Tulsa
Metropolitan
Area
Planning Commission
Wednesday, March 21,
2001, 1:30 p.m.
Francis Campbell City
Council Room
Plaza Level, Tulsa Civic
Center
|
Members Present |
Members Absent |
Staff Present |
Others Present |
|
Boyle |
Carnes |
Beach |
Boulden,
Legal |
|
Harmon |
Ledford |
Bruce |
|
|
Hill |
Selph |
Dunlap |
|
|
Horner |
|
Huntsinger |
|
|
Jackson |
|
Matthews |
|
|
Midget |
|
Stump |
|
|
Pace |
|
|
|
|
Westervelt |
|
|
|
The notice and agenda of said meeting were posted in the Reception Area of the INCOG offices on Monday, March 20, 2001 at 11:05 a.m., posted in the Office of the City Clerk, as well as in the Office of the County Clerk.
After declaring a quorum present, Chair Westervelt called the meeting to order at 1:35 p.m.
Minutes:
On MOTION of BOYLE, the TMAPC
voted 7-0-0 (Boyle, Harmon, Hill, Horner, Jackson, Pace, Westervelt “aye”; no
“nays”; none “abstaining”; Carnes, Ledford, Midget, Selph “absent”) to
APPROVE the minutes of the meeting of February 21, 2001, Meeting No.
2265.
Minutes:
Approval of the minutes of February 28,
2001 Meeting No. 2266
On MOTION of HORNER, the TMAPC voted 6-0-1 (Harmon, Hill, Horner,
Jackson, Pace, Westervelt “aye”; no “nays”; Boyle “abstaining”; Carnes, Ledford,
Midget, Selph “absent“) to APPROVE the minutes of the meeting of February 28, 2001,
Meeting No. 2266.
* * * * * * * * *
REPORTS:
Chairman’s Reports:
Mr. Westervelt requested Mr. Stump to draft a letter for his signature reappointing Mr. Chester Cadieux to the River Parks Authority.
Mr. Westervelt stated that he will be abstaining from the preliminary plat for QuikTrip Commercial Center #96.
CONTINUED
ITEMS:
Application
No.: Z-6810/PUD-646
AG to RS-2/PUD
Applicant: Charles Norman
(PD-26)
(CD-8)
Location:
East of Sheridan, south of Block 7 and 8, Forest
Trails
Staff
Recommendation:
Applicant has requested a timely continuance to April 18, 2001.
There were no interested parties wishing to
speak.
TMAPC Action; 6
members present:
On MOTION of
BOYLE, the TMAPC voted 7-0-0 (Boyle, Harmon, Horner, Hill,
Jackson, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Ledford,
Midget, Selph "absent") to CONTINUE Z-6810 and PUD-646 to April 18, 2001 at 1:30
p.m.
* * * * * * * * *
Application
No.: PUD-287
detail site plan
Applicant: Greg Price
(PD-18) (CD-9)
Location:
6800 South Utica Avenue
Staff
Recommendation:
Applicant has requested a continuance to
March 28, 2001.
There were no interested parties wishing to
speak.
TMAPC Action; 6
members present:
On MOTION of BOYLE, the TMAPC voted 7-0-0 (Boyle, Harmon, Horner, Hill,
Jackson, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Ledford,
Midget, Selph "absent") to CONTINUE the detail site plan for PUD-287 to March
28, 2001 at 1:30 p.m.
* * * * * * * * *
Committee Reports:
Mr. Harmon
reported that he had the opportunity to meet with the Brookside Infill
Neighborhood Task Force members March 15, 2001. He commented that the meeting was a very
good meeting and there is another meeting scheduled for March 22, 2001 at the
Brookside Library, which he will be attending.
Mr. Boyle reported that the committee had a meeting prior to the TMAPC meeting today. He stated that the committee reviewed proposed draft changes to the Subdivision Regulations.
Mr. Boyle congratulated and thanked the task force that has worked on the Subdivision Regulations. He explained that the task force has been working for a year to come up with constructive suggestions and there is more work to do before bringing the proposal before the TMAPC. He commented that it is work of the volunteer members of task forces like this who accomplish the hard part of the TMAPC’s work. He extended his congratulations to the members.
* * * * * * * * *
Mr. Midget in at 1:40
p.m.
Director’s
Report:
Mr. Stump reported that there are four zoning items and one subdivision item on the City Council agenda for Thursday, April 22.
* * * * * * * * *
Application
No.:
Z-6751/PUD-592-A
Applicant: John Moody
(PD-18) (CD-8)
Applicant’s Comments:
John Moody, 7146 South Canton Avenue, Tulsa, Oklahoma
74136-6303, stated that he has discussed this request with Patrick Boulden,
Legal, regarding whether the Planning Commission could consider the request for
rehearing. After research, it was
determined that the Planning Commission doesn’t have any specific regulation
governing how rehearings are to be done, Roberts Rules of Order would
control. It has been determined
that the Planning Commission can’t consider rehearing this application. Mr. Moody requested that his request for
reconsideration be withdrawn.
* * * * * * * * *
SUBDIVISIONS
L-19184 - Mike Manley (592)
(PD-10) (County)
6450 West Edison
Staff
Recommendation:
The applicant has applied to split this tract into two parcels. Tract 1 will use 65th West Avenue for their access; however, a panhandle is required to have water service, which runs along Edison. The proposed configuration will result in Tract 1 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 RS bulk and area requirements. The Technical Advisory Committee advised that water service ended at 65th West Avenue and Edison, and an extension would result in a dead-end water line. They felt it appropriate to approve the panhandle lot in order to provide City of Tulsa water service to Tract 1. They will also require the subdivider to install a fire hydrant.
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, subject to installation of a fire hydrant.
Interested Parties
Comments:
Jerry Creekmore, 6402 ½ West Edison, Tulsa, Oklahoma 74127, stated that the panhandle on the proposed lot-split is next to his property and they would have to go through his yard to put the water line in. He inquired if the applicant plans to have a mobile home and stated that he doesn’t want a mobile home in his neighborhood. He indicated that his main concern is that the applicant will install a mobile home on the subject property.
Mr. Westervelt stated that the Planning Commission is only considering a lot-split today.
Mr. Beach stated that he is not aware of the intent of the use for the subject property; however, the proposed lot lines met the bulk and area requirements for the zoning district and any use that is not permitted by the Zoning Code would require approval by the Board of Adjustment.
Applicant’s Comments:
Mike Manley, 7307 South Yale, Suite 100, Tulsa, Oklahoma 74136, stated that he is the realtor involved with this application. He explained that the lot-split was at the request of the property owner. He indicated that there are three clients who cannot close on their contracts until this lot-split is resolved.
He indicated his agreement with the staff recommendation.
TMAPC Action; 8 members
present:
On MOTION of BOYLE, TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner, Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Ledford, Selph "absent") to APPROVE the waiver of Subdivision Regulations and of the lot-split for L-19184, subject to installation of a fire hydrant as recommended by staff.
* * * * * * * * *
LOT-SPLITS FOR RATIFICATION OF PRIOR
APPROVAL:
L-19100 – David Charney
(3314)
(PD-15)
(County)
13101 East 66th Street
North
L-19174 – Patricia Lochrie
(2893)
(PD-6) (CD-7)
4349 South Jamestown
L-19198 – Sack & Associates, Inc.
(1402)
(PD-25) (CD-1)
West of northwest corner East 36th
Street North & Cincinnati
L-19199 – Tulsa Development Authority
(2502)
(PD-2) (CD-1)
2114 North Lansing
L-19200 – The Nordam Group
(3413)
(PD-15) (County)
6911 North
Whirlpool
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 MIDGET, the TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner, Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes Ledford, Selph "absent") to RATIFY these lot-splits given prior approval, finding them in accordance with Subdivision Regulations as recommended by staff.
* * * * * * * * *
FINAL
PLAT:
Green Hill (PUD-637) (2993) (PD-6) (CD-9)
Northeast corner of 45th Street and South Lewis Avenue
Staff
Recommendation:
This plat consists of twenty-six lots in one block on 8.16 acres. The preliminary plat was approved October 18, 2000.
All releases are in and the plat is substantially in order. Staff recommends APPROVAL of the final plat with the following conditions: Plats shall not be signed until 1) Limits of No Access (LNA) are shown on the east side, Atlanta boundary along double frontage lots; 2) owner’s papers are provided, and 3) comment of the Legal Department is satisfactorily addressed.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to
speak.
TMAPC Action; 8 members
present:
On MOTION of BOYLE, TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner,
Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes,
Ledford, Selph "absent") to APPROVE the final plat for Green Hill subject to
conditions as recommended by staff.
* * * * * * * * *
Woodland Valley Office Park (PUD 397)(0183) (PD-18)(CD-7)
East 62nd Street South and South 90th East Avenue
Staff
Recommendation:
This plat consists of twenty-four lots in three
blocks on 9.6 acres. The
preliminary plat was approved November 01, 2000.
All releases are in and the plat is substantially in
order. Staff recommends
approval of the final plat with the following
conditions: Plats shall not be
signed until, 1) owner’s papers are provided; and 2) comments of the Legal
Department are satisfactorily addressed.
Mr. Bruce stated that the comments of the Legal Department have been satisfactorily addressed; however, additional information from PSO has been provided. He explained that the applicant would like to have the ability to install power lines overhead in the interior of the subject plat. Subdivision Regulations do allow this, but the PUD does not address it. The language changing the covenants to allow overhead power lines is not completely clear and Legal would like the opportunity to review the language to make sure it is clear. Staff recommends APPROVAL of the final plat with the possibility for Legal to review the language prior to signature.
Mr. Bruce stated that staff would be reviewing overhead power lines within the interior plats in the future.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to
speak.
TMAPC Action; 8 members
present:
On MOTION of HORNER, TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner,
Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes,
Ledford, Selph "absent") to APPROVE the final plat for Woodland Valley Office
Park, subject to conditions as recommended by staff.
* * * * * * * * *
TSS Adult Day Care Services - Pine - (3602) (PD-2) (CD-1)
¼ mile west of North Peoria Avenue on south side of East Pine
Street
Staff
Recommendation:
This plat consists of one lot in one block on 1.312
acres. It will be developed for an
adult daycare facility.
The property is zoned CS and CH. The use is categorized under Use Unit 5,
which is a use by right in both zoning districts. The plat is
voluntary.
All releases are in and the plat is in order. Staff recommends approval of the final plat.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to
speak.
TMAPC Action; 8 members
present:
On MOTION of MIDGET, TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner,
Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes,
Ledford, Selph "absent") to APPROVE the final plat for TSS Adult Day Care
Services – Pine as recommended by staff.
* * * * * * * * *
Ashton Creek Office Park (PUD 600) (2183) (PD-18) (CD-8)
South side of East
91st Street at South Toledo Avenue
Staff
Recommendation:
The property consists of 34 lots, four blocks, and
five reserves. The site is situated
west of “The Charter”, containing condominium offices, and east of “Rolling Oaks
Memorial Gardens” containing a cemetery.
“Thousand Oaks”, containing single-family residences, is to the north
across 91st Street.
PUD-600 was approved in
December 1998 with a major amendment in August 2000. This plat represents Development Area A
of the PUD, which approved 140,000 SF of one-story and two-story offices. The major amendment added barber and
beauty shops as additional uses in Development Area A.
The plat was originally submitted in two phases
under different names. One was a
sketch plat and the other was a preliminary plat. TMAPC approved the preliminary plat but
it expired in June 2000. The plat
has since been redrawn to include both phases.
All releases are in and the plat is in order. Staff recommends approval of the final plat.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to
speak.
TMAPC Action; 8 members
present:
On MOTION of BOYLE, TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner, Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Ledford, Selph "absent") to APPROVE the final plat for Ashton Creek as recommended by staff.
* * * * * * * * *
Garnett North - (3204) (PD-16) (CD-6)
East side of North Garnett, ¼ mile south of East Pine
Street
Staff
Recommendation:
The property was rezoned to IL in 1989. This rezoning triggered the platting
requirement. A plat waiver request
was denied by the TMAPC in June 1985.
This plat consists of one lot in one block on 8.27
acres. The property has had several
development plans over the past few years.
It will be developed as a mini-storage.
All releases are in and the plat is in order. Staff recommends approval of the final plat.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to
speak.
TMAPC Action; 8 members
present:
On MOTION of BOYLE, TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner, Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Ledford, Selph "absent") to APPROVE the final plat for Garnett North as recommended by staff.
* * * * * * * * *
Westview Center - (1402) (PD-25) (CD-1)
West of the northwest corner East 36th Street North and North Cincinnati Avenue
Staff
Recommendation:
This plat was processed completely through the City
Council in October 1998, but it was never filed with the County Clerk. Based on the simplicity of the plat and
the lack of complex issues, staff advised the applicant to resubmit a draft
final plat for review and release.
If conditions in the area of this property have not changed significantly
and reviewing agencies signified their agreement by their release letters, we
would present the plat to the Planning Commission for final plat approval and
process it through the City Council again.
This plat consists of one lot in one block on 2.65
acres. It will be developed for
office use.
All releases are in and the plat is in order. Staff recommends approval of the final plat.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to
speak.
TMAPC Action; 8 members
present:
On MOTION of HORNER, TMAPC voted 8-0-0 (Boyle, Harmon, Hill, Horner,
Jackson, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes,
Ledford, Selph "absent") to APPROVE the final plat for Westview Center as
recommended by staff.
* * * * * * * * *
Walden Pond - (PUD 587-A) (1683) (PD-18) (CD-8)
East 83rd Street South and South Urbana Avenue
Staff
Recommendation:
The property is zoned RS-3/PUD-587-A which allows for single-family residential and accessory uses. It is Development Area C of the original PUD and was approved for up to 12 single-family residences. Major amendment 587-A
changed the approval to one single-family lot with cul-de-sacs on each street. A minor amendment was approved, which reverted to the original 12 lots but added a private cul-de-sac. It also reduced the building setback from 25 feet to 20 feet.
The original PUD required that Urbana and
83rd Street be connected.
That requirement was modified by the major amendment to allow the streets
not to be connected and to have a cul-de-sac at the end of each street. The minor amendment reverted to
connecting 83rd Street and Urbana Avenue.
There is a private cul-de-sac to serve the northerly six
lots.
This plat consists of 12 lots in two blocks and one
reserve on 3.78 acres. It will be
used for single-family residences as approved under
PUD-587.
All releases are in and the plat is in order. Staff recommends approval of the final plat.
And related Item:
Application
No.: PUD-587-A-2
minor amendment
Applicant: R. L. Reynolds
(PD-18) (CD-8)
Location:
East 83rd Street South and South Urbana Avenue,
Staff
Recommendation:
The applicant is requesting an amendment from a required 55-foot setback from the centerline of a private right-of-way to a 50-foot setback for Lots 4 – 9, Block 2, of the proposed Walden Pond Subdivision.
Staff cannot support the minor amendment as proposed. The front setback for all the proposed lots around the cul-de-sac has been determined through a previous minor amendment approval. The proposed cul-de-sac is permitted as a private roadway and is a 30-foot width and radius. Staff recommends DENIAL of the minor amendment.
Mr. Dunlap stated that the original request was for the northern six lots, but after discussion with the applicant, it was determined that Lot 4 does not need to be included in this request. The application is for the northern five lots (Lots 5, 6, 7, 8 and 9).
Mr. Dunlap stated that the initial standards for the PUD were RS-2 standards and there was a minor amendment to allow the minor street. During the minor amendment there was a request to allow 20-foot setbacks from the minor street and the request was denied. Staff does not see any changes in conditions since the last denial and staff again recommends denial of the 20-foot setback and continue to be a 25-foot setback.
TMAPC
Comments:
Mr. Boyle asked if the staff recommendation is to disapprove of the minor amendment, but approve the final plat. In response, Mr. Beach stated that staff recommends approval of the final plat with the condition that there is a modification of the building line.
Mr. Westervelt asked where the building line is set at this time. In response, Mr. Beach stated that the building line is currently set at 20 feet. In response, Mr. Westervelt stated that staff feels the building line should be at 25 feet. Mr. Stump stated that the Planning Commission set the building line at 25 feet.
Mr. Boyle stated that the Planning Commission set the building line at 25 feet and staff recommends a 25-foot setback as well. Mr. Stump agreed and stated that the Planning Commission could approve the final plat with the condition that the applicant adjust his setback to 25 feet.
Mr. Midget out at 1:55
p.m.
Applicant’s Comments:
Lou Reynolds, 2727 East 21st Street, Tulsa, Oklahoma, 74114, stated that his client agreed to all of the standards as recommended by staff at a previous hearing. He explained that the staff recommendation that came to the applicant did not have a strike-out indicating the change; the applicant requested 20 feet. The staff recommendation came back with 25 feet; however, the change was not noted or highlighted as it is typically done, and his client didn’t see the change. The change came to his client’s attention when he filed his plat, which was submitted with a 20-foot setback.
Mr. Reynolds explained that the reason his client needs a 20-foot setback is because of the triangular shape of the lots, which back up to 100-foot utility easements on one side and the back. He stated that his client is attempting to get as much flexibility in the architectural configuration of the homes. He commented that it was suggested that his client come back for relief on a case-by-case basis; however, that is easier said than done. This is an infill project and it is the last piece of land to be developed in the entire section. The problems are created by having to connect the public street and a smaller cul-de-sac than is typical. Moving the houses in five feet would not have any impact on anything.
TMAPC
Comments:
Mr. Boyle asked Mr. Reynolds if there was any debate regarding 25 feet versus 20 feet at the previous hearing. In response, Mr. Reynolds answered affirmatively.
TMAPC Action; 8 members
present:
On MOTION of BOYLE, TMAPC voted 7-0-0 (Boyle, Harmon, Hill, Horner,
Jackson, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Ledford,
Midget, Selph "absent") to APPROVE the final plat for Walden Pond and APPROVE the minor amendment, subject to Lot 4 being
withheld from the application as presented.
* * * * * * * * *
PRELIMINARY
PLAT:
The following information was provided at
the TAC meeting of 02/01/01.
The site sits in the triangle formed by South Delaware and the Southern Riverside Parkway. Riverparks is across the parkway to the west; commercial and multi-family development is located across Delaware to the east.
The setbacks off
Riverside and Delaware are shown as 25’.
Setbacks along arterials are 50’.
(Additional
information was provided after the meeting – the Riverside and Delaware
rights-of-way are larger than required by the Major Street and Highway
Plan. The exact dimensions are
being reviewed).
STREETS:
No internal streets are required. Access will be taken off Delaware and Riverside. A mutual access easement is located along the west side of the property in the north, apparently related to the Crown Woods Apartments.
LNA will be required along both
streets.
The median in Riverside will have to be
addressed.
SEWER:
Sewer is located along the north boundary of the parcel.
WATER:
Water is located along the east boundary of the parcel, along the west side of Delaware.
Underground drainage is located in the area. Staff does not have information on intent to tie in.
A PSO easement runs from east to west across the northern portion of the property. An ONG easement runs along the eastern boundary.
Staff provides the following information
from TAC.
STREETS:
Somdecerff, Traffic: requested book and page
references for existing dedications along Riverside and Delaware. No additional dedications would be
required.
French: Streets: indicated that access to
the site at the existing median break at the north side of the project would be
acceptable. Access from Delaware
would also be acceptable. The
purpose of the mutual access easement in the north was to allow emergency access
to the apartment site from the median break.
Discussion ensued regarding additional
“right in-right out” access off of Riverside. Mr. French indicated that the issue
would be discussed.
SEWER:
Payne, Public Works: sanitary sewer would be
extended south to serve the lot in the south. A Sanitary Sewer Improvement District
was in place.
WATER:
Holdman, Public Works: the 12” line along
Riverside should be extended to the intersection of Riverside and Delaware.
STORM DRAIN:
Spears, Public Works: tie to the existing
system (southwest corner) would be required. Drainage for the area to the north
should be included. Fees in lieu
could be substituted for detention.
FIRE:
Calkins. Fire: no comment.
UTILITIES:
No comment.
Staff recommends APPROVAL of the preliminary plat
subject to the following:
None.
SPECIAL CONDITIONS:
References for dedications as requested by
Traffic.
Resolution of
the request for additional access onto Riverside Parkway (not necessitating a
median cut).
Extension of
sewer and water lines to the south to the satisfaction of the Public Works
Department.
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.