Tulsa Metropolitan Area Planning Commission
Wednesday, April 18, 2001, 1:30 p.m.
Francis Campbell City Council Room
Plaza Level, Tulsa Civic Center
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Members Present |
Members Absent |
Staff Present |
Others Present |
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Boyle |
Midget |
Bruce |
Boulden, Legal |
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Carnes |
Selph |
Dunlap |
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Harmon |
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Huntsinger |
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Hill |
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Matthews |
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Horner |
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Stump |
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Jackson |
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Ledford |
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Pace |
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Westervelt |
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The notice and agenda of said meeting were posted in the Reception Area of the INCOG offices on Monday, April 16, 2001 at 11:37 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 1:30 p.m.
Minutes:
On MOTION of BOYLE the TMAPC voted 9-0-1 (Boyle, Carnes
Harmon, Hill, Horner, Jackson, Pace Westervelt “aye”; no “nays”; Ledford
“abstaining”; Midget, Selph “absent”) to APPROVE the minutes of the
meeting of March 21, 2001, Meeting No. 2268.
Minutes:
Approval of the minutes of March 28, 2001 Meeting No. 2269
On
MOTION of BOYLE the TMAPC voted 9-0-0 (Boyle, Carnes, Harmon, Hill,
Horner, Jackson, Ledford, Pace, Westervelt “aye”; no “nays”; none “abstaining”;
Midget, Selph “absent“) to APPROVE the minutes of the meeting of March 28, 2001,
Meeting No. 2269.
* * * * * * * * *
REPORTS:
Chairman’s Reports:
Mr. Westervelt stated that the TMAPC received a letter from the City Council requesting the Planning Commission to evaluate spacing requirements from “mega” adult entertainment establishments. Mr. Westervelt sent the request to Rules and Regulations Committee for review.
Mr. Westervelt stated that items 19 and 22 are related items and will be considered after the continued zoning items.
* * * * * * * * *
Director’s Report:
Mr. Stump reported that there are several items on the City Council agenda for April 19, 2001 at 6:00 p.m. He indicated that Mr. Dunlap would be attending the meeting.
Mr. Stump stated that INCOG met with the Tulsa County Budget Board regarding FY 2002 proposed budget. He indicated that the Tulsa County Budget Board didn’t seem to have any problems with the proposal.
* * * * * * * * *
SUBDIVISIONS
FINAL PLAT:
66th Street North Truck Stop (3313) (PD-15) (County)
This plat consists of four lots in two blocks on
8.26 acres. The property is zoned IM
and will be used for highway-oriented commercial and industrial uses. The preliminary plat was approved on
September 9, 2000.
Releases have been received and the plat is in
order. Staff recommends Approval of the
final plat for 66th Street North Truck Stop.
The applicant was not
present.
There were no interested parties wishing to speak.
TMAPC Action; 9 members present:
On MOTION of CARNES, TMAPC voted 9-0-0
(Boyle, Carnes, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt
"aye"; no "nays"; none ”abstaining"; Midget, Selph
"absent") to APPROVE the final plat for 66th Street
North Truck Stop as recommended by staff.
* * * * * * * * *
Mr. Westervelt indicated that he would be
abstaining from the following item.
QuikTrip Commercial Center #96 (2083) (PD-18) (CD-2)
This plat consists of two lots in one block on 4.82
acres. The lot to the south will be the site of a new QuikTrip store; the lot
to the north will be used for future commercial purposes. The preliminary plat was approved on March
21, 2001.
Releases have been received and the plat is
substantially in order. Staff recommends approval of the final plat with
the following conditions:
·
Minor revisions to the
Deeds of Dedication to the satisfaction of the Legal Department
·
Submission of owner’s
papers
Should the Commission approve the plat per the
recommendation, signatures will be withheld until the conditions are complied
with.
The applicant was not
present.
There were no interested parties wishing to speak.
TMAPC Action; 9 members present:
On MOTION of HORNER, TMAPC voted 8-0-1
(Boyle, Carnes, Harmon, Hill, Horner, Jackson, Ledford, Pace "aye";
no "nays"; Westervelt ”abstaining"; Midget, Selph
"absent") to APPROVE the final plat for QuikTrip Commercial
Center #96, subject to conditions as recommended by staff.
* * * * * * * * *
PRELIMINARY PLAT:
The following
information was provided at the TAC meeting of 02/01/01.
Staff Recommendation:
The site is located north of Pine and east of Peoria between it and the
Cherokee Expressway. Reading Street bounds the property on the north. The site was previously platted and
developed, being parts of the Hunter, Broadview and Dickson Additions. It was
previously used for residential and commercial purposes.
The areas to the west side of Peoria and north of Reading are of mixed
density residential use. CS zoning is present at the northeast corner of
Reading and Peoria and to the east at Queen Street.
This will be the site of an Albertson’s.
STREETS
No internal streets are required; the plat indicates one access point
off of Pine, two access points off of Peoria and three access points off of Reading.
Proposed dedications are indicated on Peoria and Pine.
SEWER
Atlas sheet 78 indicates that sanitary sewer
is present onsite, as would be expected given the previous development. Sanitary sewer easements are shown in the
western portion of the site.
Previous easements should be shown with information regarding
improvements to be vacated.
Atlas sheet 78 indicates that water is present onsite, as would be
expected given the previous development.
Restricted water line easements are shown.
Previous easements should be shown with information regarding
improvements to be vacated.
A note on Lot 5
indicates that detention will be required and Lot 1 shows a D/E running along
the west property line.
To what does the
Lot 1 easement connect?
Utility easements
of 17.5’ are shown.
Staff
provides the following information from TAC.
STREETS:
Somdecerff, Traffic: A PFPI will be
required for improvements along Reading Street from Peoria Avenue to the area
of the easternmost drive as shown on the plat. A 50’ right of way will be
allowed along Reading with an expanded paved section. Subdivision regulations
waivers for reduction in the return radius at Peoria /Reading and the reduced
right-of-way along Reading and Peoria should be allowed.
French: Streets: No access will
be allowed from Lot 5 onto Reading Avenue without additional improvement on
Reading. The southernmost access point onto Peoria should be right-turn only.
Access onto Pine should be clearly located and will be subject to Traffic
Engineering. The length of the right-turn bay should be verified.
SEWER:
Payne, PW: Existing sewer lines will need to be
abandoned; therefore, new lines should be installed and operational prior to
abandonment. Manholes in areas of
drainage easements should have a rim elevation of one-foot above the expected
flow.
WATER:
Holdman, PW: An existing six-inch waterline is present
in the northwest corner of the site – it should be abandoned.
STORM
DRAIN:
McCormick, PW: Detention will
be required. Public storm sewer will be
required to serve Lot 5.
FIRE:
Calkins. Fire: No comment.
UTILITIES:
PSO:
The existing overhead lines will need to be
relocated.
ONG:
An existing gas line runs north and south through
Lots 2 and 3. Currently the Peoria right-of-way
covers it. ONG will require easement as
the right-of-way is narrowed.
SWB:
Line relocates will be required.
Cox:
Fiber optic line is located between Queen and St.
Louis Streets and will have to be relocated.
Staff
recommends APPROVAL of the preliminary plat subject to the following:
|
1/ |
Waiver of the minimum radius returns on Peoria and
Reading. |
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2. |
Waiver of the minimum right of way for Reading and
Peoria. |
SPECIAL CONDITIONS:
|
1. |
PFPI for required improvements along Reading
Street from Peoria to the easternmost access onto the site. |
|
2. |
No access from Lot 5 directly onto Reading
Street until improvements have been made in that area. |
|
3. |
Right-turn only for the southernmost access
onto Peoria. |
|
4. |
Access onto Pine subject to Traffic
Engineering approval. |
|
5. |
Clear notation on the final plat regarding
water and sewer line abandonment. |
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6. |
Detention required. |
|
7. |
Construction of storm sewer to serve Lot 5. |
|
8. |
Relocation of existing improvements and new
easements to the satisfaction of the utility providers. |
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 Engineer 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 County Engineer. |
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11. |
All adjacent streets, intersections and/or widths thereof shall be
shown on plat. |
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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 method of sewage disposal and plans therefore shall be approved
by the City/County Health Department.
(Percolation tests (if applicable) are required prior to preliminary
approval of plat.) |
|
15. |
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.) |
|
16. |
The method of water supply and plans therefore shall be approved by
the City/County Health Department. |
|
17. |
All lots, streets, building lines, easements, etc., shall be
completely dimensioned. |
|
18. |
The key or location map shall be complete. |
|
19. |
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.) |
|
20. |
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.) |
|
21. |
Applicant is advised of his responsibility to contact the U.S. Army
Corps of Engineers regarding Section 404 of the Clean Waters Act. |
|
22. |
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 CARNES, TMAPC voted 9-0-0 (Boyle, Carnes, Harmon, Hill, Horner, Jackson, Ledford, Pace,
Westervelt "aye"; no "nays"; none ”abstaining"; Midget,
Selph "absent") to APPROVE the preliminary plat for Gateway Plaza, and
waiver of Subdivision Regulations, subject to special conditions and standard
conditions as recommended by staff.
* * * * * * * * *
Staff Recommendation:
The site sits on the north side of 71st Street, across from the Irving Avenue intersection. It is in an area that includes a mix of office uses, multifamily development and zoning and single-family residences. The area to the east and north is vacant and significantly vegetated. The areas to the east and west are zoned RS-3 and OL. RS-3 zoning is to the north with PUDs, and multifamily/seniors housing development to the south across 71st Street.
The proposed use is seniors housing.
The site has significant topography, which will be a factor in the development of the site, particularly regarding access and the relationship between the parking areas and the individual units. Grading plans will be important, particularly as they relate to the amount of material being moved. Soils tests will be important if structures are to be placed in areas of fill.
STREETS
The plat shows two lots, one along the 71st Street frontage, the other over the remainder of the property. The southern lot will have access off of 71st Street. The remainder will have access off of South Granite Avenue.
Significant discussion regarding access occurred during the PUD hearing. The discussion revolved around the use of Granite Avenue as the primary access point. Granite is shown as a residential collector on the MSHP; however, the topography in the area may make it infeasible to tie to the north (at the Laureate Clinic) as indicated on the MSHP.
At the Commission, issues regarding dedication, paving, grade and alignment were touched upon. The plat shows access to Granite. The details of access are not clear from the plat.
Some determination of the ultimate grade at the Granite/project intersection should be accomplished so that the Montereau access road does not have to be rebuilt in the future. The feasibility of the connection of Granite Avenue to the Laureate Clinic should be explored so that an ultimate grade can be estimated. The plat should provide information for Granite Avenue from the project area south to 71st Street so that the access route can be reviewed.
Emergency access to Lot 1 is currently shown through Lot 2.
SEWER
The utility
plan indicates that sanitary sewer will tie in to an 8” VCP on the west.
WATER
Water will be served by tying in to an 8’ line running to the east and into a 12” DIP running to the south.
Detention is not clear. A reserve area is indicated to the west of the western boundary.
The site appears to be bounded by a proposed utility easement.
Staff provides the
following information from TAC.
STREETS:
Somdecerff, Traffic: Book
and page reference for right-of-way along 71st Street should be
shown (4915/2033).
French: Streets:
Existing median breaks should be shown.
Access will be allowed at existing breaks. The utility easement along Granite Avenue should be outside the
proposed right-of-way. The ultimate
alignment of Granite Avenue should be studied – the proposed location of
Reserve A will, in effect, cut off all potential for connecting the street to
the north. At a minimum, Reserve A should be located to allow for the potential
of a future connection. Should a connection not be feasible, the need for the existing
traffic light at Granite Avenue/71st Street should be reviewed.
SEWER:
Payne, PW: It is not clear from the plat how Lot 2 will be sewered. Appropriate easement should be shown.
WATER:
Holdman, PW: A restricted 20’ water line easement will
be shown. A main line extension will be
required (20” line cannot be tapped).
STORM DRAIN:
McCormick,
PW: Existing flow paths shall be maintained
(zero transfer of water into new drainage areas).
FIRE:
Calkins. Fire: No comment.
UTILITIES:
ONG: Standard language
should be used.
Staff recommends APPROVAL
of the preliminary plat subject to the following:
None.
SPECIAL CONDITIONS:
|
1. |
Reserve area should be located so as to
not impede a future Granite Avenue connection to the north. In the
alternative, engineering |
|
2. |
studies should be accomplished
which show the feasibility of the connection. If it is determined by the City
that connection is not feasible, Reserve A may be located as shown. |
|
3. |
Utility easements to be dedicated
by this plat should be outside the Granite Avenue right-of-way. |
|
4. |
Median openings on 71st
Street should be shown – access into lot 2 should line up with those
openings. |
|
5. |
Book and page references for dedications should be shown. |
|
6. |
Sewer and water easements to serve Lot 2 should be shown to the satisfaction of the Public Works Department. |
|
7. |
Mainline water line extension will be required. |
|
8. |
Flow characteristics should be maintained – no transfer of flows into other drainage areas will be permitted. |
|
9. |
Standard covenant language should be included to satisfaction of utilities. |
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 Engineer 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 County Engineer. |
|
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 of his responsibility to contact the U.S. Army
Corps of Engineers regarding Section 404 of the Clean Waters Act. |