII: RUADSANDBRIDCiB3-None~preeeated. 1TSM Yom: CASHIi[[TND 135T1141ATB Oir N~QS AND RBQOHST FOR APYROP1iIATR7N3--Naas proaesnted ITl3i4t TIC: TI;.AN3FBt:. OF P[It~IDS -Kane presented. 1TSM X: I1TII,lTYPERMITS 1. Fn:st Christisu Chtaah o£CSdaea-baringBW/3Dltoasl nppraxhnately I98D feat West of NSI4Z4 Roerl, hodng fiio-ra the NBl4 of Section 11 m the SEt4 0£ Sactioa 2 m Tawaship 24Nnrth, Rnoge 1T Beet a£the L B, & lyL, Itagats Couaty- ChaammsPaayae made a mntiaa to eppigYC. Carnmissianer HeIdtidge ae®aded the ma8oa. Roll CsIL• Payer-nyn, B.eta~aye, Baldddga-aye. lViotian enrried. ITSfiIIXL• CLAIMS 1. Bdsteadals, Supplies, Faris, Groceries do Pcaacripttaas (as par attached) 2. AtRandaatCara-TncaRnbb-SR25.00 farllamebatWdDetentiaa Tara Rsbh - $iS.00 far Attendeut Care CamauseionarHelmmad~ emotion to approve Items 1 &~ under oloime ne presented. CrenmissianarBsl<hidga eocaaded the marina. RaII Ce1L• Payoe- aye, Helm aye, Balddd$c-aye Marlon astzied. 1'I'BM 3ai: BLANKET PUBCHASB Ol1DB~.~ I. Mstadnls, Supplies, Parts, tomes dt Frescriptians -Nana presented. ' 2, OrdncsBxaeedingAmnuatofleauaaae-~Tonepresanted. t Page b Comtaissioaar'e Ptaaealiags Octabor 17, 2DO5 II~M~: AQENDAII~M9 • 1, DisouasiaalpoxsiblessdlnaarttssuanaeoFa:editaardyar9lzedffand IIndersberi$-*** seo itew 3 under agenda items*** 2 Disauasiam-paesibh~ action on usuaate behsphaae service ccmtrsat wish AGM Telecom-*'~$~ item 3 nm~ agarWa items*** 3. I3iscussianlpesaibla aetiaa an 7nstioa Aseisteaae Brant (7AG) £or the Angara County Shcri~'e Offico- •Urtder-sheriff Barry Iamb ]mdpresented the Hoard with a leltar form the t9hetiigrcque~ to apply lbr a credit oecd ~ We ltageta County 5harifFa alHae for pntpoeea of ant of county trnvet as par state stators. Only the ~tarily sad the under-eheriffwoutd ba using thn Hard and it would ba far not a£anunty trmnspocts only. A credit card is mach ~ convaaieat far us. On the iemete teiephoue secures aontraatin fha]~ we have negotteted with a differeatpmvider tiumbefoce and We aonhsatbea bean approved by the Dletdct Atteaaay. The eoaimissionwe gat is 4Uitt, althowghthere is a ~e-paid nPtiaa that,}mnpe it up to SD7~6. Tlsay my malaing all of u~ eotfi~vaie, iepod tcanagement system, ~ managementayetam, pawn ebap mph tinter mpartiag~ eomputer aid and dispatch, Dtey pay for the mainteasnoe sad uF~P of this software system. Ia oddities they W~l he providing and putting in np W an ~t B,ODD recording syeteat for our radios and admttdstralive phase Iines. On.the 7ACi gcaatR is a iaoal law eafcmerueat gcnnt. g in reallyltmited Win year andyoubave to spend We mangy first mid tbenthtypay yon baelc I} is a 25%a marsh sow and the metah has bean mct by private industry. (Vft'al-Ma-t, Ter:aN'ttmgen} We hove applied far eight (tl} oar tu<lics, eight (8) antennas and ono (I) shotgun with a total g[ant of$4,B61.D0, end the federni amannt wewou]d get fit was npprntrad oa that levelwouL3 be S9b~.75, tuatch partian $1,215.25. Camtnisstmter Baldddge made a motion to approve lhuna 1, 2 & 3 ceder sgendaitems. Chainne~nPaynasecnndedibemadaa. Ba11CsU: I'ayae-oye,Haira-aye, Baldridga-aye. Mogaa cauiad. d, D~anaaian/reviewafstataeoFPlauningCommiaeioaDiceatar, ChaakTsbnr, n for licensetesting-Chuckinfutmed the Boatel Watin Wepast fhe SMta IndashialBoerdhed shopped testfagwith sue amapeey and they hadn't started tasting yet, They havn recently stactediealiog eadI Rave made auan~ge:ae~s to talcs We fast S. Approveldisapprove RascIutioafar Dispaaing of$sluipmeatfar Disiriat#2-Rohn morale radio, 31Vl~ 63q-COS?sd-***sca ibam6nadar ageade items*'~'' 6. Apgrave/dissppraveltesaln6iaoafarDispaeiago£Egoipmen4for County Assesear's Office-2 eauhbmwn chair with w~odarms- CammissinauerHelm mnclc a motion to approve fierce S & 6 under agenda items as presented. CatnmissianerBetdddge aecanded themetias. Roll Call; Paynn-aye, Helm aye, Heldridge-aye. Motion aaaied. 7. Appr~v~•JdiaspprovoRuappointment of5taplum 7 Kisses far a ~t- yenr intro anthe City of Tnisa-It~oaera County Part Authnrily Board That vydl expire nn petaher 25, 2005 - (~t-year terms 1Jatahar25, 2tItU') - CemnussianerBaldridge sorted thatMr. Kisseewas his oppointment and tbatha has dose a fora job for na fnthe gnat nndmade emotion to approve the appaintaumt ChatrmanPayne seaaadad the matiaa. Rolf Coll; Payne-aye, Hahn-aye, Haldridga-aye. Motion nn~ad. 1THM3t1V: Ni3WAUSIld85$ _ I. Considerntiaa cad Passtbte aetionwlthreepectta any oWar matler8 unfareseeaprior to posting the agenda-ATnue prrsealed. ITEMJtir ItEC,H.913 ORADJW~`T CammiasiaaecHnldridga made amatian to adjatun the meatbog. CammiseioaerB.elm a~nnded the marina. Roll Cull: Payne-aye. Helm aye, Haidridge- aya. Nation aauied. Meadag was ndjunmed at 12:25 F141. AOAItD QP CO[lI+ITY GOMIVII.9SFOItISR3 ROGffits9 CQTJI~PPY, OI€LAHOlytA ~ j _ ~B ~ - Cam~eeionar'sPmoeodmg~ Table of Contents Development Concept Development Standards Access and Circulation Drainage and Utilities Environmental Analysis and Topography Existing Zoning and Land Use Schedule of Development Exhibits Exhibit "A° Legal description of Planed Unit Development Exhibit "B" PUD Concept Illustration and Development Areas Exhibit "C" Proposed Site Utilities Exhibit "D" Existing Zoning & Land Uses Exhibit "E" Aeria[ Photograph Exhibit "E" Existing Soils Map Exhibit "G" Correspondence regarding modifiications which have been incorporated into the PUD text Development Concept Stone Ganyon is an exciting development unlike any that has been developed in Rogers County or surrounding areas. It represents a truly mixed use, master punned development of over three thousand acres. Portions of the land that will be developed for Stone Canyon provide beautiful, panoramic views. Terrain varies from gently rolling pasture land to steep, rocky canyons that provide views to future home owners that are unparalleled in this region. Section 1301 of the Rogers County Zoning Code states that the purposes of the Planned Unit Development are to permit and encourage innovative land development while maintaining appropriate Ilmitation on the character and intensity of use and assuring compatibility with adjoining and proximate properties. The proposed PUD meets and exceeds this requirement and all of the stated purposes in the Zoning Code. The residential areas proposed for the development will vary in lot size and dwelling sizes in order to provide a greafi variety of housing types and price points. Some areas may include gated communities for the limited access and enjoyment of the neighborhood. In the event that sanitary sewer service becomes available to the subject tract, residential development at a higher density may be permitted in selected areas. In no event shall the maximum number of either dwelling units or permitted square footage of commercial area be exceeded without additional approval by the appropriate govemmental jurisdiction. Specific uses for the commercial areas are not precisely known at this time. It is the intent of this PUD to identify only generally the locations of commercial areas and establish general development standards. The proposed commercial locations are, generally speaking, located at or near the intersections of major streets, which is consistent with accepted planning practices. Certain commercial and recreational uses may also 6e developed away from such intersecfions. The development team will return to the Rogers County Planning Commission for review of detailed subdivision plats prior to fhe development of the commercial areas. Proposed commercial uses are those intended to support the residential uses and wi[I also be regulated in their layout and architecture to ensure compatibility with surrounding land uses. Approximately one square mile of recreational open space, including an approximate fi0 to 80 acre lake, will eventually be included as amenities to the development. Other `neighborhood' parks and/or greenbelts wi[I be developed in addition to the central recreational fora[ point provided by the lake area. Mining operations are requested in this PUD which will be highly controlled and regula#ed by various govemmental agencies. The two existing rock quarry operations in the region will use land located within this PUD for future mining. The development area which designates and limits the mining operations has 2 been carefully planned to accomplish certain objectives that are believed to be benefcial to the surrounding community: {1) Any new zoning for mining operations will not encroach any further to the north than fine existing zoning for such mining. {2) The new zoning for mining will "connect the dots" between the two existing quarries, such that the quarries grow toward each other rather than outward. (3) Certain portions of the scenic bluff that are presently zoned for mining operations will be relinquished for residential uses so as to preserve more of the natural beauty along the bluff. (4) Any new zoning for mining operations to the east will be limited by the existing constraint provided by the large electrical easement presently bisecting the PUD just east of the existing quarry operations. This long-standing barrier provides a natural boundary beyond which no mining zoning wi{( be permitted. (5} Landscaping) terming buffers andlor setbacks will be created which will minimize the impact of mining operations upon residentially and commercially zones areas. In order to understand and budget for development costs for the life of this project, the developer hereby agrees to construct all developments within the Stone Canyon Development in accordance with the Zoning Code, Subdivision Regulations and Engineering Criteria as may be in effect as of December 31, 2007. A significant portion of the overall tract wilt be subdivided with lots that are at least 20,000 square feet in size because of various factors: (1) unique topography; (2) heavily wooded areas; (3) market demands. These lots will be properly accommodated by an RS-20 zoning designation. These lots will be served with individual waste disposal systems. It is likely, however, that a large portion of the overall tract will be serviced by a municipal or other sanitary sewer collection and treatment system. Furthermore, advances in technology and evolving DEQ standards may enhance the capacity of individual waste disposal systems. In such event, Development Standards associated with Rltll, RS-10 andlor RS-6 zoning designations will be appropriate to accommodate the smaller lots that are commonly platted when a sanitary sewer collection and treatment system is available. 3 As plats are submitted for approval, it is intended that the RS-20 zoning designation and the related Devebpment Standards herein will govem those plats not serviced by a sanitary sewer system. The RS-10, RS-6 or RM-2.5 Development Standards will govern the pla#s that are serviced by a sanitary sewer collection and treatment system. In the event evolving DEQ standards permit the use of individual waste disposal systems on or within such plats, it is also the intent of this PUD to permit such densities. Given the large amount of land subject to this PUD and the extensive length of time necessary for the marketplace to absorb a project of this magnitude, it is critics[ that this document be liberally construed so as to permit significant flexibility. It is intended that the various Development Areas (with the exception of Area D "Mining" and Area E "Industrial") can be translocated to large extents within this PUD as a matter of right. By way of example, and not by means of limitation, "Townhomes" may, in fact, be developed within areas designated for single family residences and vice-versa. In no event, however, can the boundaries of Area D "mining" and Area E "industrial° be relocated as a matter of right. In keeping with the spirit and purpose of the PUD concept, such flexibility is essential to accomplish an orderly, quality development consistent with marketplace demands. 4 Development Standards Development area A (Residential single-family} Land Area: (approximate) 2,655.87 acres Permitted Uses: (1) For those lots not served by a sanitary sewer system: Uses permitted as a matter of right in the "RS-20" Residential Single- Family Medium District of the Rogers County Zoning Code, along with customary and accessory uses, including but not limited to landscaped entrances, neighborhood swimming pool and recreation area and other uses which may be incidents! thereto. {2) For those [ots served by a sanitary sewer system: Uses permitted as a matter of right in the "RS-10" Residential Single- Family High Medium Density District or °RS-6" Residential Single-Family Nigh Density District of the Rogers County Zoning Code, along with customary and accessory uses, including but not limited to landscaped entrances, neighborhood swimming pool and recreation area and other uses which may be incidental thereto. Maximum Number of Dwelling Units: Minimum Lot Width: {1) Without Sanitary Sewer 100 feet * ''* Minimum Lot Area: Maximum Buiiding Height: Off-Street Parking: Minimum Yard Requirements: Front property line abutting a street Side property line abutting a street Side property line not abutting a street From rear property line 21,780 sf ** 35 feet 5,491 (Z) With Sanitary S_ ewer 52 * 6,000 sf 35 feet Two {2) enclosed off-street parking spaces per dwelling unit 25 feet 20 feet 15 feet 15 feet 5 feet 5 feet 20 feet 20 feet 5 Accessory Dwelling Units: Lots greater than 20,000 square feet in size may permit an accessory dwelling unit also known as a "mother-in-law" unit which shall not exceed 1,200 square feet or 30% of the total square footage of the principal dwelling. The right to construct accessory dwelling units shall be established in each subdivision plat. Such accessory dwelling units shall not reduce the permitted number of dwelling units. Any accessory dwelling units permitted in Development Area A will be restricted by recorded protective covenants from being rented or leased to non-family members who are not related to the occupants of the Primary Dwelling Unit. It is intended that these units be limited to family members who for physical, emotional or financial reasons need to be near parents or other close relatives in order that families can assist with the care of their own. Signs: Entry identification sign shah be permitted at each entry with a maximum of ~64 square feet of display surface area at each entrance of the development. For lots located on a cul-de-sac or curve, lot width shall be measured at the Building Setback Line. ~'"F Modified by letter dated 10/1412005. 6 Development Standards Development area B (Resiafential multi-family) Land Area: (approximate) 60 acres Permitted Uses: (Assuming sanitary sewer collection and treatment system is available to the site) Uses permitted as a matter of right in the "RM-2.5" Residential Muiti- Family Dwelling District of the Rogers County Zoning Code, along with customary and accessory uses which may be incidental thereto. Maximum Number of Dwelling Units: Maximum Building Height: Off-Street Parking: Minimum Yard Requirements: Front properly fine abutting a street Side property line abutting a street Side property line not abutting a street From rear property line 1,188** 35 feet 1.5 per one bedroom unit. 2 per 2 or more bedroom unit. 20 feet 5 feet 5 feet 14 feet Signs: Entry identification sign shall be permitted at each entry with a maximum of 64 square feet of display surface area at each entrance of the development. ~`'" Multi-family units may be converted to single-family units with a "one far-one" reduction in multi-family units. 7 Development Standards Development area C (Commercial) Land Area: (approximate) 99.02 acres Permitted Uses: Uses permitted as a matter of right in the "C-4" Central Services District of the Rogers County Zoning Code, along with customary and accessory uses. Uses identified as "Sexually Orientated" in nature by the Rogers County Zoning Code are hereby excluded and prohibited within the PUD. Maximum Floor Area: Minimum Lot Width: Minimum Lot Area and Setbacks: Maximum Building Height: As permitted by applicable zoning code As permitted by applicable zoning code As permitted by applicable zoning code 50 feet Off-Street Parking: Signs: As required by applicable zoning code As permitted by applicable zoning code Lighting: All pole mounted lighting shall be shielded and directed downwards in order to minimize light spillage to abutting residential uses Additional Restriction: No car dealerships will be permitted as a matter of right in Development Area C; this was addressed at the meeting of county commissions on 10117/2005. Development Standards Development area D (Mining? Land Area: Permitted Uses: (approximate) 458.86 acres Uses permitted as a matter of right in the "M" Mining District of the Rogers County Zoning Cade, along with customary and accessory uses. All mining will be conducted in strict conformity with all applicable federal and state regulations. Additional Restrictions: No area within Development Area D shall be used as landfill or refuse dump. 9 Development Standards Development area E ~IndUStrial) land Area: (approximate) 38.01 acres Permitted Uses Uses permitted as a matter of right in the °I-3° Medium Industrial District of the Rogers County Zoning Code, along with customary and accessory uses. Minimum Front Yard Requirement: 75' Minimum Exterior Side Yard: 20' Setback from AR, RS, RM, RT, or ~ Zoned District: 75' Although no mining shall be permitted within the Industrial District, #ransportation of any materials over and across any portion of the Industrial District steal[ be permitted. IO t]eveioament Standards Development area F (Open Space) land Area: (approximate) 21.19 acres Permitted Uses: Uses permitted within Development Area "F"shall be limited to either landscape open space or natural setting. Passive recreation uses shall be permitted such as walking trails and picnic areas. The purpose of Development area "F" is #o maintain a significant buffer between proposed and exisfing mining operations and residential areas. This Development Area wil[ be maintained by the S#one Canyon Property Qwner's Associa#ion. 11 Access and Circulation With the subject tract abutting major streets on four sides, access and circulation for the site will be excellent. Primary residential and commercial access will be from 76~' Street North and 193" East Avenue with an internal `collector' street constructed to allow residential traffic more than adequate traffic circulation. As is currently the case, mining and industrial access will be primarily limited to 46~' Street North and 14b1h East Avenue. The developers feel it is important to separate mining and industrial operation traffic from other traffic within the development. Access into the various development areas will be designed and reviewed by the County during the platting process when more defined uses are determined. Internal streets within Stone Canyon development that serve higher density areas shall be constructed with a greater thickness andlor base material than lower density areas in order to handle increased trips per day. Environmental Analysis and Topagraphy The property ranges in existing conditions from gently rolling pasture land which is non-wooded to very steeply sloping heavily wooded terrain. Elevations generally range from 820' to 566' above mean sea level. The Soii Survey of Rogers County, Oklahoma was used to help identify soils types and constraints to development that be might present. Existing soils on the subject tract consist of So (Sogn soils), CmB (Claremore silt sails, 0 to 3 percent slopes), NaB (Newtonia slit loam, 1 to 3 percent slopes), Rs (Rough Stony Land), and Os (Osage Clay). Drainage and_ Utilities On-site detention facilities will be designed and incorporated into the subdivision. These detention facilities will also be used #or landscaped open space for the recreation and enJoyment of the residents. Water service is available through Rural Water District #3, Rogers County andlor the City of Owasso andlor the City of Tulsa. Internal distribution lines wil[ be constructed after review and approval by the appropriate governmental agency. In the areas where a sanitary sewer system is not extended, aerobic or other DEQ approved waste disposal systems will be used. These systems which are approved through the Oklahoma Department of Environmental Quality have been used with great sucxess in nearby developments. For those areas of the PUD which develop with a sanitary sewer collection and treatment system, higher densities ofi development are permitted. 12 Any residential single-family lot located on an aerobic system (not sanitary sewer) shall contain a minimum of 21,780 square feet as required 6y the Oklahoma Department of Environmental Quality. Single-family lots on an aerobic system shall also have a minimum lot width of 100' (lots located on a cul-de-sac or curve shall be permitted to average front and rear property lines to establish lot width). All multi-family areas shall be served by sanitary sewer service unless connected to a waste disposal system (aerobic or other system) approved by the Oklahoma Department of Environmental Quality. Existing Zonina and Land Use The subject tract is currently zoned C-4, RS-20, !-3 and AG and vacant. There are two permitted existing mining operations abutting the PUD to the west. A companion rezoning application will be filed along with the PUD for RS-20, Residential Single-Family, Multi-family, C-4, Commercial Central Services, 1-3, Industrial Medium Industrial District and M, Mining. Through the PUD, uses may be spread across underlying zoning districts to create a more unified overall development. Plat Review No building permit shalt be issued until a subdivision plat, which will serve as the site plan, is approved and filed of record with the Rogers County Clerk. Schedule of Development Initial construction is anticipated to commence in the Spring of 200fi, once the PUD and subdivision plat have been completed and approved. 13 Exhibit KA.1 ~' Part of Sections 35 & 36, T-21-N R-14-E & Part of Sections 6 & 7, T-20-N R-15-E & Part of Sections 1, 2,10,11 & 12, T-20-N R-14-E PUD Development Area A A TRACT OF LAND THAT IS PART OF SECTIONS THIRTY-FIVE (35) AND THIRTY- SIX {36), TOWNSHIP TWENTY-ONE (21) NORTH, RANGE FOURTEEN {14) EAST, AND PART OF SECTIONS SIX {6) AND SEVEN (7), TOWNSHIP TWENTY {20) NORTH, RANGE FIFTEEN (15) EAST, AND PART OF SECTION ONE (1), TWO {2), TEN (10), ELEVEN (11), AND TWELVE (12), TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE SOUTH 0°42`13" WEST FOR A DISTANCE OF 645.72 FEET TO A POINT; THENCE SOUTH 1°30'32" EAST FOR A DISTANCE OF 660.06 FEET TO A POINT ON THE SOUTH LINE OF GOVERNMENT LOT FOUR {4) OF SAID SECTION 6; THENCE NORTH 88°42'27" EAST ALONG THE SOUTHERLY LINE OF SAID LOT 4, FOR A DISTANCE OF 1.85 FEET TO A POINT; THENCE SOUTH 1°i4'46" EAST FOR A DISTANCE OF 887.22 FEET TO A POINT OF CURVATURE; THENCE ALONG A 708.56 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 14°36'44", FOR AN ARC DISTANCE OF 180.70 FEET TO A POINT OF TANGENCY; THENCE SOUTH 13°21'58" WEST FOR A DISTANCE OF 340.44 FEET TO A POINT; THENCE NORTH 56°29'35" WEST FOR A DISTANCE OF 624.76 FEET TO A POINT; THENCE SOUTH 33°30'25" WEST FOR A DISTANCE OF 1,264.10 FEET TO A POINT; THENCE SOUTH 56°29'35" EAST FOR A DISTANCE OF 942.02 FEET TO A POINT; THENCE SOUTHERLY ALONG A 1,461.63 FOOT RADIUS CURVE TO THE LEFT, HAVING AN INITIAL TANGENT BEARING OF SOUTH 12°55'22" EAST, A CENTRAL ANGLE OF 3°30'19", FOR AN ARC DISTANCE OF 89.42 FEET TO A POINT OF TANGENCY; THENCE SOUTH 16°25'41" EAST FOR A DISTANCE OF 125.45 FEET TO A POINT OF CURVATURE; THENCE ALONG A 1,383.62 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 5°57'22", FOR AN ARC DISTANCE OF 143.83 FEET TO A POINT OF TANGENCY; THENCE SOUTH 10°28'19" EAST FOR A DISTANCE OF 103.86 FEET TO A POINT OF CURVATURE; THENCE ALONG A 863.58 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 8°44'28", FOR AN ARC DISTANCE OF 131.75 FEET TO A POINT OF TANGENCY; THENGE SOUTH 1°43'52" EAST FOR A DISTANCE OF 165.05 FEET TO A POINT OF CURVATURE; THENCE ALONG A 1,265.11 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 5°53'39", FOR AN ARC DISTANCE OF 130.15 FEET TO A POINT OF TANGENCY; THENCE SOUTH 5°22'08" WEST FOR A DISTANCE OF 205.00 FEET TO A POINT; THENCE SOUTH 2°29'52" EAST FOR A DISTANCE OF 277.03 FEET TO A POINT ON THE NORTHERLY LINE OF SAID SECTION 7; THENCE SOUTH 88°34'44" WEST ALONG SAID NORTHERLY LINE, FOR A DISTANCE OF 74.47 FEET TO A POINT; THENCE SOUTH 36°38'52" WEST FOR A DISTANCE OF 162.34 FEET TO A POINT; THENCE SOUTH 45°30'52" WEST FOR A DISTANCE OF 220.52 FEET TO A POINT; THENCE SOUTH 67°27'52" WEST FOR A 25U62Pt3D Des~xiptions.doc 9127/Z006 Page 1 of 6 DISTANCE OF 134.51 FEET TO A POINT ON THE EASTERLY LINE OF SAID SECTION 12; THENCE NORTH 1°19'15° WEST ALONG SAID EASTERLY LINE, FOR A DISTANCE OF 306.84 FEET TO A POINT; THENCE SOUTH 68°45'27" WEST FOR A DISTANCE OF 1,397.27 FEET TO A POINT ON THE WESTERLY LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 12; THENCE SOUTH 1°18'23" EAST AND ALONG SAID WESTERLY LINE, FOR A DISTANCE OF 488.56 FEET TO A POINT ON THE NORTHERLY LINE OF THE SPAVINAW WATERLINE EASEMENT; THENCE ALONG SAID NORTHERLY LINE FOR THE FOLLOWING SEVEN (7) COURSES: SOUTH 87°18'22" WEST FOR A DISTANCE OF 505,63 FEET TO A POINT; THENGE WESTERLY ALONG A 2,915.16 FOOT RADIUS CURVE TO THE LEFT, HAVING AN INITIAL TANGENT BEARING OF SOUTH 87°35'08" WEST, A CENTRAL ANGLE OF 8°21'32", FOR AN ARC DISTANCE OF 425.30 FEET TO A POINT; THENCE SOUTH 78°54'04" WEST FOR A DISTANCE OF 355.53 FEET TO A POINT OF CURVATURE; THENCE ALONG A 1,960.27 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 15°55'00", FOR AN ARC DISTANCE OF 544.56 FEET TO A POINT; THENCE SOUTH 61°17'35" WEST FOR A DISTANCE OF 421.22 FEET TO A POINT; THENCE SOUTHWESTERLY ALONG A 1,865.88 FOOT RADIUS CURVE TO THE RIGHT, HAVING AN INITIAL TANGENT BEARING OF SOUTH 61°52'08" WEST, A CENTRAL ANGLE OF 16°08'13", FOR AN ARC DISTANCE OF 525.52 FEET TO A POINT OF TANGENCY; THENCE SOUTH 78°00'22" WEST FOR A DISTANCE OF 463.88 FEET TO A POINT; THENCE NORTH 11°59'38" WEST AND PERPENDICULAR TO SAID NORTHERLY LINE, FOR A DISTANCE OF 660.00 FEET TO A POINT; THENCE SOUTH 78°00'22" WEST AND PARALLEL WITH THE NORTHERLY LINE, FOR A DISTANCE OF 1047.47 FEET TO A POINT; THENCE NORTH 24°03'27" EAST FOR A DISTANCE OF 463.11 FEET TO A POINT OF CURVATURE; THENCE ALONG A 500.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 92°05'33", FOR AN ARC DISTANCE OF 803.66 FEET TO A POINT OF TANGENCY; THENCE NORTH 68°02'06° WEST FOR A DISTANCE OF 646.04 FEET TO A POINT OF CURVATURE; THENCE ALONG A 600.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 5°56'43°, FOR AN ARC DISTANCE OF 62.26 FEET TO A POINT; THENCE SOUTH 11°59'38" EAST AND PERPENDICULAR TO THE NORTHERLY LINE, FOR A DISTANCE OF 1476.31 FEET TO A POINT; THENCE SOUTH 78°00'22" WEST AND PARALLEL WITH THE NORTHERLY LINE, FOR A DISTANCE OF 1150.93 FEET TO A POINT; THENCE SOUTH 11°59'38" EAST AND PERPENDICULAR TO THE NORTHERLY LINE, FOR A DISTANCE OF 365.00 FEET TO A POINT; THENCE SOUTH 78°00'22° WEST AND PARALLEL WITH THE NORTHERLY LINE, FOR A DISTANCE OF 295.00 FEET TO A POINT; THENCE SOUTH 11°59'38" EAST AND PERPENDICULAR TO THE NORTHERLY LINE, FOR A DISTANCE OF 189.00 FEET TO A POINT; THENCE SOUTH 78°00'22° WEST AND PARALLEL WITH THE NORTHERLY LINE, FOR A DISTANCE OF 522.38 FEET TO A POINT; THENCE SOUTH 11°59'38° EAST AND PERPENDICULAR TO THE NORTHERLY LINE, FOR A DISTANCE OF 106.00 FEET TO A POINT ON THE NORTHERLY LINE; THENCE SOUTH 78°00'22" WEST ALONG THE NORTHERLY LINE, FOR A DISTANCE OF 2747.37 FEET TO A POINT ON THE WESTERLY LINE OF THE SOUTHWEST QUARTER (SW/4) OF SAID SECTION 11; THENCE NORTH 1°17'42" WEST AND ALONG SAID WESTERLY LINE, FOR A DISTANCE OF 252.84 FEET YO A POINT, SAID POINT BEING THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER (NW/4) OF SECTION 11; THENCE NORTH 1°16'14" WEST ALONG SAID WESTERLY LINE, FOR A DISTANCE OF 849.07 FEET TO A POINT; THENCE WITHIN SAID SECTION 10 FOR THE FOLLOWING THREE COURSES: SOUTH 88°43'46" WEST, 250fi2PUD Descrlp~ans.doc 1/27/2006 Page 2 of 6 FOR A DISTANCE OF 520.00 FEET TO A POINT; THENCE NORTH 27°23'39" WEST FOR A DISTANCE OF 650.00 FEET TO A POINT; THENCE NORTH 32°46'32" EAST FOR A DISTANCE OF 912.10 FEET TO A POINT; THENCE SOUTH 52°28'05" EAST FOR A DISTANCE OF 780.69 FEET TO A POINT WITHIN SECTION 11; THENCE NORTH 37°31'55" EAST FOR A DISTANCE OF 1600.00 FEET TO A POINT; THENCE NORTH 52°28'05" WEST FOR A DISTANCE OF 572.72 FEET TO A POINT; THENCE NORTH 37°28'53" EAST FOR A DISTANCE OF 907.23 FEET TO A POINT; THENCE NORTH 57°01'55" EAST FOR A DISTANCE OF 806.07 FEET TO A POINT; THENCE NORTH 1°21'19" WEST FOR A DISTANCE OF 828.58 FEET TO A POINT ON THE NORTHERLY LINE OF THE SOUTHWEST QUARTER (SW/4) OF SA[D SECTION 2; THENCE NORTH 37°31'45" EAST FOR A DISTANCE OF 454.62 FEET TO A POINT, SAID POINT BEING 150.00 FEET EAST OF THE CENTERLINE OF THE G.R.D.A. EASEMENT RECORDED [N BOOK 40, PAGE 502, IN THE OFFICE OF THE ROGERS COUNTY CLERK ;THENCE NORTH 7°31'35" WEST AND PARALLEL WITH SAID CENTERLINE, FORA DISTANCE OF 2,312.70 FEET TO A POINT ON THE SOUTHERLY LINE OF THE SOUTHWEST QUARTER (SW/4) OF SAID SECTION 35; THENCE NORTH 7°06'37" WEST AND CONTINUING PARALLEL WITH SAID CENTERLINE, FOR A DISTANCE OF 2,223.19 FEET TO A POINT; THENCE SOUTH 88°50'27" WEST AND PARALLEL WITH THE NORTHERLY LINE OF THE NORTHWEST QUARTER (NWI4} OF SECTION 35, FOR A DISTANCE OF 1010.00 FEET TO A POINT ON THE WESTERLY LINE OF SAID NWI4; THENCE NORTH 1°11'11" WEST ALONG SAID WESTERLY LINE FOR A DISTANCE OF 410.85 FEET TO A POINT, SAID POINT BEING THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID NORTHWEST QUARTER (NW/4 NWI4};THENCE NORTH 1°08'59" WEST AND ALONG T1~iE WESTERLY LINE OF SAID NW/4 NWI4, FOR A DISTANCE OF 1979.36 FEET TO A POINT, SA[D POINT BEING THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID NORTHWEST QUARTER (NW/4 NW/4 NW/4); THENCE NORTH 88°49'59" EAST ALONG THE SOUTHERLY LINE OF SAID NWI4 NW/4 NW/4, FOR A DISTANCE OF 659.49 FEET TO A POINT, SA[D POINT BEING THE SOUTHEAST CORNER OF THE NW/4 NWI4 NW/4; THENCE NORTH 1°10'20" WEST ALONG THE EASTERLY LINE OF THE NW/4 NWI4 NWI4, FOR A DISTANCE OF 659.69 FEET TO A POINT, SAID POINT BEING THE NORTHEAST CORNER OF THE NWI4 NWI4 NW/4; THENCE NORTH 88°50'27" EAST ALONG THE NORTHERLY L[NE OF THE NORTHWEST QUARTER tNW/4) OF SECTION 35, FOR A DISTANCE OF 1,977.70 FEET TO A POINT, SAID POINT BEING THE NORTl-IWEST CORNER OF THE NORTHEAST QUARTER (NE14) OF SECTION 35; THENCE NORTH 88°50'09" EAST FOR A DISTANCE OF 9,977.90 FEET TO A POINT, SAID POINT BEING THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER (NE14 NFJ4 NEI4) OF SECTION 35; THENCE SOUTH 1°17'30" EAST ALONG THE WESTERLY LINE OF SAID NE/4 NE/4 NE/4, FOR A DISTANCE OF 659.19 FEET TO A POINT, SAID POINT BEING THE SOUTHWEST CORNER OF THE NE/4 NE/4 NE/4; THENCE NORTH 88°49'45" EAST ALONG THE SOUTHERLY LINE OF THE NE/4 NE/4 NE/4, FOR A DISTANCE OF 659.50 FEET TO A POINT, SAID POINT BEING THE SOUTHEAST CORNER OF THE NE14 NE/4 NFJ4; THENCE NORTH 88°43'54" EAST ALONG THE SOUTHERLY LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER ~NW14 NW/4 NWI4) OF SAID SECTION 36, FOR A D15TANCE OF 661.47 FEET TO A POINT, SAID POINT BEING THE SOUTHEAST CORNER OF SAID NW/4 NW/4 NW/4; THENCE NORTH 1°18'07" WEST ALONG THE EASTERLY LINE OF THE NW/4 NWI4 NWI4, FOR A D[STANCE OF 659.19 FEET TO 25062P11D DescrlpBans.doc 1!27!2006 Page 3 of 6 A POINT, SAID POINT BEING THE NORTHEAST CORNER OF THE NW/4 NWI4 NW/4; THENCE NORTH 88°43'3'1" EAST ALONG THE NORTHERLY LINE OF THE NORTHWEST QUARTER (NW/4} OF SECTION 36, FOR A DISTANCE OF 1,984.66 FEET TO A POINT, SAID POINT BEING THE NORTHWEST CORNER OF THE NORTHEAST QUARTER (NE/4) OF SECTION 36; THENCE NORTH 88°40'59" EAST ALONG THE NORTHERLY LINE OF SAID NE/4, FOR A DISTANCE OF 1,987.74 FEET TO A POINT, SAID POINT BEING THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER (NEI4 NE/4 NEl4) OF SECTION 36; THENCE 50UTH 1°12'14" EAST ALONG THE WESTERLY LINE OF SAID NE/4 NE14 NEI4, FOR A DISTANCE OF 660.02 FEET TO A POINT, SAID POINT BEING THE SOUTHWEST CORNER OF THE NEI4 NEI4 NEl4; THENCE NORTH 88°42'02" EAST ALONG THE SOUTHERLY LINE OF THE NEI4 NE/4 NE/4, FOR A DISTANCE OF 662.29 FEET TO A POINT, SAID P01NT BEING THE SOUTHEAST CORNER OF THE NEI4 NE/4 NE/4; THENCE SOUTH 1°10'43" EAST ALONG THE EASTERLY LINE OF THE NORTHEAST QUARTER (NEI4) OF SECTION 36, FOR A DISTANCE OF 1,980.69 FEET TO A POINT, SAID POINT BEING THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER (SE/4) OF SEGTION 36; THENCE SOUTH 1°14'08" EAST ALONG THE EASTERLY LINE OF SAID SE/4, FOR A DISTANCE OF 2,638.74 FEET TO THE POINT flF BEGINNING; LESS-AND-EXCEPT THE FOLLOWING 3 TRACTS OF LAND: TRACT 1: A TRACT OF LAND THAT IS A PART OF THE NORTHWEST QUARTER (NW/4j OF SECTION ONE (1 ), TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCR18E0 AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID NWI4 OF SECTION 1; THENCE SOUTH 1°16'44" EAST ALONG THE WESTERLY LINE OF SAID NWI4, FOR A DISTANCE OF 929.50 FEET; THENCE NORTH 88°54'47" EAST FOR A DISTANCE OF 272.01 FEET TO A POINT OF CURVATURE; THENCE ALONG A 1020.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 9°28'23", FOR AN ARC DISTANCE OF 168.64 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING NORTHEASTERLY ALONG SAID 1020.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 48°38'17", FOR AN ARC DISTANCE OF 865.87 FEET TO A POINT OF TANGENCY; THENCE NORTH 30°48'07" EAST FOR A DISTANCE OF 219.68 FEET TO A POINT OF CURVATURE; THENCE ALONG A 50.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 90°00'00°, FOR AN ARC DISTANCE OF 78.54 FEET TO A POINT OF TANGENCY; THENCE SOUTH 59°11'53" EAST FOR A DISTANCE OF 95.52 FEET TO A POINT OF CURVATURE; THENCE 50UTHEASTERLY ALONG AN 870.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 38°30'56", FOR AN ARC DISTANCE OF 584.83 FEET TO A pO1NT; THENCE NORTH 70°00'00" WEST FOR A DISTANCE OF 1721.35 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINING 20.0 ACRES; 25Q62PUQ Descrtptfons.doc 1!27!2006 Page 4 of 6 TRACT 2: A TRACT OF LAND THAT IS PART OF THE NORTHEAST QUARTER (NE/4) OF SECTION TWO (2), TOWNSHIP TWENTY (20} NORTH, RANGE FOURTEEN (14} EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF. SAID TRACT BEING MORE PARTIGULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NEI4; THENCE SOUTH 1°16'44° EAST ALONG THE EASTERLY L[NE OF THE NE/4, FOR A DISTANCE OF 869.50 FEET; THENCE SOUTH 88°54'47" WEST FOR A DISTANCE OF 403.61 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 88°54'4T' WEST FOR A DISTANCE OF 225.78 FEET TO A POINT OF CURVATURE; THENCE ALONG A 390.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 22°32'31", FOR AN ARG DISTANCE OF 153.44 FEET TO A POINT OF TANGENCY; THENCE SOUTH 66°22'16" WEST FOR A DISTANCE OF 227.46 FEET TO A POINT OF CURVATURE; THENGE ALONG A 50.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 90°00'00", FOR AN ARC DISTANCE OF 78.54 FEET TO A POINT OF TANGENCY; THENCE NORTH 23°37'44° WEST FOR A DISTANCE OF 610.00 FEET TO A POINT; THENCE NORTH 66°22'16° EAST FOR A DISTANCE OF 635.50 FEET TO A POINT; THENCE SOUTH 23°37'44" EAST FOR A DISTANCE OF 776.35 FEET TO THE POINT OF BEGINNING: SAID TRACT CONTAINING 10.00 ACRES; TRACT 3: A TRACT OF LAND THAT IS PART OF THE NORTHEAST QUARTER (NE14} OF SECTION TWO (2), TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14} EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENGING AT THE NORTHEAST CORNER OF SAID NEl4; THENCE SOUTH 1°16'44" EAST ALONG THE EASTERLY LINE OF THE NE14, FOR A DISTANCE OF 869.50 FEET; THENCE SOUTH 88°54'4T' WEST FOR A DISTANCE OF 629.40 FEET TO A POINT OF CURVATURE; THENCE ALONG A 390.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 22°32'31°, FOR AN ARC DISTANCE OF 153.44 FEET TO A POINT OF TANGENCY; THENCE SOUTH 66°22'16" WEST FOR A DISTANCE OF 387.46 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH fifi°22'16" WEST FOR A DISTANCE OF 414.77 FEET TO A POINT OF CURVATURE; THENCE ALONG A 930.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 12°02'31°, FOR AN ARC DISTANCE OF 195.46 FEET TO A POINT; THENCE NORTH 23°37'44" WEST FOR A DISTANCE OF 680.46 FEET TO A POINT; THENCE NORTH 66°22'16° EAST FOR A DISTANCE OF 658.79 FEET TO A POINT; THENCE SOUTH 23°37'44" EAST FOR A DISTANCE OF 610.00 FEET TO A POINT OF CURVATURE; THENCE ALONG A 50.00 FOOT 25062PUD DesaipUons.d~ 1/Z712006 Page 5 of 6 RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 90°00'00°. FOR AN ARC DISTANCE OF 78.54 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINING 10.00 ACRES; COMBINED LESS-AND-EXCEPT TRACTS CONTAINING 40.00 ACRES; ACTUAL DEVELOPMENT AREA ,NET OF THE 3 LESS AND EXCEPT TRACTS DESCRIBED ABOVE CONTAINS 2,655.87 ACRES, MORE OR LESS. 25062PUD Descripbans.doc 1!2712006 Page 6 of B Exhibit gA.2~~ Part of Sections 1, 2, & 11, T-20-N R-14-E PUD Development Area B TRACT B-1: A TRACT OF LAND THAT IS A PART OF SECTIONS TWO (2) AND ELEVEN (11), TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER (SW/4) OF SAID SECTION 11; THENCE SOUTH 1°17'42" EAST ALONG THE WESTERLY LINE OF SAID SW/4, FOR A DISTANCE OF 252.84 FEET TO A POINT ON THE NORTHERLY LINE OF THE SPAVINAW WATERLINE EASEMENT; THENCE NORTH 78°00'22° EAST ALONG SAID NORTHERLY LINE, FOR A DISTANCE OF 3564.75 FEET TO A POINT; THENCE NORTH 11°59'38" WEST AND PERPENDICULAR TO THE NORTHERLY LINE, FOR A DISTANCE OF 660.00 FEET TO A POINT; THENCE NORTH 78°OQ'22" EAST AND PARALLEL WITH THE NORTHERLY LINE, FOR A DISTANCE OF 1150.93 FEET TO THE POINT OF BEGINNING: THENCE NORTH 11°59'38" EAST FOR A DISTANCE OF 1476.31 FEET TO A POINT; THENCE SOUTHEASTERLY ALONG A 600.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING AN INITIAL TANGENT BEARING OF SOUTH 73°58'49" EAST, A CENTRAL ANGLE OF 5°56'43", FOR AN ARC DISTANCE OF 62.26 FEET TO A POINT OF TANGENCY; THENCE SOUTH 68°02'06" EAST FOR A DISTANCE OF 646.04 FEET TO A POINT OF CURVATURE; THENCE ALONG A 500.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 92°08'33", FOR AN ARC DISTANCE OF 803.66 FEET TO A POINT OF TANGENCY; THENCE 50UTH 24°03'27" WEST FOR A DISTANCE OF 463.11 FEET TO A POINT; THENCE SOUTH 78°00'22" WEST AND PARALLEL WITH SAID NORTHERLY L[NE, FOR A DISTANCE OF 441.60 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINING 20.0 ACRES; AND TRACT B-2: A TRACT OF LAND THAT IS A PART OF THE NORTHWEST QUARTER (NWI4) OF SECTION ONE (1), TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID NW14 OF SECTION 1; THENCE SOUTH 1°16'44" EAST ALONG THE WESTERLY LINE OF SAID NWl4, FOR A DISTANCE OF 929.50 FEET; THENCE NORTH 88°54'47" FAST FOR A DISTANCE OF 272.01 FEET TO A POINT OF CURVATURE; THENCE ALONG A 1020.00 FOOT 25062PUD Dascrlpdons.doc '1/27/2406 Page 1 of 3 RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 9°28'23", FOR AN ARC DISTANCE OF 168.64 FEET TO THE POINT O~ BEGINNING; THENCE GONTINUING NORTHEASTERLY ALONG SAID 9020.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 48°38'17", FOR AN ARC DISTANCE OF 865.87 FEET TO A POINT OF TANGENCY; THENCE NORTH 30°48'07" EAST FOR A DISTANCE OF 219.68 FEET TO A POINT OF CURVATURE; THENCE ALONG A 50.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 90°00'00", FOR AN ARC DISTANCE OF 78.54 FEET TO A POINT OF TANGENCY; THENCE SOUTH 59°11'53" EAST FOR A DISTANCE OF 95.52 FEET TO A POINT OF CURVATURE; THENCE ALONG AN 870.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 38°30'56", FOR AN ARC D15TANCE OF 584.83 FEET TO A POINT; THENCE NORTH 70°00'00" WEST FOR A DISTANCE OF 1721.35 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINING 20.0 ACRES; AND TRACT B-3; A TRACT OF SAND THAT IS PART OF THE NORTHEAST QUARTER (NE/4) OF SECTION TWO (2), TOWNSHIP TWENTY (ZO) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NEl4; THENCE SOUTH 1°96'44" EAST ALONG THE EASTERLY LINE OF THE NE14, FOR A DISTANCE OF 869.50 FEET; THENCE SOUTH 88°54'47" WEST FOR A DISTANCE OF 403.61 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 88°54'47" WEST FOR A DISTANGE OF 225.78 FEET TO A POINT OF CURVATURE; THENCE ALONG A 390.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 22°32'39 ", FOR AN ARC DISTANCE OF 153.44 FEET TO A POINT OF TANGENCY; THENCE SOUTH 66°22'16" WEST FOR A DISTANCE OF 227.46 FEET TO A POINT OF CURVATURE; THENCE ALONG A 50.00 FOOT RADIUS GURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 90°00'00", FOR AN ARC DISTANCE OF 78.54 FEET TO A POINT OF TANGENCY; THENCE NORTH 23°37'44" WEST FOR A DISTANCE OF 690.00 FEET TO A POINT; THENCE NORTH 66°22'16" EAST FOR A DISTANCE OF 635.50 FEET TO A POINT; THENCE SOUTH 23°37'44" EAST FOR A DISTANCE OF 776.35 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINING 10.D0 ACRES; ANO TRACT e-4: A TRACT OF LAND THAT IS PART OF THE NORTHEAST QUARTER (NE14) OF SECTION TWO (2), TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S_ GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: 25062PUD Descrlptlnns.doc 1/2712006 Page 2 of 3 COMMENCING AT THE NORTHEAST CORNER OF SAID NE/4; THENCE SOUTH 1°16'44° EAST ALONG THE EASTERLY L1NE OF THE NE14, FOR A DISTANCE OF 869.50 FEET; THENCE 50UTH 88°54'47" WEST FOR A D[STANCE OF 629.40 FEET TO A POINT OF CURVATURE; THENCE ALONG A 390.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 22°32'31", FOR AN ARC DISTANCE OF 153.44 FEET TO A PO[NT OF TANGENCY; THENCE SOUTH 66°22'16" WEST FOR A DISTANCE OF 387.46 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 66°22'16" WEST FOR A DISTANCE OF 414.77 FEET TO A POINT OF CURVATURE; THENCE ALONG A 930.00 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 12°02'31°, FOR AN ARC DISTANCE OF 195.46 FEET TO A POINT; THENCE NORTH 23°37'44° WEST FOR A DISTANCE OF 680.46 FEET TO A POINT; THENCE NORTH 66°22'16" EAST FOR A DISTANCE OF 658.79 FEET TO A POINT; THENCE SOUTH 23°37'44" EAST FOR A DISTANCE OF 610.00 FEET TO A POINT OF CURVATURE; THENCE ALONG A 50.D0 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 90°00`00", FOR AN ARC DISTANCE OF 78.54 FEET TO THE POINT OF BEGINNING: SAID TRACT CONTAINING 1D.OD ACRES; THE COMBINED B TRACTS CONTAINING 60.00 ACRES, MORE OR LESS. 2~062PUD Descriptions.doc 1/27/2006 Page 3 of 3 Exhibit ~A.3" Part of Sections 35 & 36, T-21-N R-14-E & Part of Section 6, T-20-N R~15-E & Part of Sections 1 & 2, T-20-N R~14-E PUD Development Area C TRAGT C-1: A TRACT OF LAND THAT IS THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER (NW/4 NW/4 NWl4) OF SECTION THIRTY-FIVE (35), TOWNSHIP TWENTY-ONE (21) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF; SAID TRACT CONTAINING 9.99 ACRES; AND TRACT C 2: A TRACT OF LAND THAT IS THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER (NE/4 NEI4 NEI4) OF SECTION THIRTY- FIVE (35) AND THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER {NW/4 NW14 NW14) OF SECTION THIRTY-SIX (36), TOWNSHIP TWENTY-ONE (21) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF; SAID TRACT CONTAINING 19.99 ACRES; AND TRACT C-3: A TRACT OF LAND THAT IS PART OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER (NE/4 NE/4 NEI4) OF SECTION THIRTY-SIX {36), TOWNSHIP TWENTY ONE {21) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID NE/4 NEI4 NEI4; THENCE SOUTH $8°42'02° WEST ALONG THE SOUTHERLY LINE OF THE NE/4 NE/4 NFJ4, FOR A DISTANCE OF 682.29 FEET TO A POINT, SAID POINT BEING THE SOUTHWEST CORNER OF THE NE/4 NE/4 NEI4; THENCE NORTH 1°12'14° WEST ALONG THE WESTERLY LINE OF THE NE/4 NEI4 NEI4, FOR A DISTANCE OF 66.02 FEET TO A POINT, SAID POINT BEING THE NORTHWEST CORNER OF THE NEI4 NE/4 NE/4; THENCE NORTH 88°40'59" EAST ALONG THE NORTHERLY LINE OF THE NE/4 NEI4 NEI4, FOR A DISTANCE OF 405.01 FEET TO A POINT; THENCE SOUTH 5°13'41" EAST FOR A DISTANCE OF 768.64 FEET TO A POINT; THENCE SOUTH 88°4x'01" EAST FOR A DISTANCE OF 245.89 FEET TO A POINT ON THE EASTERLY LINE OF THE NEI4 NE/4 NE/4; THENCE SOUTH 1°10'43" EAST ALONG SAID EASTERLY LINE, FOR A DISTANCE OF 480.G1 FEET TO THE POINT OF BEGINNING; 25062PU0 Desc~iptions.doc 7!27!2006 Page 1 of 3 SAID TRACT CONTAINING 9.04 ACRES; AND TRACT C-4: A TRACT OF LAND THAT IS PART OF THE WEST HALF (W/2} OF SECTION SIX {6), TOWNSHIP TWENTY (20) NORTH, RANGE F[FTEEN (15) EAST. AND PART OF THE SOUTHEAST QUARTER (SE/4) OF SECTION ONE (1}, TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 6; THENCE NORTH 88°46'38" EAST ALONG THE NORTHERLY LINE OF SAID NW14, FOR A DISTANCE OF 974.73 FEET TO A POINT, SAID POINT BEING THE SOUTHEAST CORNER OF SECTION THIRTY SIX (36), TOWNSHIP TWENTY-ONE {21) NORTH, RANGE FOURTEEN (14) EAST; THENCE SOUTH 0°42'13" WEST FOR A DISTANCE OF 645.72 FEET TO A POINT; THENCE SOUTH 1°30'32" EAST FOR A DISTANCE OF 660.06 FEET TO A PO[NT ON THE SOUTH LINE OF GOVERNMENT LOT FOUR (4) OF SAID SEGTION 6; THENCE NORTH 88°42'27" EAST ALONG THE 50UTHERLY LINE OF SAID LOT 4, FOR A DISTANCE OF 1.85 FEET TO A POINT; THENCE SOUTH 1°14'46" EAST FOR A DISTANCE OF 887.22 FEET TO A POINT OF CURVATURE; THENCE ALONG A 708.56 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 14°36'44", FOR AN ARC DISTANCE OF 180.70 FEET TO A POINT OF TANGENCY; THENCE SOUTH 13°21'58" WEST FOR A DISTANCE OF 340.44 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 13°21'58° WEST FOR A DISTANCE OF 7.60 FEET TO A POINT OF CURVATURE; THENCE ALONG A 533.55 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 20°08'27", FOR AN ARC DISTANCE OF 187.56 FEET TO A POINT OF TANGENCY; THENCE SOUTH 33°30'25" WEST FOR A DISTANCE OF 424.24 FEET TO A POINT OF CURVATURE; THENCE ALONG A 3,957.85 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 3°52'34", FOR AN ARC DISTANCE OF 267.76 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A 186.52 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 50°18'29", FOR AN ARC D[STANCE OF 163.77 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A 5,057.00 FOOT RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 2°54'17", FOR AN ARC DISTANCE OF 256.37 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A 1,461.63 FOOT RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 2°54'09", FOR AN ARC DISTANCE OF 74.05 FEET TO A POINT; THENCE NORTH 56°29'35" WEST FOR A DISTANCE OF 942.02 FEET TO A POINT; THENCE NORTH 33°30'25" EAST FOR A DISTANCE OF 1,264.10 FEET TO A PO[NT; THENCE SOUTH 56°29'35° EAST FORA DISTANCE OF 624.76 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINWG 20.00 ACRES; AND TRACT C-5: A TRACT OF LAND THAT IS PART OF THE NORT1-LEAST QUARTER (NE/4} OF SECTION ELEVEN (11) AND PART OF THE NORTHWEST QUARTER {NWl4) OF 25062pUD Desc~fptlons.doc 1/27/2006 Page 2 of 3 SECTION TWELVE (12), TOWNSHIP TWENTY (20) NORTH, RANGE FOURTEEN (14) EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S_ GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER (SW/4) OF SAID SECTION 11; THENCE SOUTH 1°17'42" EAST ALONG THE WESTERLY LINE OF SAID SWJ4, FOR A DISTANCE OF 252.84 FEET TO A POINT ON THE NORTHERLY LINE OF THE SPAVINAW WATERLINE EASEMENT; THENCE NORTH 78°00'2Z" EAST ALONG SAID NORTHERLY LINE, FOR A DISTANCE OF 3,564.75 FEET TO THE POINT QF BEGINNING: THENCE NORTH 11°59'38° WEST AND PERPENDICULAR TO THE NORTHERLY LINE. FOR A DISTANCE OF 660.00 FEET TO A POINT; THENCE NORTH 78°00'22° EAST AND PARALLEL WITH THE NORTHERLY LINE, FOR A DISTANCE OF 2640.00 FEET TO A POINT; THENCE SOUTH 11°59'38" EAST AND PERPENDICULAR TO THE NORTHERLY LINE, FOR A DISTANCE OF 660.00 FEET TO A POINT ON THE NORTHERLY UNE; THENCE SOUTH 78'00'22" EAST ALONG THE NORTHERLY LINE, FOR A DISTANCE OF 2640.00 FEET TO THE POINT QF BEGINNING; SAID TRACT CONTAINING 40.00 ACRES; THE COMBINED C TRACTS CONTAINING 99.02 ACRES, MORE OR LESS. 25062PUD Descriptions.doc i127/2D06 Page 3 of3 Exhibit ~A.4" Part of Sections 2, 3,10 & 11, T-20-N R-14-E & Part of Section 35, T-21-N R-14-E PUD Development Area D A TRACT OF LAND THAT lS THE NORTH HALF OF SECTION THREE {3}, TOWNSHIP TWENTY {20) NORTH, RANGE FOURTEEN {14} EAST, OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, LESS-AND-EXCEPT THE WEST S!X-HUNDRED (600.00} FEET THEREOF; AND A TRACT OF LAND THAT IS A PART OF SECTION THIRTY-FIVE (35}, TOWN5HIP TWENTY-ONE (21) NORTH, RANGE FOURTEEN (14) EAST, AND PART OF THE NORTHWEST QUARTER {NWl4) OF SECTION TWO (2}, TOWNSHIP TWENTY {20) NORTH, RANGE FOURTEEN (14) EAST OF THE INDIAN MERIDIAN, ROGERS COUNTY, STATE OF OKLAHOMA, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, SAID TRACT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 35; THENCE NORTH 1°11'11" WEST ALONG THE WESTERLY LINE OF SECTION 35, FOR A DISTANCE OF 2078.51 FEET' TO A POINT; THENCE NORTH 88°50'27" EAST AND PARALLEL WITH THE NORTHERLY LINE OF SECTION 35, FOR A DISTANCE OF 874.75 FEET TO A POINT; THENCE SOUTH 7°06'37° EAST AND PARALLEL WITH THE CENTERLINE OF THE G.R.D.A. F~-SEMENT RECORDED IN BOOK 40, PAGE 502, IN THE OFFICE OF THE ROGERS COUNTY CLERK, FOR A DISTANCE OF 2088.55 FEET TO A POINT ON THE SOUTHERLY LINE OF SAID 5W/4 OF SECTION 35; THENCE SOUTH 7°31'35° EAST AND PARALLEL WITH SAID EASEMENT CENTERLINE, FOR A DISTANCE OF 2251.03 FEET TO A POINT; THENCE SOUTH 37°31'45" WEST FOR A DISTANCE OF 513.71 FEET TO A POINT ON THE SOUTHERLY LINE OF SAID NWI4 OF SECTION 2; THENCE SOUTH 88°45'01" WEST AND ALONG SAID SOUTHERLY LINE, FOR A DISTANCE OF 1932.18 FEET TO A POINT, SAID POINT BEING THE SOUTHWEST CORNER OF SAID NWl4; THENCE NORTH 1°20'45° WEST AND ALONG THE WESTERLY LINE OF THE NW/4, FOR A DISTANCE OF 2638.96 FEET TO A POINT, SAID POINT BEING THE NORTHWEST CORNER OF THE NW/4; THENCE NORTH 88°46'38" EAST AND ALONG THE NORTHERLY LINE OF THE NW/4, FOR A DISTANCE OF 921,94 FEET TO THE POINT OF BEGINNING; SAID TRACT CONTAINING 458.86 ACRES, MORE OR LESS. 25062PUD Descripdons.doc 1/27/2006 Page 1 of 1 uoi~e~~sn~~~ ~de~uo~ and `~~ s~s ~ -I !WO u'o9cue euo -~= ipioN ~ , ' C anua:~~ isr,~.} }»} ~, c z e G C V :J .t. 0 z .. ~n ~~~~~~ ~~~~ ~~ ~~ a ~~~ oaoooo Z C.? 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FROM: MICHELE DEMPSTER /~ HUMAN RESOURCE DIRECTOR SUBJECT: OKLAHOMA MUNICIPAL RETIREMENT FUND (OMRF) DEFINED BENEFIT PLAN ACTUARIAL VALUATION DATE: June 3, 2008 BACKGROUND: OMRF's Defined Benefit plan is the mandatory retirement plan for all full-time civilian employees (non-police and fire.) Pursuant to State Statute, police and fire personnel are required to participate in State Retirement plans. Each year Council is provided a copy of the Actuarial Valuation for the City's ON1RF Defined Benefit plan. ANALYSIS: According to the 2008 Actuarial Valuation, the City's plan is 96% funded which is an increase from 92.1% in 2006 and 95% in 2007. A funding ratio of 96% indicates that the City's plan is financially sound. Funding ratios can be affected by changes in actuarial assumptions, employee turnover, the age of the employee population, and plan design changes. The Governmental Accounting Standards Board allows plan upgrades to be amortized over thirty years. Owasso's last plan upgrade was in 2001. According to OMRF the average public plan is 86% funded, and the average OMRF plan is 90.4% funded. Cause for concern usually exists for plans funded at a level less than 80°Io. As in previous years, fiscal year 2008-2009 City and employee contributions will be based on the contribution requirements outlined in the Actuarial study. Attachment• OMRF Actuarial Valuation for July 1, 2008 Oklahoma Municipal Retirement Fund Employee Retirement System of Owasso, Oklahoma ACTUARIAL VALUATION OF FUNDING REQUIREMENTS Effective for the Year Starting July 1, 2008 March, 2008 Prepared by DEAN ACTUARIES, LLC 5646 MILTON STREET, SUITE 2 1 O DALLAS, TX 75206 (2 14) 89 I -0990 www.retsource.com deanco@retsource.com INTRODUCTION This report presents the results of an actuarial valuation of the Employee Retirement System of Owasso, Oklahoma. The purposes of the valuation are: to determine the required contribution for the retirement program effective July 1, 2008. - to illustrate the increase in contributions that would be necessary to support the next benefit level available under the OMRF program. - to provide accounting information required by GASB 25 (funding progress). The first purpose of the report is to set the plan contribution level for the next year. Exhibit 1 summarizes the required contribution level for the plan at its current level and at the next available benefit level. The total contribution rate for the plan is separated between the employee- paid and municipality-paid portions based on the most recent employee contribution rate. The employee contribution rate is set by the plan, and the municipality is committed to meet-the long term funding needs of the plan by paying any portion of the contribution not provided by employees. Exhibit 2 shows the detailed development of the contribution requirements for the year. Exhibit 3 compares plan liability for benefits actually accrued to funding liability, and shows the plan's funded status under these two measures. The actuarial value of assets (Exhibit 4) is related to market value, but smoothed to reduce the volatility of contribution requirements. GASB Statement 25 requires the employer to record in its annual audit report the progress towards funding the retirement program (see Exhibit 5). The remainder of the report summarizes the plan provisions, participant data and actuarial valuation assumptions. DEAN ACTUARIES, LLC Exhibit 1 Oklahoma Municipal Retirement System Employee Retirement System of Owasso, Oklahoma SUMMARY OF 2008-2009 PLAN CONTRIBUTION RATES Current Next Plan Plan Level AA AAA Increase Employee contribution rate 4.26% 4.26% 0.00% as a percent of pay Municipality-required contribution rate 7.29% 10.27% 2.98% as a percent of participant payroll Total required contribution rate 11.55% 14.53% 2.98% Notes: The required contribution rate is actuarially measured each plan year as the amount necessary to fund the plan on a long term basis using the actuarial cost methods and assumptions adopted for the plan: Cost Method Interest rate Pay Increases Mortality Retirement age Turnover Asset value Entry age normal 7.5% per annum Rates by age UP 94 mortality (projected) Rates by age Rates by age and service Actuarial method The total required contribution rate for the prior year (2007-2008) was 11.40% of participant payroll. The required contribution rate changes each year, reflecting the actual contributions, the investments earnings of OMRF, and the demographic experience of the participant group. Since the employee contribution rate is fixed by the terms of the plan, the municipality- required contribution rate is the amount necessary to bring the total contribution rate to at least the total required contribution rate. The employee contribution rate is a plan provision and typically increases as the plan's benefit level increases. For this illustration, the employee contribution rate is assumed to remain constant in going from the current plan level to the next plan level. Plan AA, normal retirement age 62/30, 5 year vesting, 5 years certain, no COLA DEAN ACTUARIES, LLC Exhibit 2 Oklahoma Municipal Retirement Fund Employee Retirement System of Owasso, Oklahoma Development of Plan Contribution Requirement Current Next AA AAA Increase Actuarial liability (entry age normal method) Retired, survivors and deferred vested (34) $ 1,730,100 $ 1,730,100 $ 0 Active employees (117) 5,357,678 6,123,061 765,383 Total $ 7,087,779 $ 7,853,161 Assets (actuarial value as of 1-1-2008) 6,809,993 6,809,993 0 Unfunded actuarial liability $ 277,786 $ 1,043,169 $ 765,383 Annual amount to amortize the unfunded actuarial liability over 30 years $ 22,685 $ 85,189.52 $ 62,505 Annual normal cost 492,620 562,995 70,374 Total annual cost $ 515,305 $ 648,184 $ 132,879 Valuation payroll as of 1-1-2008 $ 4,462,389 $ 4,462,389 Required total contribution as a percent of 11.55% 14.53% 2.98% payroll (effective 7-1-2008) Employee paid portion as a percent of payroll 4.26% 4.26% 0.00% As a measure of the long term cost of fhe plan, the entry age normal cost as a % of pay may be viewed as the value of benefits accruing under the plan; this figure could be used for long-term budgeting: 11.04% 12.62% 1.58% Notes See Exhibit 4 for the development of the actuarial value of assets. See Exhibits 8 and 9 for a description of the actuarial methods and assumptions used in the valuation. See Exhibits 10 and 11 for a summary of the active participants and retirees. Plan AA, normal retirement age 62/30, 5 year vesting, 5 years certain, no COLA DEAN ACTUARIES, LLC 2 Exhibit 3 Oklahoma Municipal Retirement Fund Employee Retirement System of Owasso, Oklahoma Comparison of Plan Liabilities Plan costs are developed to spread an active participant's cost over his expected working lifetime as a level percent of pay. As such, the funding liability under the entry age normal (EAN) cost method has an element of prefunding of future expected accruals. Another key measure of plan liability, sometimes called the accumulated benefit obligation (ABO), is a measure of the benefits actually accrued under the plan to date. The ABO compared to the actual market value of assets gives an indication of how well a plan is able to satisfy all of its current obligations. The plan's accrued liability funded status and the funding liability funded status as of 1-1-2008 is: Actuarial liability (entry age normal method) Retired, survivors and deferred vested (34) Active employees (117) Total Assets Market value as of 1-1-2008 Actuarial value as of 1-1-2008 Funded status: assets over (under) liability Funded ratio Accrued Funding Liability Liability ABO EAN $ 1,730,100 $ 1,730,100 3,212,221 5,357,678 $ 4,942,322 $ 7,087,779 6,861,249 6,809,993 $ 1,918,927 $ (277,786) 139% 96% Plan AA, normal retirement age 62/30, 5 year vesting, 5 years certain, no COLA DEAN ACTUARIES, LLC 3 Exhibit 4 Oklahoma Municipal Retirement Fund Employee Retirement System of Owasso, Oklahoma DEVELOPMENT OF THE ACTUARIAL VALUE OF ASSETS 1 Market Value of Assets as of 1/1/07 $6,052,279 2 Actuarial Value of Assets as of 1/1/07 $5,998,573 Percent of Market Value 99% 3 Contributions Employer 353,673 Employee 200,306 Buy backs 0 4 Distributions (221,988) 5 Assumed Yield at Valuation Rate (7.50%) 462,343 6 Prelimigary Actuarial Value 6,792,907 7 Market Value of Assets as of 1/1/08 6,861,249 8 Adjustment 25% of (7) minus (6) 17,085 9 Minimum Actuarial Value of Assets as of 1/1/08 80% of (7) $5,488,999 10 Maximum Actuarial Value of Assets as of 1/1/08 120% of (7) $8,233,499 11 Actuarial Value of Assets as of 1/1/08 $6,809,993 (6) plus (8), but not less than (9) nor more than (10) 12 AAV as percent of Market Value 99% An actuarial technique is used to reduce the effect of fluctuations in market value on plan funding requirements. The actuarial value of assets is equal to the prior year's value adjusted for cash flows and interest at the valuation rate. This amount is adjusted by a percentage of the difference between it and market. If the actuarial asset value would otherwise be outside a 20% corridor, it is instead equal to the relevant corridor limit. DEAN ACTUARIES, LLC 4 ~. x w o ~ ~ ~ a ~ ~a o 0 0 ~ o 0 0 0 J = 'O ~ to I~ N O ~ ~ a0 r ~ ~ O ~ C~ ti 1~ N 0 ~ ~ N r d O a~ i i i M N 1~ 0 ~ ~ N 00 00 O ~ - ~ LOA N M N 000 ~ ~ C07 M O ~ ~ ~ N ~ M N N ~+ ~ N N ~ ~' O N ~ O O M CO ~' V a N N N M M M M M ~ ~ 0 0 0 0 0 0 0 0 0 0 l4 ~ O CO 0 N ~ N ti CO I~ 00 r O ~ ~+ CO M CM to O 0 O ~ ~ CO ~ C l0 ~ ~ ~ N ~ N ~ O O a0 O O O O IL 'O Y (/~ ~ ~ r W W ~ ~ ~ O 'a o o ~ ~ ~ oo ao N r- o E 3 ~ ~ ~ J J 0 o O o ~ r~ O ao CO rn N c0 ~ ao O 00 ~ o O ti L O n, c ~ N ~ 0 ~ ~ ~ N r;, v- ~ ~ 0 0 0 ti 41 0 Z C ~ ~ ~ ~ ~ M CO d' ~ M N ~ ~ _ Q ~ d Y Z C. f A ~ .~ y . ~ O ~+ 7 Q ~ ~ N Q Q W W W W W W W W W W ~ J ~ E ~' ~ C d W LO 'C A r- ~i' o N ~ ~ o 0 o O Ln N M a0 rn O v ~ rn f~ , ~ ~ _ ~L La y~ ` ~ 'J 0 tf) ~ L(7 0 M LA ~ O ~ N Lf~ f~ O ~ ~ N CO t~ f~ 'Y d O V tq 7 V~~ a ~ N O M 0 N In N N 00 ~ V v ~ O ~ 0 ~ O CO O 0 M O _O a Q J N N N M M ~ LA LA 0 ~ Q. W ~ w O N (D cD L (6 L (6 L C6 L (6 L t6 L (6 ~L (C . ca L W L l . Q `~ ~ Q Q Q Q Q ~ Q Q Q Q I~ 0 LA M .- f~ ~ I~ M M ~ COO ~ l1~ C00 ~ LOA ~ N ~ ~ r ~ ~ ~ 0 ti r ~ 0 ~ O Q N ~ O . - M l A lA lA O lA l A ~- O CO Q N N M M M ~t ~t lA to CO O O O ~ N M ~ lA CO f~ 00 R O •~ ~r Q O O O O O O O O O O r + R Q r N N N N N N N N N y Q ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ a> J J W_ 0! Q U Q Z Exhibit 6 Oklahoma Municipal Retirement Fund Employee Retirement System of Owasso, Oklahoma SUMMARY OF PLAN PROVISIONS Eligibility All regular, full-time employees except police, firefighters and other employees who are covered under an approved system. Probationary period None. Employee contributions 4.26% of pay. Service Credited service The last period of continuous employment with the employer excluding any periods before the plan effective date specified in the adoption agreement. Vesting Credited service plus transferred service from other OMRF employers. Benefit Eligibility 5 or more years of vesting service. Final Average The average of the 5 highest consecutive years of salaries out of Compensation the last 10 years of service. Accrued Benefit Plan AA 2.625% of final average compensation multiplied by the number of years of credited service. Normal The earlier of: Retirement Age Age 65 with 5 or more years of vesting service Age 62 with 30 or more years of vesting service Normal Retirement Eligibility Termination of employment on or after normal retirement age. Benefit The accrued benefit payable immediately. Early Retirement Eligibility Termination after age 55 with 5 or more years of vesting service. Benefit The accrued benefit payable starting at normal retirement age, or the accrued benefit reduced 5% per year for commencement prior to normal retirement age. DEAN ACTUARIES, LLC 6 Exhibit 6 Oklahoma Municipal Retirement Fund Employee Retirement System of Owasso, Oklahoma SUMMARY OF PLAN PROVISIONS Disability Retirement Eligibility Total and permanent disability after 5 or more years of service. Benefit The accrued benefit is payable upon disablement without reduction for early payment. Termination Before Retirement Age Before vesting Return of employee contributions with interest. After vesting The accrued benefit payable starting at normal retierment age, or a reduced benefit payable at an early retirement age. In-service Death Before vesting Return of member contributions with interest. After vesting (married 50% of the accrued benefit is payable to the spouse until death or participants only) remarriage. After vesting (other 50% of the accrued benefit is payable for 5 years certain. participants) Payment Options Normal form The normal form of payment of the accrued benefit is a monthly lifetime annuity with 5 years certain. Optional forms Disability retirement benefits are paid only under the normal form. Other retirement benefits are available under actuarially equivalent optional forms: - Joint and 50% survivor annuity - Joint and 66-2/3rds last survivor annuity - Joint and 100% survivor annuity Cost of Living This plan has not elected the automatic post-retirement cost-of- living adjustments. DEAN ACTUARIES, LLC 6A Exhibit 7 Oklahoma Municipal Retirement Fund ILLUSTRATION OF RETIREMENT INCOME BY PLAN LEVEL (Annual retirement income for an employee working to age 65 under the normal form of annuity at various pay and income levels) Pension as a percent of Final Average Pay per year of service C B A CC BB AA AAA 0.750% 1.125% 1.500% 1.875% 2.250% 2.625% 3.000% 20 Years of Service at Retirement Final Average Plan Level Pay Level C B A CC BB AA AAA 10,000 $1,500 $2,250 $3,000 $3,750 $4,500 $5,250 $6,000 20,000 3,000 4,500 6,000 7,500 9,000 10,500 12,000 30,000 4,500 6,750 9,000 11,250 13,500 15,750 18,000 40,000 6,000 9,000 12,000 15,000 18,000 21,000 24,000 50,000 7,500 11,250 15,000 18,750 22,500 26,250 30,000 30 Years of Service at Retirement Final Average Plan Level Pay Level C B A CC BB AA AAA 10,000 $2,250 $3,375 $4,500 $5,625 $6,750 $7,875 $9,000 20,000 4,500 6,750 9,000 11,250 13,500 15,750 18,000 30,000 6,750 10,125 13,500 16,875 20,250 23,625 27,000 40,000 9,000 13,500 18,000 22,500 27,000 31,500 36,000 50,000 11,250 16,875 22,500 28,125 33,750 39,375 45,000 40 Years of Service at Retirement Final Average Plan Level Pay Level C B A CC BB AA AAA 10,000 $3,000 $4,500 $6,000 $7,500 $9,000 $10,500 $12,000 20,000 6,000 9,000 12,000 15,000 18,000 21,000 24,000 30,000 9,000 13,500 18,000 22,500 27,000 31,500 36,000 40,000 12,000 18,000 24,000 30,000 36,000 42,000 48,000 50,000 15,000 22,500 30,000 37,500 45,000 52,500 60,000 Plan AAA is illustrated with no service limit. The master plan documents permits the plan sponsor to limit the years of service used in the AAA formula. DEAN ACTUARIES, LLC 7 Exhibit 8 Oklahoma Municipal Retirement Fund SUMMARY OF THE ACTUARIAL COST METHOD Pension funding requirements are allocated to periods of time using the entry age normal cost method. Under the entry age normal cost method, the normal cost is computed as the level percent of pay which, if paid from the time an employee became a participant until assumed retirement, would accumulate to a fund sufficient to pay all plan benefits. The actuarial liability of the plan is the hypothetical accumulation with interest of prior normal costs less payments, from the employee's date of participation to present.. The actuarial liability for non-active partipants is the present value of future benefits anticipated to be paid to current retirees, beneficiaries and deferred vested participants, discounted for interest and mortality. The unfunded actuarial liability (UAL) is the difference between the actuarial liability and the actuarial value of plan assets. This amount (redetermined each year) is amortized over 30 years from the valuation date. Experience gains (decreases in cost due to favorable experience), or experience losses (increases in cost due to adverse experience), attributable to deviations between the assumed and actual experience of the Plan, are amortized as part of the UAL. DEAN ACTUARIES, LLC $ Exhibit 9 Oklahoma Municipal Retirement Fund SUMMARY OF ACTUARIAL ASSUMPTIONS Interest Rates Purpose Rate Age Mortality ~ ra°rtaliry ~ Rates per Thousand Tumover Disability Retire-S Retire-U Annual Pay Increase Basic valuation 20 0.545 0.305 214.60 0.80 0 0 7.42% Before retirement 7.50% 21 0.570 0.308 197.80 0.85 0 0 7.19% After retirement 7.50% 22 0.598 0.311 182.30 0.91 0 0 6.97% 23 0.633 0.313 167.90 0.96 0 0 6.77% Mortality Tables 24 0.671 0.313 154.60 1.01 0 0 6.59% Before retirement UP 1994 25 0.711 0.313 142.30 .1.07 0 0 6.42% After retirement UP 1994 26 0.749 0.316 131.10 1.15 0 0 6.26% with projected mortality improvement 27 0.782 0.324 120.90 1.23 0 0 6.12% 28 0.811 0.338 111.60 1.31 0 0 6.00% Pay Increase Assumption 29 0.838 0.356 103.20 1.39 0 0 5.88% Annual rates of pay increase 30 0.862 0.377 95.60 1.47 0 0 5.77% as shown 31 0.883 0.401 88.70 1.60 0 0 5.68% 32 0.902 0.427 82.70 1.73 0 0 5.59% Turnover 33 0.912 0.454 77.30 1.87 0 0 5.52% Select and ultimate rates 34 0.913 0.482 72.50 2.00 0 0 5.45% Ultimate rates are age-related as shown 35 0.915 0.514 68.40 2.13 0 0 5.39% Additional rates per thousand are 36 0.927 0.550 64.80 2.40 0 0 5.33% added during the first 5 years: 37 0.958 0.593 61.70 2.67 0 0 5.28% Year 1: 165 38 1.010 0.643 59.10 2.93 0 0 5.24% Year 2: 105 39 1.075 0.701 56.90 3.20 0 0 5.20% Yeaz 3: 65 40 1.153 0.763 55.00 3.47 0 0 5.16% Year 4: 45 41 1.243 0.826 53.50 3.97 0 0 5.13% Year 5: 35 42 1.346 0.888 52.30 4.48 0 0 5.09% 43 1.454 0.943 51.30 4.99 0 0 5.06% Retirement Age 44 1.568 0.992 50.40 5.49 0 0 5.03% Select (S) and ultimate (U) rates 45 1.697 1.046 49.80 6.00 0 0 5.00% Select rate applies only at employee's 46 1.852 1.111 49.20 6.00 0 0 4.96% normal retirement age. 47 2.042 1.196 48.60 6.00 0 0 4.93% Ultimate rates apply at all other ages 48 2.260 1.297 48.00 6.00 0 0 4.89% only if the employee is eligible to retire. 49 2.501 1.408 47.40 6.00 0 0 4.84% 50 2.773 1.536 46.70 6.00 0 0 4.80% Other Assumptions 51 3.088 1.686 45.90 6.80 0 0 4.74% Percent married 100% 52 3.455 1.864 44.80 7.60 0 0 4.69% Spouse age difference 3 53 3.854 2.051 43.50 8.40 0 0 4.62% (female spouses younger) 54 4.278 2.241 42.00 9.20 0 0 4.55% 55 4.758 2.466 40.10 10.00 300 50 4.46% 56 5.322 2.755 37.90 11.23 300 50 4.37% 57 6.001 3.139 35.20 12.45 300 50 4.27% Base mortality rates are shown; 58 6.774 3.612 32.10 13.68 300 50 4.16% valuation rates are projected for 59 7.623 4.154 28.40 14.91 300 50 4.04% mortality improvement by the Society of Actuaries' table AA 60 8.576 4.773 24.20 16.13 300 50 3.90% based on the employee's year of 61 9.663 5.476 19.40 16.13 300 50 3.75% birth. 62 10.944 6.271 13.90 16.13 600 300 3.59% 63 12.335 7.179 7.70 16.13 600 150 3.41% 64 13.914 8.194 0.80 16.13 600 150 3.21% 65 15.629 9.286 0.00 0.00 1000 1000 3.00% DEAN ACTUARIES, LLC 9 0 r x W 7 ~ LL F C ~ m L .~ ~ N ~ ~ s a f0 O C •7 ~ ~ ~ Q L ~ l0 ~ O ~ cv O. N Q ~ tp a c0 ch o ~ V ~ V LL~ co f~ 0 ~ 0 ~ v 7 r co c0 n O N r~ c7 _ V 0 o? 0 ~i ~ U ~~ j a N cO7 ~ ~ _ ~ M M V ~ In N ~ ~ ~ U ~, A d d rn a o M .. ~ 0 0 U A a m rn o o~ N ¢' rOi v l0 N ... ~ G ~ N M U ~ a O ~ f~ ~ a i 6 r ~ v m N C d •~ ' N ~ ~ N M ~ ~ U ~ w- Q ~ a O cOO aM0 000 I ~ } ~ Q c0 n M ~ N C ~ ~ U ~ N ~ ~ N ~ a c~+1 O O a~D N ~ M ! Q ~ V M cM7 M M cNj O ~+ C U ~ c`1 M r N N N ~ A Q N V Ln M ~ ~ r M N .. c ~ U .-- r f~ N M 7 r N N m C ro M O V 0 V ~ cO0 0 LL~ O N V ~ l0 ~ N ~ N `" W ~O Q N M N N N N N M ~ N a o .. G U O ~ n 0 ~ ~ 0 N ch ~ ~ a O ? ~ N N M M ~ R N N ~ ~ ~ N d ( N O) ~ ~ ~ ~ • ~ ~ ~ ~ i ~ ~ ~ Q Q r N N M M ~! ~ N N IOD t0 ~ - Q N ~ ~ ~ ~ m a ti ~, N N C y O (6 C U O. U7 U N ~ N w U .L. C N C O ~ O p~ a N Z N L.. L.N ~ ~_ ~ O ~ O C Vl 'O O (6 N ~ O U w C N O Q ~ f6 0 N U ~ ~ U N d ~ N ~ d N O O O U U U ~ y N V rn ~.~ ,~ ¢cna 0 J W Q U Q Exhibit 11 Oklahoma Municipal Retirement Fund Owasso SUMMARY OF NONACTIVE PARTICIPANTS January 1, 2008 Males A e Grou Annual Weighted Count Benefit Ave A e 55 - 59 60 - 64 65 - 69 70 - 74 75 - 79 80 - 84 85 - 89 90 - 110 Totals Ave amount Retired Pa 1 9,051 59.98 2 23,005 63.05 3 16,374 68.64 1 8,707 75.94 1 9,693 81.15 8 66,830 68.31 8,354 Survi~ pants in Payment Statu 1 11,000 57.95 2 12,427 61.08 1 2,577 68.15 1 4,506 72.03 1 5,169 88.27 6 35,679 65.95 5,946 Total Annual Weighted Count Benefit Ave A e 2 20,051 58.86 4 35,432 62.36 4 18,951 68.57 1 4,506 72.03 1 8,707 75.94 1 9,693 81.15 1 5,169 88.27 14 102,509 67.49 7, 322 0 - 29 30 - 39 40 - 49 50 - 54 55 - 59 60 - 64 1 7,130 60.79 1 7,130 60.79 65 - 69 70 - 74 75 - 79 80 - 84 85 - 89 90 - 110 Totals 0 0 1 7,130 60.79 1 7,130 60.79 Ave amount 0 7,130 7,130 Disabled Participants 20 - 29 30 - 39 40 - 49 50 - 54 55 - 59 1 4,331 55.19 1 4,331 55.19 60 - 64 1 2,464 63.25 1 4,913 60.94 2 7,377 61.71 65 - 69 1 6,447 65.63 1 6,447 65 .63 70 - 74 _ 75 - 79 1 4,899 75.56 1 4,899 75.56 80 - 84 85 - 89 90 - 110 Totals 4 18,141 65.49 1 4,913 60.94 5 23,054 64.52 Ave amount 4,535 4,913 4,611 Deferred Vested F ormer Empl oyees 20 - 2s 30 - 39 1 8,825 39.82 2 15,081 37.40 3 23,906 38.29 40 - 49 3 15,001 43.40 2 13,026 48.02 5 28,027 45.55 50 - 54 1 9,142 52.57 1 9,142 52.57 55 - 59 2 25,487 58.95 2 9,474 58.38 4 34,961 58.80 60 - 64 1 2,930 64.39 1 2,930 64.39 65 - 69 Totals 8 61,385 51.71 6 37,581 46.37 14 98,966 49.68 Ave amount 7,673 6,263 7,069 Grand Totals 20 146,356 61.00 14 85,303 56.60 34 231,659 59.38 Ave amount 7,318 6,093 6,813 DEAN ACTUARIES, LLC 11