Tulsa Metropolitan Area Planning Commission
Wednesday, February 7,
2001, 1:30 p.m.
Francis Campbell City
Council Room
Plaza Level, Tulsa Civic
Center
Members Present Members
Absent Staff Present Others Present
Carnes Boyle Beach Boulden, Legal
Harmon Westervelt Bruce Counsel
Hill Dunlap
Horner Huntsinger
Jackson Matthews
Ledford
Midget
Pace
Selph
The notice and agenda of said meeting were posted in the
Reception Area of the INCOG offices on Monday, February 5, 2000 at 12:00 p.m.,
posted in the Office of the City Clerk at 11:51 a.m., as well as in the office
of the County Clerk at 11:49 a.m.
After declaring a quorum present, Vice Chair Harmon called the meeting to order at 1:31 p.m.
Minutes:
Approval of the minutes
of January 17, 2001 Meeting No. 2262
On MOTION of HORNER the TMAPC voted 8-0-0 (Carnes, Harmon, Hill, Horner, Jackson, Ledford, Pace, Selph “aye”; no “nays”; none “abstaining”; Boyle, Midget, Westervelt “absent“) to APPROVE the minutes of the meeting of January 17, 2001 Meeting No. 2262.
Minutes:
Approval of the minutes
of January 24, 2001 Meeting No. 2263
On MOTION of HORNER the TMAPC voted 6-0-2 (Carnes, Harmon, Horner, Jackson, Pace, Selph “aye”; no “nays”; Hill, Ledford “abstaining”; Boyle, Midget, Westervelt “absent“) to APPROVE the minutes of the meeting of January 24, 2001 Meeting No. 2263.
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REPORTS:
Committee Reports:
FY 2002 TMAPC PROGRAM FOCUS
Major Program Topics
Create the New Position of Neighborhood Relations Coordinator to Neighborhood Groups and the Development Community
A new position is proposed whose primary focus would be to facilitate the dissemination of information to neighborhood groups and the development community on a wide range of topics related to growth and development regulations. This position would develop and update a broad range of information and place it on the INCOG website; i.e., background information on rezonings, Board of Adjustment requests and actions, proposed Comprehensive Plan amendments, new subdivision plats, etc. In addition, this person would organize training sessions for neighborhood leaders and development professionals as appropriate.
Processing of Rezoning, PUD and
Subdivision Requests
A major portion of staff time will again be devoted to advising property owners, developers and others about the Comprehensive Plan for the Tulsa Metropolitan Area, the City and County Zoning Ordinances, and the Subdivision Regulations. Then applications are taken, notices of public hearings sent out and information disseminated to neighborhood groups about these applications. Staff then solicits input from City and County departments on these applications to include in the staff recommendations. Minutes of TMAPC meetings are prepared and various City and County groups are advised of the recommendations or decisions of TMAPC.
Annual Updates and Review
In order to keep the Comprehensive Plan, Zoning Ordinances, and Subdivision Regulations updated and make additions of the Capital Improvements Plan (CIP); staff must annually review and possibly amend these items for conformity and consistency.
Continued Implementation of Infill Study Recommendations
Update checklists and flowcharts of the development process related to rezoning, variances, special exceptions, lot-splits, subdivision platting and amendment of the Comprehensive Plan. Create and keep updated handouts with contact persons for various development review activities at INCOG and the City and County of Tulsa. Also, a detailed index of the City and County Zoning Codes will be developed to aid neighborhood groups and developers to find what they need in these Codes.
Continued Neighborhood Plan Implementation
Assist neighborhoods, i.e., Kendall-Whittier, River Wood (South Peoria Neighborhood), East Tulsa/Mingo Valley Association, to implement the recommendations of previously-completed neighborhood plans for the improvement and stabilization of these areas.
Assist Urban Development Department with Neighborhood Studies
TMAPC staff will assist, as appropriate, the staff of the Urban Development Department undertaking neighborhood plans. Staff will be available to provide information on zoning regulations, existing plans for the area and a historical perspective on problems and successes in these areas.
Continue to Assist Neighborhoods With Owner Initiated Downzoning of Their Neighborhoods
There is continuing interest in downzoning residential areas to have their zoning more accurately reflect the density and type of development that currently exists. The Irving Neighborhood is one of those expected to undergo this process in this fiscal year.
Detailed Collector Street Plans for Intensely Developing Areas
A number of developing areas of Tulsa, especially those bordering U.S. 169 south of 61st Street and the 71st Street South Corridor need detailed planning of a network of collector streets that can relieve congestion on arterial streets in these areas. The study would propose such a system that could then be adopted as part of the Major Street and Highway Plan to guide new development and public expenditures in the areas.
Coordinating Access to Public Transportation in Suburban Style Commercial Centers
This study would work with MTTA, the City of Tulsa and commercial developers to find ways of providing better public transportation to suburban shopping areas which are currently only car oriented.
Continue to Provide Staff to the One-Stop Permit Center
One TMAPC staff person will be provided to the One-Stop Permit Center to answer zoning, Board of Adjustment, lot-split and subdivision platting questions and take applications related to all of these areas.
Homeownership Tulsa (HOT)
To provide technical assistance to efforts in areas of data tracking, change in ownership rates (Citywide and at the census tract level) and in identifying potential program resources and provide assistance to implement Nickerson study recommendations.
Special Studies
Other special studies as requested by the Mayor, City Council, County Commission, or TMAPC.
Coordination With City Departments and The Mayor’s Office
Staff will continue to coordinate TMAPC, BOA, regulatory and planning activities with appropriate City Departments and the Mayor’s office through weekly coordination meetings, meetings with Technical Advisory Committee on subdivisions and Planned Unit Developments (PUD’s) and ad hoc meetings as needed.
Mapping and Graphics Program
Training
On-going training/support for TMAPC; Boards of Adjustment, City Council orientations, neighborhood associations, and homeowners associations.
Data Support
Assist the development community, City Departments, City Council, County Commissioners, neighborhood groups and the Chamber of Commerce with obtaining U.S. Census data and other locally generated data for the City of Tulsa and Tulsa County.
Public Information
Insight newsletter.
There were no interested parties wishing to speak.
TMAPC Action; 8 members present:
On MOTION of HORNER, the
TMAPC voted 8-0-0 (Carnes, Harmon,
Hill, Horner, Jackson, Pace, Selph "aye"; no "nays"; none
”abstaining"; Boyle, Midget, Westervelt "absent") to recommend ADOPTION of Preliminary Work Program for FY 2002.
* * * * * * * * * * * *
Director’s Report:
Mr. Dunlap reported that there are several items on the City Council agenda for Thursday, February 08, 2001 and Dane Matthews will be attending the meeting.
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SUBDIVISIONS
LOT-SPLITS FOR WAIVER OF SUBDIVISION REGULATIONS:
L-19171 - Matt Thomason (PD-15) (County)
Northeast corner 72nd Street North and 117th East
Avenue
Staff Recommendation:
The applicant has applied to split a 165’ X 198.5’ tract off a 329’ X 369’ tract. The proposed configuration will result in Tract 2 having four side-lot lines; therefore, the applicant is seeking a waiver of Subdivision Regulations that each tract have no more than three side-lot lines.
Both tracts meet the RE bulk and area requirements. The Technical Advisory Committee expressed no concerns on this application.
Staff believes this lot-split would not have an adverse effect on the surrounding properties and would therefore recommend APPROVAL of the waiver of Subdivision Regulations and of the lot-split.
There were no interested parties wishing to speak.
TMAPC Action; 8 members present:
On MOTION of CARNES TMAPC voted 8-0-0 (Carnes, Harmon, Hill, Horner, Jackson, Ledford, Pace, Selph "aye"; no "nays"; none ”abstaining"; Boyle, Midget, Westervelt "absent") to APPROVE the waiver of Subdivision Regulations and the lot-split for L-19171 as recommended by staff.
* * * * * * * * * * * *
LOT-SPLITS FOR RATIFICATION OF PRIOR APPROVAL:
L-19160
– Pat Graham (514) (PD-15) (County)
11701 North 113th East Avenue
L-19175
– Sisemore Weisz & Associates, Inc. (3394) (PD-18) (CD-6)
5525 South 129th East Avenue
L-19177
– Marvin McDonald (3492) (PD-8) (CD-2)
Northeast corner West 61st Street and 30th West
Avenue
L-19178
– Pat Graham (514) (PD-15) (County)
11801 North 113th East Avenue
L-19183
– City of Tulsa (3693) (PD 18) (CD-7)
5556 South Mingo
Staff Recommendation:
Mr. Beach stated that all these lot-splits are in order and staff
recommends APPROVAL.
There were no interested parties wishing to speak.
TMAPC Action; 8 members present:
On MOTION of HORNER, the TMAPC voted 8-0-0 (Carnes, Harmon, Hill, Horner, Jackson, Ledford, Pace, Selph "aye"; no "nays"; none ”abstaining"; Boyle, Midget, Westervelt "absent") to RATIFY these lot-splits given prior approval, finding them in accordance with Subdivision Regulations as recommended by staff.
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Mr. Midget in at 1:40 p.m.
PRELIMINARY PLAT:
Cooley Creek Center (PD 17)(CD 6)
Northeast corner of South 129th East Avenue and East 4th
Place South
Staff Recommendation:
Note: The original Cooley Creek plat
(12/15/00) included an area on both the east and the west sides of the creek, a
total of approximately 40 acres. That
original submittal has been amended (re-reviewed at TAC) limiting it to the
area on the west side of the creek (approximately seven acres). Some of the graphics submitted in TMAPC
packet include the entire 40 acres. The
TMAPC was asked to limit its review to the area abutting 129th East
Avenue on the west side of the creek.
GENERAL:
The site is located on the east side of 129th East Avenue, south of Admiral Boulevard. Cooley Creek runs along the eastern side of the project.
ZONING:
The site is zoned CG. There is IL to the north across Admiral and CG to the east and southeast. Properties zoned OL and CG are to the south, with RS-2 to the southeast and IL present to the west across 129th.
STREETS:
Primary access will be off of 129th East Avenue, creating a collector that will run along the east side of the lots, terminating at the creek. In the future it is anticipated that it will continue across the creek. The three proposed lots will be located between 129th East Avenue and the collector; the southern lot will be accessed off of both the collector and 129th. The northern two lots will be accessed off of the collector.
Mutual access is proposed from the collector to 129th East Avenue in lieu of a turnaround. The proposed collector will intersect 129th East Avenue approximately opposite 4th Street which is on the west side of 129th. East 4th Street has been closed on the east side of 129th, becoming the focus of some discussion at TAC. (See comments below.)
SEWER:
A 21” sewer is present on site in the southwest.
WATER:
A 12” water is available on the south side of East Pine Street.
STORM DRAIN:
A large area of 100-year
floodplain runs north to south along the eastern side of the current site. Significant drainage work will have to be
done prior to developing the area on the east side of the creek.
UTILITIES:
17.5’ easements are indicated along the perimeter.
Staff provides the following
information from TAC.
STREETS:
·
References
will be required for 129th Street dedications.
·
A PFPI will be
required to reconfigure the existing median in 129th Street.
·
East 4th
Street should be reopened on the east side of 129th Street, south of
the subject property. The proposed
collector should align with 4th Street across 129th Street.
SEWER:
·
Extension is
needed.
WATER:
·
Extension is
needed.
STORM DRAIN:
·
The limits of
the 100-year floodplain should be accurately depicted.
FIRE:
·
A 1/31
clarification discussion with Fire indicates that full turnaround (48’R) will
be required at the northern end of the collector. Mutual access through the lots to the west will not be acceptable
based on the weight of the trucks on private property.
UTILITIES: None.
Staff recommends APPROVAL of the
preliminary plat subject to the following:
· None
SPECIAL CONDITIONS:
STREETS:
·
References
will be required for 129th Street dedications.
·
A PFPI will be
required to reconfigure the existing median in 129th. Street.
·
East 4th
Street should be reopened on the east side of 129th Street, south of
the subject property. The proposed
collector should align with 4th Street across 129th
Street.
STORM DRAIN:
·
The limits of
the 100-year floodplain should be accurately depicted.
FIRE:
·
A full
turnaround (48’R) will be required at the northern end of the collector.
STANDARD CONDITIONS:
1. Utility easements shall meet the approval of the utilities. Coordinate with Subsurface Committee if underground plant is planned. Show additional easements as required. Existing easements shall be tied to or related to property line and/or lot lines.
2. Water and sanitary sewer plans shall be approved by the Public Works Department prior to release of final plat. (Include language for W/S facilities in covenants.)
3. Pavement or landscape repair within restricted water line, sewer line, or utility easements as a result of water or sewer line or other utility repairs due to breaks and failures, shall be borne by the owner(s) of the lot(s).
4. Any request for creation of a Sewer Improvement District shall be submitted to the Public Works Department prior to release of final plat.
5. Paving and/or drainage plans (as required) shall be approved by the Public Works Department.
6. Any request for a Privately Financed Public Improvement (PFPI) shall be submitted to the Public Works Department.
7. A topo map shall be submitted for review by TAC (Subdivision Regulations). (Submit with drainage plans as directed.)
8. Street names shall be approved by the Public Works Department and shown on plat.
9. All curve data, including corner radii, shall be shown on final plat as applicable.
10. Bearings, or true N/S, etc., shall be shown on perimeter of land being platted or other bearings as directed by the Public Works Department.
11. All adjacent streets, intersections and/or widths thereof shall be shown on plat.
12. It is recommended that the developer coordinate with the Public Works Department during the early stages of street construction concerning the ordering, purchase and installation of street marker signs. (Advisory, not a condition for plat release.)
13. It is recommended that the applicant and/or his engineer or developer coordinate with the Tulsa City/County Health Department for solid waste disposal, particularly during the construction phase and/or clearing of the project. Burning of solid waste is prohibited.
14. The owner(s) shall provide the following information on sewage disposal system if it is to be privately operated on each lot: type, size and general location. (This information to be included in restrictive covenants on plat.)
15. All lots, streets, building lines, easements, etc., shall be completely dimensioned.
16. The key or location map shall be complete.
17. A Corporation Commission letter, Certificate of Non-Development, or other records as may be on file, shall be provided concerning any oil and/or gas wells before plat is released. (A building line shall be shown on plat on any wells not officially plugged. If plugged, provide plugging records.)
18. A "Letter of Assurance" regarding installation of improvements shall be provided prior to release of final plat. (Including documents required under 3.6.5 Subdivision Regulations.)
19. Applicant is advised to of his responsibility to contact the U.S. Army Corps of Engineers regarding Section 404 of the Clean Waters Act.
20. If the owner is a Limited Liability Corporation (L.L.C.), a letter from an attorney stating that the L.L.C. is properly organized to do business in Oklahoma is required.
21. All other Subdivision Regulations shall be met prior to release of final plat.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to speak.
TMAPC Action; 9 members present:
On MOTION of HORNER TMAPC voted 9-0-0 (Carnes, Harmon, Hill, Horner, Jackson, Ledford, Midget,
Pace, Selph "aye"; no "nays"; none ”abstaining";
Boyle, Westervelt "absent") to APPROVE the preliminary plat for Cooley Creek
Center, subject to special conditions and standard conditions, and a waiver of
the Subdivision Requirements requiring a sidewalk on both sides of the
collector street, allowing a sidewalk on the west side only, as recommended by
staff.
* * * * * * * * * * * *
Spicewood - PUD 359-A (1283) (PD-18) (CD-8)
East 77th Street South, east side of South Memorial Drive
Staff Recommendation:
This plat consists of 37 lots in one block and two reserves on 8.73 acres. It will be developed for single-family attached dwellings similar to townhouses. This is a replat of Lot 2, Mayfair Courts.
The following were discussed January 18, 2001 at the Technical Advisory Committee (TAC) meeting:
Staff recommends approval of the preliminary plat subject to the conditions below.
Waivers of
Subdivision Regulations:
1. None requested.
Special Conditions:
1.
Identify the
full extent of any mutual access easements in addition to the Reserve Areas.
2.
Identify the
design criteria for the private streets and any exceptions to City standards in
the covenants.
3.
Show access
limits and the median along Memorial Drive.
4.
Provide a
turnaround acceptable if required by the Fire Department at the
south end of the easternmost north-south street.
5.
Indicate a
second point of access for emergency use with appropriate language regarding
maintenance and operation of any “crash gates”.
6.
Include
language in the covenants regarding the combined utility and drainage easements
and prohibiting any interference with the drainage within those easements.
7.
The entry
gate shall meet the current Traffic Engineering standards.
Standard Conditions:
1. All conditions of PUD-359-A shall be met prior to release of final plat, including any applicable provisions in the covenants or on the face of the plat. Include PUD approval date and references to Section 1100-1107 of the Zoning Code in the covenants.
2. Utility easements shall meet the approval of the utilities. Coordinate with Subsurface Committee if underground plant is planned. Show additional easements as required. Existing easements shall be tied to or related to property line and/or lot lines.
3. Water and sanitary sewer plans shall be approved by the Public Works Department prior to release of final plat. (Include language for W/S facilities in covenants.)
4. Pavement or landscape repair within restricted water line, sewer line, or utility easements as a result of water or sewer line or other utility repairs due to breaks and failures, shall be borne by the owner(s) of the lot(s).
5. Any request for creation of a Sewer Improvement District shall be submitted to the Public Works Department Engineer prior to release of final plat.
6. Paving and/or drainage plans (as required) shall be approved by the Public Works Department.
7. Any request for a Privately Financed Public Improvement (PFPI) shall be submitted to the Public Works Department.
8. A topo map shall be submitted for review by TAC (Subdivision Regulations). (Submit with drainage plans as directed.)
9. Street names shall be approved by the Public Works Department and shown on plat.
10. All curve data, including corner radii, shall be shown on final plat as applicable.
11. Bearings, or true N/S, etc., shall be shown on perimeter of land being platted or other bearings as directed by the County Engineer.
12. All adjacent streets, intersections and/or widths thereof shall be shown on plat.
13. It is recommended that the developer coordinate with the Public Works Department during the early stages of street construction concerning the ordering, purchase and installation of street marker signs. (Advisory, not a condition for plat release.)
14. It is recommended that the applicant and/or his engineer or developer coordinate with the Tulsa City/County Health Department for solid waste disposal, particularly during the construction phase and/or clearing of the project. Burning of solid waste is prohibited.
15. The method of sewage disposal and plans therefor shall be approved by the City/County Health Department. [Percolation tests (if applicable) are required prior to preliminary approval of plat.]
16. The owner(s) shall provide the following information on sewage disposal system if it is to be privately operated on each lot: type, size and general location. (This information to be included in restrictive covenants on plat.)
17. The method of water supply and plans therefor shall be approved by the City/County Health Department.
18. All lots, streets, building lines, easements, etc., shall be completely dimensioned.
19. The key or location map shall be complete.
20. A Corporation Commission letter, Certificate of Non-Development, or other records as may be on file, shall be provided concerning any oil and/or gas wells before plat is released. (A building line shall be shown on plat on any wells not officially plugged. If plugged, provide plugging records.)
21. A "Letter of Assurance" regarding installation of improvements shall be provided prior to release of final plat. (Including documents required under 3.6.5 Subdivision Regulations.)
22. Applicant is advised of his responsibility to contact the U.S. Army Corps of Engineers regarding Section 404 of the Clean Waters Act.
23. All other Subdivision Regulations shall be met prior to release of final plat.
TMAPC Comments:
Mr. Ledford stated that there are no special condition comments regarding the entry area having to meet the Traffic Engineering requirements. He further stated that he doesn’t understand item number five. In response, Mr. Beach stated that there wasn’t special discussion regarding the entry area and there didn’t appear to be any objection to the layout that was proposed at the TAC meeting. Mr. Ledford stated that there would be a gated entry going into the Spicewood area b