HomeMy WebLinkAbout795_OPUD 04-03_66.42 Acres_Longford Group_Owasso Medical Campus_RS-3, RS-2 & RE to OMTulsa County Cleric — EARLENE WILSON
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Receipt # 750245 09/09/04 08:55:42
Fee 15.00 90000750245004M
CITY OF OWASSO
ORDINANCE NO. 795
AN ORDINANCE APPROVING PLANNED UNIT DEVELOPMENT APPLICATION
NO. OPUD-04-03, PROVIDING GUIDELINES FOR OFFICE DEVELOPMENT ON A
TRACT OF LAND CONTAINING APPROXIMATELY 66.42 ACRES, LOCATED IN
SECTION 17, TOWNSHIP 21 NORTH, RANGE 14 EAST OF THE INDIAN BASE
AND MERIDIAN, TULSA COUNTY, OKLAHOMA, AND REPEALING ALL
ORDINANCES IN CONFLICT HEREWITH.
WHEREAS, public hearings have been held regarding the request for approval of a Planned Unit
Development concerning the property herein described, and,
WHEREAS, the Owasso City Council has considered the recommendation of the Owasso
Planning Commission and all statement for and against the requested approval of OPUD-04-03.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
OWASSO, OKLAHOMA;
Section 1. That the zoning map of the City of Owasso, Oklahoma be amended to reflect the
supplemental designation of PUD (Planned Unit Development) on the following described property, to
A TRACT OF LAND LOCATED IN THE SW/4 AND THE SE/4 OF SECTION 17, T-21-N, R-14-R OF
THE INDIAN BASE AND MERIDIAN, TULSA COUNTY, STATE OF OKLAHOMA.
BEGINNING AT THE NORTHWEST CORNEROF LOT 1, BLOCK 2 "OWASSO MARKET II", AN
ADDITION TO THE CITY OF OWASSO, TULSA COUNTY, STATE OF OKLAHOMA
ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO. 5508;
THENCE N 01 17'27" W A DISTANCE OF 272.82 FEET TO A POINT ON THE SOUTH LINE OF
"BAILEY RANCH ESTATES", AN ADDITION TO THE CITY OF OWASSO, TULSA COUNTY,
STATE OF OKLAHOMA, ACCORDING TO THE OFFICIAL RECORDED PLAT THEREOF, PLAT
NO. 5035.
THENCE N 88 44' 06" E ALONG THE SOUTH LINE OF BAILEY RANCH ESTATES AND
BAILEY RANCH ESTATE II A DISTANCE OF 1326.03 FEET TO THE SOUTHEAST CORNER OF
LOT 12, BLOCK 9, BAILEY RANCH ESTATES II, AN ADDITION TO THE CITY OF OWASSO.
TULSA COUNTY, STATE OF OKLAHOMA ACCORDING TO THE OFFICIAL RECORDED PLAT
THEREOF, PLAT NO. 5360.
THENCE N 01 16'46" W ALONG THE EAST LINE OF BAILEY RANCH ESTATES ii A
DISTANCE OF 1322.99 FEET TO THE NORTHEAST CORNER OF BAILEY RANCH ESTATESII,
SAID POINT ALSO BEING THE CENTER OF SAID SECTINO 17.
THENCE N 88 43' 40" E ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID
SECTION 17 A DISTANCE OF 1959.44 FEET;
THENCE S 01 19'35" E A DISTANCE OF 938.15 FEET.
THENCE S 88 40'25" W A DISTANCE OF 513.86 FEET;
THENCE S 48 54'03" W A DISTANCE OF 1026.61 FEET TO THE NORTHERLY RIGHT-OF-WAY
OF EAST 98TH STREET NORTH;
THENCE S 88 44'33" W ALONG THE NORTHERLY RIGHT-OF-WAY FO EAST 98TH STREET
NORTH AND ALONG THE NORTH LINE OF LOT 1, BLOCK 2 OF SAID OWASSO MARKET II A
DISTANCE OF 1984.20 FEET TO THE "POINT OF BEGINNING".
SAID TRACT CONTAINS APPROXIMATELY 66.4231 ACRES, MORE OR LESS.
Section 2. The City Council hereby authorizes development upon such tract in accordance with
the provisions of the Outline Development Plan submitted with the application, as well as all
amendments or modifications thereto, as required by the City Council, same being hereby made a part
hereof and marked Exhibit "A ".
City o i 0wasso OPUD 04 -03
Attn: Juliann Stevens
PO Box 180
Owasso, Oklahoma 74055
Section 3. That all ordinances or parts of ordinances in conflict herewith be, and the same are
hereby expressly repealed.
PASSED AND APPROVED this 7"' day of September, 2004.
ATTEST: City of Owasso, Oklaho k ma
Sherry City Clerk Susan Kimball, Mayor
City o f Owasso
Attn: Juliann Stevens
PO Box ISO
Owasso, Oklahoma 74055
OPUD 04-03
uwasso Medical Campus
iff
Tulsa, OK 74133
REVISED 08/12/04 per OWASSO PLANNING COMMISSION RECOMMENDATIONS
(Original dated 07/24/2003)
Page
,
I. Development Concept ................................................. I
Exhibit A - Conceptual Site Plan
Exhibit B - Development Area Plan
Exhibit C - Existing Topography Plan
Exhibit D - Surrounding Zoning and Land Use Plan
zn
Exhibit E - Proposed Zoning Plan
Z:)
Exhibit F - Architectural Rendering
H. Statistical Summary .................................................. 2
Ill. Development Standards - Office (Tract A) ................................. 3
IV. Development Standards - Office (Tract B) .. ............................... 4
V. Development Standards - Hospital/Medical Office (Tract C) ................... 5
VI. Development Standards - Office (Tract D) .............................. . .. 6
VII. Development Standards - Senior Living (Tract E) .................... ...... 7
VIII. Development Standards -Office (Tract F) . . ...................... .... 9
IX, Architectural Review Board .... ...... ......... ... 10
X. Landscaping and Screening . I . . ............. ........... ........ .... 10
X1. Signage ........... ............ ............. .... 10
C
XH. Access and Circulation ....................... ...... ........... _ 10
X111. Site Plan Review .................................................... 10
XIV. Platting ............................................................ 11
FAData\TvIISC\2004\04061.001 Owasso Medical Campus PUD.wpd
The Owasso Medical Campus development comprises ±66.42 acres located approximately 675 feet
west of North 129th East Avenue and northwest of the intersection of US Highway 169 and North
1291h East Avenue. The project lies south of Sherrill Acres and east of Bailey Ranch Estates H. The
project site is presently zoned RE (Residential District) along the northern 200 feet of the site, RS -2
along the west and southwest 125 feet of the site that abuts Bailey Ranch Estates II, and RS -3 for the
remainder of the development. We are simultaneously submitting an application for the re- zoning
of this parcel to OM (Office Medium Intensity District).
The site is characterized by relatively flat to slightly rolling terrain with an existing pond located in
the west central portion of the site. Soil types are of the type commonly encountered in the area and
should create no unusual developmental problems. The location is ideally suited for a development
of this type due to the favorable topography, tract configuration, accessibility, and location. Visibility
is excellent with views into the site from North 129`h East Avenue and US Highway 169. Access to
the site, which in the case of a medical campus is of critical importance, is also excellent, with close
proximity to North 1291h East Avenue, East 96th Street North and US Highway 169.
The Owasso Medical Campus development is proposed as a multi -use medical campus, with a state
of the art hospital, medical and general office buildings, and a retirement village. The retirement
village will offer a number of potential uses, including but not limited to independent living
residences, assisted living residences, rehabilitation facilities, continuing care facilities and skilled
nursing facilities. Based on the needs and lifestyles of the individual residents, this area will also
include one or more of the following types of residences: multi - family, single family, and/or duplex
homesites. Most of the structures in the development will be low rise in nature, generally 1 to 2
stories in height except for a 4-story tower of the proposed hospital, which will be utilized for patient
rooms and will be located more than 300 feet from the north property line. There is also a proposed
helipad next to the hospital that will be mainly used for critical patients that require transfer to another
facility. Use of the helipad should be infrequent, as it will not generally be used for trauma support
services.
With a medical campus theme for the Owasso Medical Campus PUD, open space and associated
landscaping will be an important component in the development of this project. An existing pond,
located in the Senior hiving portion (Tract E) of the project will be utilized and improved to provide
an aesthetic enhancement to the site. A 50 foot building line and landscape buffer is being proposed
along t%te north and west property lines. Whine vehicular access and parking will be allowed within
portions of this buffer area, the 50 foot building line and landscape buffer will allow for a logical and
aesthetically pleasing transition from the residential areas to the north and west of the project site.
An interconnecting sidewalk and trail system will allow easy access to all areas of the development.
In addition to providing pedestrian access, it will also offer an excellent opportunity for the enjoyment
and exercising of the residents and patients of the medical campus and retirement village. In order to
aid in reducing the potential increase in traffic on East 100th Street North, a crash gate will be installed
at the development boundary line with Bailey Ranch Estates 11. In addition, the road from this
development that ties into East 100th Street North will now feature a 90 degree bend to facilitate
traffic calming and reduce speeds.
F:\Data \M1SC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page I of 12
I1. STATISTICAL SUMMARY
TOTAL PROJECT AREA: ±66.42 Acres
TOTAL PROJECT FLOOR AREA (0.50 FAR): 1,446,628 sq. ft.
MIND&UM AMOUNT OF OPEN SPACE (15%) ±9.96 Acres
OFFICE (Tracts A, B, D and F):
Tract A -
Total Area ±3.07 Acres
Maximum Proposed Floor Area (0.21 FAR) 28,000 sq. ft.
Tract B -
Total Area ::L1.93 Acres
Maximum Proposed Floor Area (0.24 FAR) 20,000 sq. ft.
Tract D, -
Total Area ±3.71 Acres
Maximum Proposed Floor Area (0.14 FAR) 22,000 sq. ft.
Tract F -
Total Area ±8.30 Acres
Maximum Proposed Floor Area (0.25 FAR) 90,000 sq. ft.
HOSPITAL/OFFICE (Tract Q:
Tract C -
Total Area ±24.31 Acres
Maximum Proposed Floor Area. (0,60 FAR-) 634,711 so. ft.
SENIOR LWING (Tract E):
Tract E -
Total Area ±25.10 Acres
Maximum Proposed Floor Area (0.60 FAR) 651,917 sq. ft.
Maximum Number of Dwelling Units 329 DUs
F:\Data\N11SC12004\0406l.001 Owasso Medical Campus PUD.wpd Page 2 of 12
Tract A shall be governed by the use and development regulations of the OM District, oxcept as
hereinafter modified:
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non - Arterial Street R W
from Private Street R/vv
from East Boundary
from North Boundary
from Interior Development .Areas
Off-Street Parking
Minimum Internal Landscaped Open Space
w
Sign Standards:
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
10 feet
25 feet
50 feet*
00 feet
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off-street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Signs shall be installed in accordance with
r111 1- � • i f -
gr l k -Haptc I r , a-ly o Owasso Aut;,
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58)
feet, if the abutting property is within an RE, RS, or RD District.
FAData\WSC \2004 \04061.001 Owasso Medical Campus PUD.wpd Page 3 Of 12
Tract B shall be governed by the use and development regulations of the OM District, except as
hereinafter modified:
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non-Arterial Street R/W
from Private Street R/W
from East Boundary
from South Boundary
from Interior Development Areas
Off-Street Parking,
Minimum Internal Landscaped Open Space
Lighting
Sign Standards:
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
10 feet
10 feet
10 feet
00 feet
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off-street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
F:\Data\MlSC\2004',04061.001 Owasso Medical Campus PUD.,A,-pd Page 4 of 12
Tract C shall be governed by the use and development regulations of the OM District, except as
herein modified, and is planned for a Hospital /Medical Campus to include a full service hospital
and medical office buildings with support and accessory use facilities.
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non-Arterial Street R/W
from Private Street R/W
from North Boundary
from Interior Development Areas
Maximum Building Height:
Maximum Height of Cooling Towers
Off-Street Parking
Minimum Internal Landscaped Open Space
Lighting
Sign Standards:
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
10 feet
50 feet*
00 feet
80 feet
20 feet **
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off-street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
JJ& Cl. vV�ay f-bin, .7~lLnounl�Aldkg' R, 4JistTi . s.
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight
(58) feet, if the abutting property is within an RE, RS, or RD District.
FAData\,\4ISC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 5 of 12
* A masonry wall of fourteen (14) feet in height, which coordinates with the building
materials of the hospital, will be constructed around the utility yard to assist in the
screening the cooling towers and other equipment in this area.
F: \Data \Nl- lSC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 6 Of 12
Tract D shall be governed by the use and development regulations of the OM District, except as
hereinafter modified:
Permitted Uses:
Minimum Lot Size:
Minimum Building Setbacks:
from Non- Arterial Street R/W
from Private Street R/W
from South Boundary
from Interior Development Areas
Off-Street Parking
Minimum Internal Landscaped Open Space
Lighting
Sian Standards:
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
25 feet
25 feet
10 feet
00 feet
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off - street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Signs shall be i-stalled in acCor' ni e With
Chapter 17, City of Owasso Sign Code,
FAData \MIISC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 7 of 12
-� IIIIn I III I IIIII 111clissimil :a
Tract E shall be governed by the use and development regulations of the OM District, except as
herein modified, and is planned for a continuing care campus community to include sorne or all
of the following uses: Independent living apartments, cottages, duplexes, single - family
residences, assisted living residences, skilled nursing and special care facilities, and supporting
accessory uses. This tract will be available for expansion of the hospital/medical campus to
include a full service hospital and medical office buildings with support and accessory use
facilities.
Permitted Uses:
Minimum Lot Size:
Maximum Number of Dwelling Units
Maximum Floor Area
Minimum Building Setbacks:
from Non-Arterial Street R/W
from Private Street R/W
from West Boundary
from South Boundary
from Interior Development Areas
Maximum Building height
Minimum Livability Space
Off-Street Parking
Minimum Internal Landscaped Open Space
Lighting
As permitted in the OM District, by right or
specific use permit.
12,000 sq. ft.
651,917 sq. ft.
25 feet
10 feet
50 feet*
10 feet
00 feet
80 feet (Hospital)
45 feet (Assisted Living)
800 sq. ft. per DU
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off-street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
F: \Data \M1SC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 8 of 12
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two (2)
additional foot candles measured adjacent to
residential districts.
Sign Standards: Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty eight (58)
feet, if the abutting property is within an RE, RS, or RD District.
FAData \ASC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 9 of 12
Tract F shall be governed by the use and development regulations of the OM District, except as
hereinafter modified:
Permitted Uses:
Minimum Lot Frontage:
Minimum building setbacks:
from Non- Arterial Street R/W
from Private Street R/W
from North Boundary
from West Boundary
from Interior Boundaries
Maximum Building Height
Off-Street Parking
Minimum Internal Landscaped Open Space
Lighting
As permitted in the OM District, by right or
specific use permit.
100 feet
25 feet
10 feet
50 feet*
50 feet
00 feet
25 feet
As required by the Owasso Zoning Code
15%
Lighting used to illuminate an off-street parking
area shall be constant light and shall be arranged
as to direct the light away from properties
within an R district. All lighting fixtures will
incorporate lighting shields to aid in directing
light away from surrounding R Districts. Said
lighting will produce no more than two r2 >.
additional foot candles measured adjacent to
residential districts.
Sign Standards: Signs shall be installed in accordance with
Chapter 17, City of Owasso Sign Code.
* Plus one (1) foot of setback for each one (1) foot of building height exceeding fifty
eight (58) feet, if the abutting property is within an RE, RS, or RD District.
FAData\MlSC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page 10 of 12
Fa : • -�.1
An Architectural Review Board (the Board) will be formed and will consist of members of the
owner's staff and development team, appointed to the Board by the owner. The Board will be
responsible for the review and approval of all site, landscape, drainage and architectural plans
as well as approval of all architectural building materials. The formation of the Architectural
Review Board will be one of the major steps in assuring that the project is developed in a
consistent and cohesive manner and in making sure all development follows the guidelines and
objectives of the PUD.
Landscaping and screening designed within the Owasso Medical Campus site is intended to
achieve unity throughout the planned unit development as well as provide an attractive view of
the project from surrounding streets and neighborhoods. Sensitivity to the surrounding land
uses is also of critical importance so as to provide a development that will help to maintain
and /or increase property values for the area. A 5 foot berm, with trees planted on and around
said berm, will be constructed within the 50 foot building line /landscape buffer adjacent R
Districts. With the medical campus theme, where open space is a very important factor in
creating the type of environment that is required, the Owasso Medical Campus is poised to
create a beautiful and vital addition to the Owasso community.
One sign shall be allowed along the west side of North 1291h East Avenue. This sign shall be
for the identification of the subdivsion only and will have no advertising.
The main access into the Owasso Medical Campus will be from North 129"' East Avenue. There
will be three (3) other points of ingress and egress provided; two (2) from the existing stub
streets in Bailey Ranch Estates 1I and one (1) from the existing stub street in the Owasso Market
II subdivision. The East 100 "' Street North access point into Hailey Ranch .Estates II will have
a crash gate installed at the contiguous boundary line between Bailey Ranch Estates If and the
Owasso Medical Campus, to aid in reducing the potential for increased traffic. Interior
circulation will be provided by an internal street system that will allow easy and efficient access
to and egress from all land uses within the PUD.
K 9 014,
No building permit shall be issued until a detailed site plan of the proposed improvements has
been submitted to and approved by the Owasso Planning Commission as being in compliance
F:\Data \MISC\2004 \04061.001 Owasso Medical Campus PUD.wpd Page i I of 12
with the development concept and the development standards. Submittal of a photo-metric plan
is required at the time of the site plan review to determine the impact on the surrounding R
Districts from potential light pollution. In addition, submittal of a grading plan will be required
to be submitted so that the berming in the 50' building line /landscape buffer can be illustrated.
XIV. 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:\Data\MISC \2004 \04061.001 Owasso Medical Campus PUD.wpd Page 12 of 12
OWNER / DEVELOPER
`7
Longford at Windmill Creek, LLG
3071 E.. W.- Springs R-d
i--O -N—d. 9920
702A .5300
EXHIBIT /A®
Conceptual Site Plan
Owasso Medical Center
am M D 30a 900,
S—E. 1- 0 FEET
Data Summary:
> >
Sherrill Acres <
Total Project Area 366.42 Acres W <. TRACT IW
Total Project Floor Area 1.446,628 sq. Q.
Minimum Open Space ±9.96 Acres (15%) HOSPITAL -
24.31 Acres
Tracl ±3.07 Acre s
- Maximum Floor Area 28.000 sq. It
Tract'B' -1.93 Acres
ft. E+
- Maximum Floor Area 20,000 sq. _I 011 HIT, No
±24.31 Acres
Tract'C� L3
- Maximum Floor Area 634,711 sq. ft
0, ":,- Medical D
Tract'D* 23.71 Acres L Office
- Maximum Floor Area 22,000 sq. ft. HOSPITAL
T,a.t'E'
225.10 Acres Maximum Floor Area 651,917 sq. ft-
Maximum Number of DUs 329 DUs TRACT'E' ;I
- SENIOR LIVING it -SENIOR LIVING
Tract'F ±8.30 Acres - I,
Maximum Floor Area 90,000 sq. ft. 25.10 Acres I e l O r t
rV
Medical
12 Office
Bailey Ranch Estates U
N
>< SENIOR LIVING 7
< TRAl
OFFICES -
8.30 Acres
lo I
Office
z
, tt
f ✓
— — — — — — — — — — — — — — — - — — — — — — — — — — — — Off
'
— TAT'
Office I Ell-
RCD
OFFICES -
3.71 Acres
< >
=<
Owasso Market 11
Owasso Market
ENGINEER /SURVEYOR
Tulsa Engineering & Planning Associates, Inc.
Ok .— 7a133
.8.2529621
TRACT 'A'
OFFICES - >
3.07 Acres
Z
TRACT `B'
- OFFICES -
1.93 Acres
J I04
04
0
z
Existing Pond
TULSA COUNTY
R- 14-F
Section 17
66.42 Acres
T
21
N
EXHIBIT 'B'
Development Area Plan
OWNER /DEVELOPER Owasso Medical Center
Longford at Windmill Creek, LLC
3077 E- VsTm Springs ..ad
Las Vqw,No,ada 89120
]02,450.5300
30 150 0 300 600 900
SCALE. V =— FEET
ENGINEER /SURVEYOR
Tulsa Engineering & Planning Associates, Inc.
6737 swh 65t E- A.—
Tulsa % h— 74133
LU
z
w
U)
L1.!
C\j
-T7
0
Z
0
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TULSA COUNTY
R-14-E
--SeclloaI7
66.42 Acres
21
EXHIBIT'C'
Existing Topography Plan
OWNER /DEVELOPER Owasso Medical Center
Longford at Windmill Creek, LLC
3077 East Warm Springs Rood
Las Vg,,, Nevada 09120
7.
SM 250 0 sw I(M 1500
SCALE 1- --500 FEE(
ENGINEER /SURVEYOR
Tulsa Engineering & Planning Associates, Inc.
6737 Salth 85th East Avenue
Tulsa,.Flattoma 74133
918 252 �1
_T' _a,
W
LLJ
C/)
W
C\l
fr
Z
0
0
z
L-
TULSA COUNTY
R-14-E
seal.. 17
66.42 Acres
21
EX IBIT r B
Surrounding Zoning and Land Use Plan �
OWNER / DEVELOPER Owasso Medical 1
Longford at Windmill Creek, LLC
3077 Val vm prgs
VeO no.'ul
Las as Nev.tla 89120 A� —���\
102.M16463m
sm 250 _a 6ao loco_ ism
1_ -- - —
SGAL 1• =500 FEET
I
I{
SAWGRASS PARK RS-3 RE
RS -3 AT BAILEY RANCH
{' RS -3
L-
�1; I
o {
m BAILEY RANCH BAILEY RANCH
r
z ESTATES ESTATES11
RE RS -3 RS -3
101
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RS -3
Loll
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a fir a
RS-3 ,
®VVASSO MARKET 11
RS -3
®@
i_
s
EAST 96th STREET NORTH
- - -- - - - - --
ENGINEER /SURVEYOR
Tulsa Engineering & Planning Associates, Inc.
6737 F: M. East Avonue
Tut•.a, Oklel:ama 74119
918.2S2.9fi21
II
GLENN -MLIR
ACRES
iz) RE
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TULSA COUNTY —�
R14G
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-
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SeMiun 17
66.42 Acres
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EXHIBIT 'E'
Proposed Zoning Plan
OWNER / DEVELOPER Owasso Medical Center
1111163101tt— ENGINEER / SURVEYOR
Longford at Windmill Creek, LLC Tulsa Engineering & Planning Associates, Inc.
3077 East warm spnng, Road
L. Vegas, Nevada 99120 6737;uth r 50 ' —
,anus
�530
T.1- OkWh— 74133
918.252,9621
300 150 0 WD
SCALE. I- -300 FEET
z
LU
<
1-
U)
0M LLI
Office Medium Intensity
66.42 Acres
0
z
TULSA COUNTY R- 14-E
T
21
N
0
Section 17
66.42 Acres
OWNER / DEVELOPER
Longford at Windmill Creek, LLC
3077 East Warm Springs Road
Las Vegas, Nevada 89120
702.454.5300
Architecturai Rendering
Owasso Medical Center
ENGINEER /SURVEYOR
Tulsa Engineering & Planning Associates, Inc.
6737 South 84h East Avenue
Tulsa, OkNhoma 74133
918.252 9621
T ii i,: H.tSK F. 1., L C 0 N1 ?A AN 1 ?tivlL;u %U(J + tlr,alAILJa c Coilvaer:aliula
SUBJECT: PLANNED UNIT DEVELOPMENT — (OPUD 04 -03) OWASSO MEDICAL
CAMPUS
DATE: AUGUST 12, 2004
BACKGROUND
The City of Owasso has received a request from the Longford Group, Inc., applicant /owner, for the
review and approval of a Planned Unit Development. The PUD provides an outline for the
development of approximately 66.42 acres of property. The property would be developed in
accordance with an OM (Office Medium Intensity) underlying zoning designation. Uses proposed
in the outline development plan associated with this PUD include a full service hospital,
associative medical office space and assisted living residential attached housing.
In conjunction with OPUD 04003 the applicant has submitted OZ 04 -09, a request to rezone the
property to OM (Office Medium Intensity District), to be utilized as the underlying zoning
designation.
two
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 may be 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.
Upon receipt of all appropriate materials the staff initiates the review process which begins with a
thorough analysis of the proposal. The primary consideration is the proposals compliance with the
Owasso Zoning Code, specifically Chapter 8.
The PUD is then presented to the Owasso Technical Advisory Committee at which time utility
providers and staff are able to review and provide input on the proposals details. The Technical
Advisory Committee along with city staff make a recommendation to the Owasso Planning
Commission.
The Owasso Planning Commission reviews the PUD proposal to determine if the proposal is
compliant with the Owasso Zoning Code and forwards a recommendation to the Owasso City
Council. The Planning Commission may make a recommendation to approve the proposal with
conditions. If so, the conditions must be met before the application is forwarded to Council unless
the applicant disputes a condition, then the council will make the final determination.
The Owasso City Council will make a final determination as to whether the PUD proposal is
complaint with the Owasso Zoning Code and consistent with development plans for the City of
Owasso. If the Council approves the PUD an ordinance officially declaring the zoning change to
PUD is written and adopted by the City Council.
Particular site details such as drainage, streets, and utilities are appropriately discussed during the
development review phases (plat and site plan) and not during a rezoning hearing. During public
review a decision on zoning changes must be based on one fundamental question: does the requested
zoning allow a land use that is appropriate for the subject property?
LEGAL PLANNLNG CONSIDERATIONS OF PUDS ALLOWED BY CODE:
USES PERMITTED — The Owasso Zoning Code would enable the PUD to include all uses
allowed in the underlying zoning category, by right or special exception, which at this point is
requested as OM (Office Medium Intensity District), This includes offices and studios, multi-
family dwellings, and community services and cultural and recreational facilities. The applicant
requests three uses to be included in the Planned Unit Development — assisted living multi-family
residential, offices and a hospital, all of which would fit under OM zoning.
BULK AND AREA REQUIREMENTS — As stated earlier, the applicant requests an ONI Office
Medium District designation for the property.
The Owasso Zoning Code allocates 25.10 acres for multi-family residential units and according to
the Zoning Code the property would be able to accommodate up to 454 dwelling units. The
applicant is requesting 329 dwelling units.
The Owasso Zoning Code requires a minimum of 50' of frontage per lot and the applicants
conceptual plan illustrates frontages equal to or greater than the requirement.
BUILDING B EIGHT AND YARDS — There is no set maximum building height for OM districts.
The applicant is proposing mostly one or two story buildings with the central tower of the hospital
reaching up to 4 stories. The four story section of the hospital would be at least 300' from the
nearest residentially zoned property. The Owasso Zoning Code establishes a minimum front yard
setback of 25' from all non-arterials and the applicant is requesting the same. The code requires a
10' setback from abutting Residential districts while the applicant is proposing at least a 50'
landscape buffer between the proposed use and surrounding residential uses.
SCREENING AND LANDSCAPING REQUIREMENTS — The Planning Commission shall
prescribe perimeter requirements for screening and landscaping as are necessary to assure
compatibility with adjoining and proximate properties. The applicant has established a 50'
landscape buffer between the development and surrounding residential uses and has asserted that a
coordinated landscaping effort will be made throughout the development.
The transitional designation in the Owasso Master Plan represents the middle of the land use
intensity spectrum. The designation was conceived essentially to provide a transition between
intense land use designations such as commercial and industrial and lower land use designations
such as residential.
The 2010 Land Use Master Plan in affect today calls for residential land uses for the property,
however in the same document the Master Plan calls for the need to provide for transitional uses
between higher and lower land use classifications so as to create a transitional buffer between the
two. OPUD 04 -03 represents the very ideal of a transitional buffer.
An additional goal of the Master Plan is to improve the overall quality of life for citizens of
Owasso. The PUD outlines the development for a full service hospital. The hospital would
provide much needed and desired medical /health services to the City of Owasso and its immediate
surrounding area. From a planning perspective, critical community services such as emergency
medical care would be most beneficial in a location easily accessible and as close to the
geographical center of the community it serves. This site is in the geographic center of Owasso.
As proposed the hospital could be easily accessed from all directions.
It is staff s opinion that the PUD proposed by the applicant would be consistent with the
Comprehensive Plan.
HARMONY WITH EXISTING AND EXPECTED DEVELOPMENT
Any large development such as the proposed PUD is going to create changes within a community
and new demands will be placed upon our existing infrastructure. It is important to note, however,
that in a community like Owasso, this growth would be likely to occur regardless of this
development. The PUD simply has the potential to increase the demand for services more quickly
and therefore shortens the schedule for determining solutions. It also affords the Planning
Commission and City Council an opportunity to view an entire development, as previously
mentioned, rather than a piece -meal development.
OP 04 -03 is proposed for property located in the rapidly developing 961h St N and U.S. Hwy
169 activity node. The explosion of growth recently experienced at this intersection was
anticipated by few visionaries in this city. Even the 2010 Land Use Master Plan was unable to
predict a demand for this much growth within the city limits. The proposed Medical Center
development is complimentary to the growth experienced in the general vicinity as the moderately
dense hospital development would act as a transitional buffer between high densities to the south
and low densities to the north.
The PUD proposes a campus style development that would provide ample green space throughout
the development further easing the transition to the lower densities to the north and west. In
addition to the allotment of green space within the PUD the applicant is proposing a 50' building
and landscape buffer adjacent to all residential districts. Within the buffer the applicant has agreed
to provide additional landscape screening in the form of a row of evergreen trees that would further
screen the development from residential uses. The PTJD also states that all exterior lighting will be
directed away from residential districts.
PLANNING AND SITE ENGINEERING
While the applicants have provided for an onsite pond and ample green space to accommodate
detention and drainage needs, staff would recommend the requirement of a detailed drainage report
and certification of such document by an engineer at the time of platting.
Internal street patterns appear to be of a logical and sensible pattern. Although there exists two
fairly long straight streets that may encourage speeding if not checked. Staff would recommend
that at the time of construction the developer be required to examine the need for traffic calming
devices such as stop signs, speed humps, tree planting along the edges of the street and the like.
The development does propose two tie -ins to Bailey Ranch Estates subdivision to the west. Both
proposed streets are connecting to established street stubs in the residential subdivision.
E. 100"' St. N. in the northwest corner of the PUD is a neighborhood collector street in Bailey
Ranch Estates designed to accommodate thru traffic. It could be utilized as a direct route from
points in northwestern Owasso to the Hospital development but staff does not believe that this
route would be used for more than a direct connection to the hospital. It would not become a
heavily used thru street for traffic traveling from west to east Owasso. Even with the minor
connection to the Hospital development the city may want to consider additional traffic calming
devices to further discourage thru traffic while not hindering emergency vehicles. Staff feels that
this connection is vital for the community of Owasso.
N. 118th E. Ave. in the western portion of the PUD is a local subdivision street through Bailey
Ranch Estates. Staff views this connection as a local ingress /egress to the neighborhood. The
street pattern within Bailey Ranch Estates would discourage additional thru traffic. The connection
would allow local residents an additional option to accessing commercial development to the
south.
Pedestrian traffic is likely to be in demand between the PUD and surrounding uses and within the
PUD. Sidewalks and crosswalks will be required along all public roadways developed as a part of
this PTJD.
the project from surrounding streets and neighborhoods. According to the PUD's outline
development plan sensitivity to the surrounding land uses is also of critical importance so as to
provide a development that will help to maintain and/or increase property values for the area. With
the medical campus theme, where open space is a very important factor in creating the type of
environment that is required, the Owasso Medical Center is poised to create a beautiful and vital
addition to the Owasso community.
Staff would recommend that a detailed landscape plan be submitted with any site plan for
development within the PUD. Said landscaping plans would then be reviewed by staff to ensure
that compatible relationships between the differing surrounding uses are maintained. The Planning
Commission would also be required to review and approve these plans at the time of site plan
submittal.
The PUD calls for the establishment of an Architectural Review Board to review and approve all
site, landscape, drainage and architectural plans as well as approve all architectural building
materials. The Board will be one of the major steps in assuring that the project is developed in a
consistent and cohesive manner and in making sure all development follows the guidelines and
objectives of the PUD.
While PUD submittals are often times complex in nature and not easily understood, it is extremely
beneficial in two significant manners. The first, is it allows for staff, Planning Commission,
Council and most importantly — citizens — to see a complete picture of how an entire subject area
will develop. This prevents a 'piece-mealed' community and eliminates potential surprises, it
assists in knowing the entire infrastructure needs of the addition and assists the city in planning and
scheduling other improvements.
The second is that it essentially allows for conditional zoning. While many of the requirements
recommended by staff to be conditions of approval are currently contained within other
development documents of the city, some are not. If this were a standard rezoning, not only would
the flexibility of the applicant to shift densities and vary code requirements be restricted, but it
would also result in limited ability for staff, the Planning Commission, and the City Council to
address areas that are unique to the subject property but not found within the development
documents.
In short, providing a PUD is well-thought by the applicant and reviewed by the staff, Planning
Commission and Council properly, it can be an asset to both the applicant and the community.
Attached for you information and review is a copy of the application, general area map, as well as
the legal notice sent to surrounding property owners and advertised in the Owasso Reporter. A
copy of the Outline Development Plan for OPUD 04-03 is also attached for your review.
Staff has received numerous phone calls concerning the proposed development. Many of the
contacts refer to the developments potential conflict with the existing residential subdivisions to
the north and west. Some of the concerns deals with lighting pollution, noise, and additional traffic
caused by the development. Staff has coordinated a neighborhood meeting between the applicant
and the surrounding residents to try to address some of the issues of concern. That meeting took
place on Thursday, August 5, 2004. The citizen input gained from the meeting 'Will be
communicated during the Planning Commission hearing.
TECHNICAL ADVISORY COMMITTEE
The Owasso Medical Center, OPUD 04 -03 was reviewed by the Owasso Technical Advisory
Committee at their regular meeting on July 28, 2004. At that meeting, utility providers and city
staff are afforded the opportunity to comment on the application and request any changes or
modifications. The Technical Advisory Committee recommended approval with the following
conditions:
1. Provide further definition for the landscape buffer between the development and the
residentially zoned districts, staff recommends a continuous wall of evergreen trees in
addition to the required screening fence;
2. Dedicate a minimum of 30' of the building setback and landscape buffer between the
development and residential zones exclusively to green space;
3. Ensure that the Hospital HVAC and other exhaust equipment are screened from residential
districts and that the associative noise from said equipment is mitigated;
4. Ensure that sidewalks are placed along all public roadways;
5. Ensure that a detailed drainage report is submitted coordinating drainage plans for the entire
development area.
PLANNING COMMISSION
ISSION
At the August 9, 2004 regular meeting the Owasso Planning Commission voted unanimously to
recommend approval of OPUD 04 -03 (Owasso Medical Campus) subject to the following
conditions:
Additional Planning Commission conditions:
1. Provide a 5' elevated berm, with an orderly row of trees planted on top adjacent to residential
districts;
2. A maximum height of 45' for the assisted living residential in `Tract E';
3. Provide a crash gate on E. 100th St. N. between Bailey Ranch Estates and the proposed medical
campus site;
4. Restrict the cooling tower height to 20%
5. Provide a masonry screening wall surrounding the utility yard consistent with the building
materials used for the hospital;
6. Provide shielding on all pole lights blocking lights from residential districts;
7. Submit a photo metric plan for Planning Commission approval at site plan stage for all
development within the subject site;
8. Submit a grading plan for review that illustrates the landscaping berms;
9. Ensure that there be no more than a 2' candle light level increase from current levels at
property lines adjacent to residential districts;
10. Ensure that improvement plans for N. 129`h E. Ave. are considered in coordination with the
hospital development.
COMMENDATIONS
Given the above analysis, it is staff's opinion that OPUD 04 -03 is consistent with the Planned Unit
Development portion of the Owasso Zoning Code. Staff recommends approval of OPUD 04 ®03
subject to staff and Planning Commission conditions.
ATTACHMENTS
1. OPUD 04 -03 Application
2. General Area Map
3. OP 04 ®03 Development Outline Plan
4. Legal Notice
I
E. Ave.North of E. 96th St. N. and West of N. 129th
July 12, 2004
Affidavit Of Publication
Published in the Owasso Reporter, Owasso, Tulsa County, Okla-
homa, September 16, 2004.
OWASSO PORTER
CITY OF OWASSO
ORDINANCE NO. 795
OKLAHOMA, TULSA COUNTY, ss:
AN ORDINANCE APPROVING PLANNED UNIT DEVELOP-
STATE OF
MENT APPLICATION NO. OPUD- 04 -03, PROVIDING
GUIDELINES FOR OFFICE DEVELOPMENT ON A TRACT
lawful age, been dui y
OF LAND CONTAINING APPROXIMATELY 66.42 ACRES,
Bill R. Rethe i'ford Of g g
LOCATED IN SECTION 17, TOWNSHIP 21 NORTH, RANGE
Says that lie is the pub-
14 EAST OF THE INDIAN BASE AND MERIDIAN, TULSA
sworn and authorized,
COUNTY, OKLAHOMA, AND REPEALING ALL ORDI-
lisher Of the Owasso Reporter, a Weekly news-
NANCES IN CONFLICT HEREWITH.
City Owasso, Tulsa
WHEREAS, public hearings have been held regarding the
paper published in the Of
request for approval of a Planned Unit Development concerning
County, Oklahoma., a newspaper qualified to
the property herein described, and,
publish legal notices, advertisements and publi-
WHEREAS, the Owasso City Council has considered the rec-
the Owasso Planning Commission
as in Section 106 of Title 25,
ommendation of and all
statements for and against the requested approval of OPUD -04.
cations provided
Oklahoma Statutes 1971 and 1983 as amended,
03.
and thereafter, and Complies With all Other re-
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUN-
CIL OF THE CITY OF OWASSO, OKLAHOMA;
quirements Of the laws Of Oklahoma With refer-
Section 1. That the zoning map of the City of Owasso, Okla.
ence to legal publications.
homa be amended to reflect the supplemental designation of
PUD (Planned Unit Development) on the following described
That said notice, a true copy of which is at-
property, to wit:
edi-
A TRACT OF LAND LOCATED IN THE SW/4 AND THE SE/4
tached hereto, Was published in the regular
OF SECTION 17, T -21 -N, R -14 -E OF THE INDIAN BASE
tion Of said newspaper during the period and
AND MERDIAN, TULSA COUNTY, STATE OF OKLAHOMA.
in a supplement,
BEGINNING AT THE NORTHWEST CORNER OF LOT 1,
time Of publications and not
BLOCK 2 " OWASSO MARKET II ", AN ADDITION TO THE
following dates:
CITY OF OWASSO, TULSA COUNTY, STATE OF OKLA-
On the
HOMA ACCORDING TO THE OFFICIAL RECORDED PLAT
THEREOF, PLAT NO. 5508;
THENCE N 012 17'27" W A DISTANCE OF 272.82 FEET TO
A POINT ON THE SOUTH LINE OF "BAILEY RANCH
ESTATES ", AN ADDITION TO THE CITY OF OWASSO,
SEPTEMBER 16TH, 2004
TULSA COUNTY, STATE OF OKLAHOMA, ACCORDING TO
SA
of �� � "
THE OFFICIAL RECORDED PLAT THEREOF, PLAT NO.
5035.
THENCE N 882 44' 06" E ALONG THE SOUTH LINE OF
I ti,� �.1�u�
BAILEY RANCH ESTATES AND BAILEY RANCH ESTATES
II A DISTANCE OF 1326.03 FEET TO THE SOUTHEAST
Subscribed and sworn to before me this 17TH
CORNER OF LOT 12, BLOCK 9, BAILEY RANCH ESTATES
II, AN ADDITION TO THE CITY OF OWASSO, TULSA
COUNTY, STATE OF OKLAHOMA ACCORDING TO THE
OFFICIAL RECORDED PLAT T HEREOF, PLAT NO. 5360,.
,
day of SEPTEMBER 2004
THENCE N 012 15'46" W ALONG THE EAST LINE OF BAI-
LEY RANCH ESTATES II A DISTANCE OF 1322.99 FEET
TO THE NORTHEAST CORNER OF BAILEY RANCH
y
ESTATES 11, POINT ALSO BEING THE CENTER OF
Notary Public
SAID SECTION 1D
THENCE N 882 43'40" E ALONG THE NORTH LINE OF
My Commission expires:
THE SOUTHEAST QUARTER OF SAID SECTION 17 A DIS-
TANCE OF 1959.44 FEET;
THENCE S 012 19'35" E A DISTANCE OF 938.15 FEET.
r _
THENCE S 88240'25" W A DISTANCE OF 513.86 FEET;
f It it > €r3
"
THENCE S 482 54'03" W A DISTANCE OF 1026.61 FEET
e
TO THE NORTHERLY RIGHT -OF -WAY OF EAST 98TH
i
STREET NORTH;
-
THENCE S 882 44'33" W ALONG THE NORTHERLY RIGHT-
OF-WAY OF EAST 98TH STREET NORTH AND ALONG
THE NORTH LINE OF LOT 1, BLOCK 2 OF SAID OWASSO
MARKET II A DISTANCE OF 1984.20 FEET TO THE "POINT
OF BEGINNING ".
FEE $ 178.20
PUBLISHERS'S
SAID TRACT CONTAINS APPROXIMATELY 66.4231
ACRES, MORE OR LESS.
Section 2. The City Council hereby authorizes development
upon such tract in accordance with the provisions of the Outline
Development Plan submitted with the application, as well as all
amendments or modifications thereto, as required by the City
Council, same being hereby made a part hereof and marked
Exhibit "A ".
Section 3. That all ordinances or parts of ordinances in conflict
herewith be, and the same are hereby expressly repealed.
PASSED AND APPROVED this 7th day of September, 2004.
ATTEST:
CITY OF OWASSO, OKLAHOMA
Sherry Bishop, City Clerk
Susan Kimball
Mayor
APPROVED AS TO FORM:
Ronald D. Cates, City Attorney
MEMORANDUM
TO: THE HONORABLE MAYOR AND COUNCIL
CITY OF OWASSO
FROM: DUANE CUTHBERTSON
CITY PLANNER
SUBJECT: ORDINANCE NO. 795
DATE: SEPTEMBER 1, 2004
BACKGROUND:
At the August 17, 2004 meeting, the Owasso City Council approved a Planned Unit Development
request from the Longford Group for property located 0.3 miles northwest of the intersection of
North 129a' East Avenue and East 96a Street North in Owasso, OK. The approval created a
supplemental zoning district for said property in the form of OPUD 04 -03, providing guidelines for
office development.
Attached is a copy of Ordinance No. 795 with exhibit "A" the outline development plan for the
Owasso Medical Campus (OPUD 04 -03) that formally adopts the City Council's action of August
17, 2004.
To ensure clarity, the conditions that were attached to the approval of the PUD by the Planning
Commission and City Council in addition to code requirements and are listed as follows:
• Dedicate a minimum of 30' of the building setback and landscape buffer between the
development and residential zones exclusively to green space;
• Ensure that the hospital HVAC and other exhaust equipment are screened from residential
districts and that the associative noise from said equipment is mitigated;
• That unless specifically set out in the standards and conditions of this PUD, multi - family
residential shall meet the requirements of a typical RM -1 district;
• Provide a 5' elevated berm, with an orderly row of trees planted on top adjacent to residential
districts;
• A maximum height of 45' for the assisted living residential in `Tract E';
• Provide a crash gate on E. 100th St. N. between Bailey Ranch Estates and the proposed medical
campus site;
• Restrict the cooling tower height to 20%
• Provide a masonry screening wall surrounding the utility yard consistent with the building
materials used for the hospital;
• Provide shielding on all pole lights blocking lights from residential districts;
• Submit a photo metric plan for Planning Commission approval at site plan stage for all
development within the subject site;
• Submit a grading plan for review that illustrates the landscaping berms;
Ensure that there be no more than a 2 foot candle light level increase from current levels at
property lines adjacent to residential districts;
Ensure that improvement plans for N. 129b E. Ave. are considered in coordination with the
hospital development.
Staff recommends Council approval of Ordinance No. 795.
ATTACHMENT:
1. Ordinance No. 795 with exhibit "A" the outline development plan for Owasso Medical Campus
2. OPUD 04 -03 Staff report with location map
%or
MEMORANDUM
TO: THE HONORABLE MAYOR AND CITY COUNCIL
FRONT: DUANE CUTHBERTSON, CITY PLANNER
SUBJECT: PLANNED UNIT DEVELOPMENT — (OPUD 04 -03) OWASSO MEDICAL
CAMPUS
DATE: AUGUST 12, 2004
BACKGROUND
The City of Owasso has received a request from the Longford Group, Inc., applicant/owner, for the
review and approval of a Planned Unit Development. The PUD provides an outline for the
development of approximately 66.42 acres of property. The property would be developed in
accordance with an OM (Office Medium Intensity) underlying zoning designation. Uses proposed
in the outline development plan associated with this PUD include a full service hospital,
associative medical office space and assisted living residential attached housing.
In conjunction with OPUD 04 -03 the applicant has submitted OZ 04 -09, a request to rezone the
property to OM (Office Medium Intensity District), to be utilized as the underlying zoning
designation.
PRESENT ZONING: RS -3, RS -2 & RE
REQUESTED ZONING: PUD/ OM
The subject property is located 0.3 miles northwest of the intersection of E. 96`h St. N. and N. 129`h
E. Ave.; immediately north of the Owasso Market. It is currently vacant and zoned a combination
of RS -3 and RS -2 with a 150' strip of RE zoning adjacent to Sherrill Acres. Sherrill Acres (large
lot residential) occupies the property to the north and is zoned RE while the Owasso Market
shopping center resides to the south and is zoned CS. Bailey Ranch Estates (single family
residential) is located immediately west and zoned RS -3 and the property to the east is vacant but
planned for office use and zoned CS and OL.
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 may be 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.
PUD REVIEW PROCESS
The PUD review process is initiated when a property owner submits an application for a Planned
Unit Development. An application for a PUD shall be filed with the Planning Commission. The
application shall be accompanied by a fee in accordance with the established fee schedule. Such
fee shall not include advertising and sign costs which shall be billed to the applicant. The
application shall be in such form and content as the Planning Commission may by resolution
establish, provided that an outline development plan shall accompany the filing of the application.
Upon receipt of all appropriate materials the staff initiates the review process which begins with a
thorough analysis of the proposal. The primary consideration is the proposals compliance with the
Owasso Zoning Code, specifically Chapter 8.
The PUD is then presented to the Owasso Technical Advisory Committee at which time utility
providers and staff are able to review and provide input on the proposals details. The Technical
Advisory Committee along with city staff make a recommendation to the Owasso Planning
Commission.
The Owasso Planning Commission reviews the PUD proposal to determine if the proposal is
compliant with the Owasso Zoning Code and forwards a recommendation to the Owasso City
Council. The Planning Commission may make a recommendation to approve the proposal with
conditions. If so, the conditions must be met before the application is forwarded to Council unless
the applicant disputes a condition, then the council will make the final determination.
The Owasso City Council will make a final determination as to whether the PUD proposal is
complaint with the Owasso Zoning Code and consistent with development plans for the City of
Owasso. If the Council approves the PUD an ordinance officially declaring the zoning change to
PUD is written and adopted by the City Council.
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
The Zoning Code identifies that the Planning Commission shall conduct a public hearing and shall
determine:
(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. Permit innovative land development while maintaining appropriate limitation on the
character and intensity of use assuring compatibility with adjoining and proximate
properties;
b. Permit flexibility within the development to best utilize the unique physical features of
the particular site;
c. Provide and preserve meaningful open space;
d. Achieve a continuity of function and design within the development.
Particular site details such as drainage, streets, and utilities are appropriately discussed during the
development review phases (plat and site plan) and not during a rezoning hearing. During a public
review a decision on zoning changes must be based on one fundamental question: does the requested
zoning allow a land use that is appropriate for the subject property?
USES PERMITTED — The Owasso Zoning Code would enable the PUD to include all uses
allowed in the underlying zoning category, by right or special exception, which at this point is
requested as OM (Office Medium Intensity District). This includes offices and studios, multi-
family dwellings, and community services and cultural and recreational facilities. The applicant
requests three uses to be included in the Planned Unit Development — assisted living multi - family
residential, offices and a hospital, all of which would fit under OM zoning.
BULK AND AREA REQUIREMENTS — As stated earlier, the applicant requests an OM Office
Medium District designation for the property.
The Owasso Zoning Code allocates 25.10 acres for multi- family residential units and according to
the Zoning Code the property would be able to accommodate up to 454 dwelling units. The
applicant is requesting 329 dwelling units.
The Owasso Zoning Code requires a minimum of 50' of frontage per lot and the applicants
conceptual plan illustrates frontages equal to or greater than the requirement.
BUILDING HEIGHT AND YARDS — There is no set maximum building height for OM districts.
The applicant is proposing mostly one or two story buildings with the central tower of the hospital
reaching up to 4 stories. The four story section of the hospital would be at least 300' from the
nearest residentially zoned property. The Owasso Zoning Code establishes a minimum front yard
setback of 25' from all non - arterials and the applicant is requesting the same. The code requires a
10' setback from abutting Residential districts while the applicant is proposing at least a 50'
landscape buffer between the proposed use and surrounding residential uses.
SCREENING AND LANDSCAPING REQUIREMENTS — The Planning Commission shall
prescribe perimeter requirements for screening and landscaping as are necessary to assure
compatibility with adjoining and proximate properties. The applicant has established a 50'
landscape buffer between the development and surrounding residential uses and has asserted that a
coordinated landscaping effort will be made throughout the development.
CONSISTENCY WITH COMPREHENSIVE PLAN
The Owasso Land Use Master Plan is currently in the process of being updated and will be
presented for another public hearing before the Owasso Planning Commission and City Council
next month. That updated version, as compiled by the Owasso Master Plan Steering Committee
identifies the property as having a future utilization of transitional uses which would support
development allowed by the OM zoning designation as proposed in the this PUD.
The transitional designation in the Owasso Master Plan represents the middle of the land use
intensity spectrum. The designation was conceived essentially to provide a transition between
intense land use designations such as commercial and industrial and lower land use designations
such as residential.
The 2010 Land Use Master Plan in affect today calls for residential land uses for the property,
however in the same document the Master Plan calls for the need to provide for transitional uses
between higher and lower land use classifications so as to create a transitional buffer between the
two. OPUD 04 -03 represents the very ideal of a transitional buffer.
An additional goal of the Master Plan is to improve the overall quality of life for citizens of
Owasso. The PUD outlines the development for a full service hospital. The hospital would
provide much needed and desired medical /health services to the City of Owasso and its immediate
surrounding area. From a planning perspective, critical community services such as emergency
medical care would be most beneficial in a location easily accessible and as close to the
geographical center of the community it serves. This site is in the geographic center of Owasso.
As proposed the hospital could be easily accessed from all directions.
It is staff's opinion that the PUD proposed by the applicant would be consistent with the
Comprehensive Plan.
Any large development such as the proposed PUD is going to create changes within a community
and new demands will be placed upon our existing infrastructure. It is important to note, however,
that in a community like Owasso, this growth would be likely to occur regardless of this
development. The PUD simply has the potential to increase the demand for services more quickly
and therefore shortens the schedule for determining solutions. It also affords the Planning
Commission and City Council an opportunity to view an entire development, as previously
mentioned, rather than a piece -meal development.
OPUD 04 -03 is proposed for property located in the rapidly developing 96`h St. N. and U.S. Hwy
169 activity node. The explosion of growth recently experienced at this intersection was
anticipated by few visionaries in this city. Even the 2010 Land Use Master Plan was unable to
predict a demand for this much growth within the city limits. The proposed Medical Center
development is complimentary to the growth experienced in the general vicinity as the moderately
dense hospital development would act as a transitional buffer between high densities to the south
and low densities to the north.
The PUD proposes a campus style development that would provide ample green space throughout
the development further easing the transition to the lower densities to the north and west. In
addition to the allotment of green space within the PUD the applicant is proposing a 50' building
and landscape buffer adjacent to all residential districts. Within the buffer the applicant has agreed
to provide additional landscape screening in the form of a row of evergreen trees that would further
screen the development from residential uses. The PUD also states that all exterior lighting will be
directed away from residential districts.
PLANNING AND SITE ENGINEERING
While the applicants have provided for an onsite pond and ample green space to accommodate
detention and drainage needs, staff would recommend the requirement of a detailed drainage report
and certification of such document by an engineer at the time of platting.
Internal street patterns appear to be of a logical and sensible pattern. Although there exists two
fairly long straight streets that may encourage speeding if not checked. Staff would recommend
that at the time of construction the developer be required to examine the need for traffic calming
devices such as stop signs, speed humps, tree planting along the edges of the street and the like.
The development does propose two tie -ins to Bailey Ranch Estates subdivision to the west. Both
proposed streets are connecting to established street stubs in the residential subdivision.
E. 100th St. N. in the northwest corner of the PUD is a neighborhood collector street in Bailey
Ranch Estates designed to accommodate thru traffic. It could be utilized as a direct route from
points in northwestern Owasso to the Hospital development but staff does not believe that this
route would be used for more than a direct connection to the hospital. It would not become a
heavily used thru street for traffic traveling from west to east Owasso. Even with the minor
connection to the Hospital development the city may want to consider additional traffic calming
devices to further discourage thru traffic while not hindering emergency vehicles. Staff feels that
this connection is vital for the community of Owasso.
N. 118'' E. Ave. in the western portion of the PUD is a local subdivision street through Bailey
Ranch Estates. Staff views this connection as a local ingress /egress to the neighborhood. The
street pattern within Bailey Ranch Estates would discourage additional thru traffic. The connection
would allow local residents an additional option to accessing commercial development to the
south.
Pedestrian traffic is likely to be in demand between the PUD and surrounding uses and within the
PUD. Sidewalks and crosswalks will be required along all public roadways developed as a part of
this PUD.
The lot layout that is proposed within the PUD conceptual development plan is solid and would
appear to meet the requirements of the Owasso Subdivision Regulations.
The requested development standards in the PUD are all within the requirements of the Owasso
Zoning Code and allowable according to Chapter 8, Planned Unit Developments.
It was discovered that name "Owasso Medical Center" has already been used in a recorded Final
Plat with the City of Owasso. Therefore, -the applicant will be required to rename the PUD and
subsequent Plats so as to not be confused with any existing subdivisions of the City of Owasso.
A review of the applicant's Conceptual Site Plan for the "Owasso Medical Center" finds an
excellent utilization of the project site. As indicated within the applicant's submittal, drainage
within the undeveloped project site is oriented toward two existing ponds, one on the western
portion of the property and the other existing behind the Owasso Market southeast of the PUD.
Again, the certified drainage report must conclude that both ponds will accommodate all necessary
drainage and detention.
As stated earlier, a 50' building and landscape buffer will be provided for along the entire length of
the boundary abutting residential districts. Within that buffer the applicant has submitted to
providing a continuous wall of evergreen trees to provide a visual buffer between the office
development and residential development. The conceptual plan calls for landscaping and
screening intended to achieve unity throughout the PUD as well as provide an attractive view of
the project from surrounding streets and neighborhoods. According to the PUD's outline
development plan sensitivity to the surrounding land uses is also of critical importance so as to
provide a development that will help to maintain and /or increase property values for the area. With
the medical campus theme, where open space is a very important factor in creating the type of
environment that is required, the Owasso Medical Center is poised to create a beautiful and vital
addition to the Owasso community.
Staff would recommend that a detailed landscape plan be submitted with any site plan for
development within the PUD. Said landscaping plans would then be reviewed by staff to ensure
that compatible relationships between the differing surrounding uses are maintained. The Planning
Commission would also be required to review and approve these plans at the time of site plan
submittal.
The PUD calls for the establishment of an Architectural Review Board to review and approve all
site, landscape, drainage and architectural plans as well as approve all architectural building
materials. The Board will be one of the major steps in assuring that the project is developed in a
consistent and cohesive manner and in making sure all development follows the guidelines and
objectives of the PUD.
While PUD submittals are often times complex in nature and not easily understood, it is extremely
beneficial in two significant manners. The first, is it allows for staff, Planning Commission,
Council and most importantly — citizens — to see a complete picture of how an entire subject area
will develop. This prevents a `piece - mealed' community and eliminates potential surprises. It
assists in knowing the entire infrastructure needs of the addition and assists the city in planning and
scheduling other improvements.
The second is that it essentially allows for conditional zoning. While many of the requirements
recommended by staff to be conditions of approval are currently contained within other
development documents of the city, some are not. If this were a standard rezoning, not only would
the flexibility of the applicant to shift densities and vary code requirements be restricted, but it
would also result in limited ability for staff, the Planning Commission, and the City Council to
address areas that are unique to the subject property but not found within the development
documents.
In short, providing a PUD is well- thought by the applicant and reviewed by the staff, Planning
Commission and Council properly, it can be an asset to both the applicant and the community.
Attached for you information and review is a copy of the application, general area map, as well as
the legal notice sent to surrounding property owners and advertised in the Owasso Reporter. A
copy of the Outline Development Plan for OPUD 04 -03 is also attached for your review.
Staff has received numerous phone calls concerning the proposed development. Many of the
contacts refer to the developments potential conflict with the existing residential subdivisions to
the north and west. Some of the concerns deals with lighting pollution, noise, and additional traffic
caused by the development. Staff has coordinated a neighborhood meeting between the applicant
and the surrounding residents to try to address some of the issues of concern. That meeting took
place on Thursday, August 5, 2004. The citizen input gained from the meeting will be
communicated during the Planning Commission hearing.
TECHNICAL ADVISORY COMMITTEE
The Owasso Medical Center, OPUD 04 -03 was reviewed by the Owasso Technical Advisory
Committee at their regular meeting on July 28, 2004. At that meeting, utility providers and city
staff are afforded the opportunity to comment on the application and request any changes or
modifications. The Technical Advisory Committee recommended approval with the following
conditions:
1. Provide further definition for the landscape buffer between the development and the
residentially zoned districts, staff recommends a continuous wall of evergreen trees in
addition to the required screening fence;
2. Dedicate a minimum of 30' of the building setback and landscape buffer between the
development and residential zones exclusively to green space;
3. Ensure that the Hospital HVAC and other exhaust equipment are screened from residential
districts and that the associative noise from said equipment is mitigated;
4. Ensure that sidewalks are placed along all public roadways;
5. Ensure that a detailed drainage report is submitted coordinating drainage plans for the entire
development area.
PLANNING CONL IISSION
At the August 9, 2004 regular meeting the Owasso Planning Commission voted unanimously to
recommend approval of OPUD 04 -03 (Owasso Medical Campus) subject to the following
conditions:
Staff conditions:
1. That the applicant's Development Text and Conceptual Site 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, office building lots
shall meet the requirements of a typical OM district;
3. That unless specifically set out in the standards and conditions of this PUD, multi- family
residential shall meet the requirements of a typical RM -1 district;
4. That all conditions imposed by the Owasso Technical Advisory Committee for subdivision plat
approval be met as conditions of the PUD;
5. That no building permits be issued within any portion of the PUD until all criteria outlined
within Chapter 8 of the Owasso Subdivision Regulations are met by the developer;
6. 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;
7. That a detailed drainage report be submitted at the time of platting;
8. Sidewalks will be required along all public roads within the PUD;
9. Detailed landscape plans (type, species, size, location, and irrigation) shall be required to be
submitted with site plans of any commercial development. Said plans will be reviewed by
staff and must be approved by the Planning Commission;
10. That all signs permitted within the PUD area comply with the Owasso Sign Code;
11. That all TAC conditions are met;
12. That the name of the development be changed from `Owasso Medical Center' to `Owasso
Medical Campus'.
Additional Planning Commission conditions:
1. Provide a 5' elevated berm, with an orderly row of trees planted on top adjacent to residential
districts;
2. A maximum height of 45' for the assisted living residential in `Tract E';
3. Provide a crash gate on E. 100a' St. N. between Bailey Ranch Estates and the proposed medical
campus site;
4. Restrict the cooling tower height to 20%
5. Provide a masonry screening wall surrounding the utility yard consistent with the building
materials used for the hospital;
6. Provide shielding on all pole lights blocking lights from residential districts;
7. Submit a photo metric plan for Planning Commission approval at site plan stage for all
development within the subject site;
8. Submit a grading plan for review that illustrates the landscaping berms;
9. Ensure that there be no more than a 2' candle light level increase from current levels at
property lines adjacent to residential districts;
10. Ensure that improvement plans for N. 129`' E. Ave. are considered in coordination with the
hospital development.
RECOMMENDATIONS
Given the above analysis, it is staff's opinion that OPUD 04 -03 is consistent with the Planned Unit
Development portion of the Owasso Zoning Code. Staff recommends approval of OPUD 04 -03
subject to staff and Planning Commission conditions.
ATTACHMENTS
1. OPUD 04 -03 Application
2. General Area Map
3. OPUD 04 -03 Development Outline Plan
4. Legal Notice
Owasso Community
Development Department
111 N. Main St.
Owasso, OK 74055
918.376.1500
918.376.1597
www.cityofowasso.com
i
N
St. N.
OZ 04- 09 /OPUD 04 -03
Owasso Medical Center
E. Ave.North of E. 96th St. N. and West of N. 129th
R
MY 12. 2004