Tulsa Metropolitan Area Planning Commission
Wednesday, May 16, 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 |
Horner |
Beach |
Boulden, Legal |
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Carnes |
Selph |
Bruce |
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Harmon |
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Dunlap |
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Hill |
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Huntsinger |
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Jackson |
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Matthews |
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Ledford |
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Stump |
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Midget |
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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, May 15, 2001 at 1:26 p.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 8-0-0 (Boyle, Carnes,
Harmon, Hill, Jackson, Ledford, Pace, Westervelt “aye”; no “nays”; none
“abstaining”; Horner, Midget, Selph “absent”) to APPROVE the minutes of
the meeting of April 18, 2001, Meeting No. 2271.
Minutes:
Approval of the minutes of April 25, 2001 Meeting No. 2272
On
MOTION of CARNES the TMAPC voted 5-0-3 (Carnes, Harmon, Hill,
Jackson, Ledford, “aye”; no “nays”; Boyle, Pace, Westervelt “abstaining”;
Horner, Midget, Selph “absent“) to APPROVE the minutes of the
meeting of April 25, 2001 Meeting No. 2272.
* * * * * * * * *
REPORTS:
Chairman’s Reports:
Mr. Westervelt reported that there are several continuances requested.
Birmingham Square Addition (PUD-649) (2093) (PD-6) (CD-9)
West of the intersection of 33rd Street and South Birmingham Avenue
(Preliminary Plat)
There were no interested parties wishing to speak.
TMAPC Action; 7
members present:
On MOTION of BOYLE, the TMAPC voted 7-0-0 (Boyle, Carnes, Hill, Jackson, Ledford, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Harmon, Horner, Midget, Selph "absent") to CONTINUE the preliminary plat for Birmingham Square Addition to May 23, 2001.
* * * * * * * * *
Application No.:
PUD-599-B
Major Amendment
Applicant: John W. Moody
(PD-18) (CD-8)
Location: Southwest corner East 61st Street
and South 104th East Avenue
This application was withdrawn.
* * * * * * * * *
Application No.: PUD-523-4 minor
amendment
Applicant: Jack Ramsey (PD-18)
(CD-8)
Location: North of northeast corner of East 83rd
Street and South 85th East Avenue
* * * * * * * * *
Application No.:
Z-6814/PUD-650
OM/OL to CS/OM/PUD
Applicant: Charles Norman
(PD-18-B) (CD-7)
Location: Southeast side of I-44 (Skelly Drive), east
and north of East 46th Street
Applicant requested a continuance to July 11, 2001.
Applicant’s Comments:
Charles Norman, 2900 Mid-Continent Tower, Tulsa, Oklahoma 74103, stated that he filed a joint request for a continuance to July 11, 2001. He explained that the Stevenson Homeowners Association and the applicant are in agreement on the request for a continuance. He indicated that there was an attempt to give informal notice to as many residents as possible regarding the request for a continuance. The purpose for the continuance is to continue discussions with the homeowners association and other interested parties in the subject neighborhood.
Mr. Midget in at 1:35 p.m.
Gary Cruz, no address given, President of the Stevenson Homeowners Association, indicated that there are no objections to the continuance.
TMAPC Comments:
Ms. Pace expressed concerns with the continued date and requested it be earlier. In response, Mr. Norman stated that the date chosen was agreed upon between the seller and the buyer of the subject property, as well as the neighborhood association. Mr. Norman indicated that two weeks would not give the applicant and interested parties enough time to discuss this issue.
Mr. Boyle stated that if there is an agreement between the residents, the seller and the buyer, then it should remain on the agreed date.
TMAPC Action; 8 members present:
On MOTION of BOYLE, the TMAPC voted 7-0-1
(Boyle, Carnes, Hill, Jackson, Ledford, Pace, Westervelt "aye"; no
"nays"; Midget ”abstain"; Harmon, Horner, Selph
"absent") to CONTINUE Z-6814/PUD-650 to July 11, 2001.
* * * * * * * * *
Mr. Harmon in at
1:36 p.m.
Olympia Medical
Park (PUD-648) (282) (PD-8) (CD-2)
Northeast corner of
West 71st Street South and Highway 75
(Preliminary Plat)
TMAPC Action; 9
members present:
On MOTION of BOYLE, the TMAPC voted 9-0-0 (Boyle, Carnes, Harmon, Hill,
Jackson, Ledford, Midget, Pace, Westervelt "aye"; no
"nays"; none ”abstaining"; Horner, Selph "absent") to CONTINUE the preliminary plat to May 23, 2001.
* * * * * * * * *
Application No.: CZ-282 AG to
RE
Applicant: Whit Mauzy (PD-21)
(County)
Location: North and west of northwest corner of West
211th Street and Highway 75 South
Applicant has requested a continuance.
Applicant was not present.
Interested Parties
Comments:
Jim Vansickle, no address
given, stated that he opposes the request for a continuance because the
applicant has had 60 days to submit his PUD.
He indicated that he has been advised that nothing has been done at this
point to submit a PUD and the neighbors have not been contacted by the
applicant.
TMAPC Comments:
Mr. Westervelt stated that the Planning Commission encourages an
applicant to submit a PUD. If the
Planning Commission were to act on this application today, there would be less
control over the subject property than if there were a PUD application with the
zoning application. Additionally, if
the property is left zoned AG, then the applicant could build smaller lots with
less restrictions than if there were a staff recommendation or PUD. There is no benefit to force this
application being heard today because the results would be less beneficial to
the neighbors.
Mr. Vansickle withdrew his objections to a continuance.
TMAPC Action; 9 members present:
On MOTION of BOYLE, the
TMAPC voted 9-0-0 (Boyle, Carnes,
Harmon, Hill, Jackson, Ledford, Midget, Pace, Westervelt "aye"; no
"nays"; none ”abstaining"; Horner, Selph "absent") to CONTINUE CZ-282 to July 11, 2001 as recommended by staff.
* * * * * * * * *
Director’s Report:
Mr. Stump reported that there are several items before the City Council
on Thursday, May 17, 2001.
* * * * * * * * *
Mr. Ledford stated that he would be abstaining from L-19216 and
L-19217.
SUBDIVISIONS
LOT-SPLITS FOR WAIVER OF
SUBDIVISION REGULATIONS:
L-19216 - Tulsa Housing Authority (PD-11) (CD-1)
Staff Recommendation:
The applicant has applied to split “Tract A” and “Tract B” from “Tract E” (Tulsa Country Club). Tracts A and B will be tied to Tract D and platted into a housing addition, Hope VI. The required water and sewer service is not currently available to these tracts; however, the applicant will be platting the property upon acquiring the appropriate tracts. Therefore, the applicant is asking for a waiver of Subdivision Regulation 6.5.4.(d) and (e) requiring a passing soil percolation test and water service.
Staff would therefore recommend APPROVAL of the waiver of Subdivision Regulations and of the
lot-split with the condition that Tracts A, B, and D be platted.
There were no interested parties wishing to speak.
The applicant
indicated his agreement with staff’s recommendation.
TMAPC Action; 9 members present:
On MOTION of BOYLE, TMAPC voted 8-0-1 (Boyle, Carnes, Harmon, Hill, Jackson, Midget, Pace,
Westervelt "aye"; no "nays"; Ledford ”abstaining";
Horner, Selph "absent") to APPROVE the waiver of Subdivision Regulations and
the lot-split for L-19216, subject to condition that Tracts A, B and D be
platted as recommended by staff.
* * * * * * * * *
L-19217 - Tulsa Housing Authority (PD-11) (CD-1)
North Country Club Drive
Staff Recommendation:
The applicant has applied to split “Tract C” from “Tract F” (Tulsa Country Club). Tract C will be tied to Tract A, B, and D and platted into a housing addition, Hope VI. The required water and sewer service is not currently available to these tracts; however, the applicant will be platting the property upon acquiring the appropriate tracts. Therefore, the applicant is asking for a waiver of Subdivision Regulation 6.5.4.(d) and (e) requiring a passing soil percolation test and water service.
Staff would therefore recommend APPROVAL of the waiver of Subdivision Regulations and of the lot-split with the condition that Tract C be platted with Tracts A, B, and D.
There were no interested parties wishing to speak.
The applicant
indicated his agreement with staff’s recommendation.
TMAPC Action; 9 members present:
On MOTION of BOYLE, TMAPC voted 8-0-1 (Boyle, Carnes, Harmon, Hill, Jackson, Midget, Pace, Westervelt "aye"; no "nays"; Ledford ”abstaining"; Horner, Selph "absent") to APPROVE the waiver of Subdivision Regulations and the lot-split for L-19217, subject to the condition that Tract C be platted with Tracts A, B and D, as recommended by staff.
* * * * * * * * *
L-19223 - Jack Ramsey (PD-18) (CD-8)
8215 South 85th East Avenue
Staff Recommendation:
The applicant has applied to split a small triangle off the side of Tract 2 and tie it to Tract 1. Both tracts meet the bulk and area requirements for the RS-3 zoning; however the proposed configuration will result with Tract 1 having more than three side lot lines. Therefore, the applicant is seeking a Waiver of Subdivision Regulations that each tract have no more than three side lot lines.
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.
The applicant
indicated his agreement with staff’s recommendation.
TMAPC Action; 9 members present:
On MOTION of BOYLE, TMAPC voted 9-0-0
(Boyle, Carnes, Harmon, Hill, Jackson, Ledford, Midget, Pace, Westervelt
"aye"; no "nays"; none ”abstaining"; Horner, Selph
"absent") to APPROVE the waiver of Subdivision Regulations and
the lot-split as recommended by staff.
* * * * * * * * *
LOT-SPLITS FOR RATIFICATION OF PRIOR APPROVAL:
L-19142 – Thomas Fees (2213) (PD-15) (County)
5912 East 96th
Street North
L-19193 – Rick Oberlender (3103) (PD-2)
(CD-1)
1105 North Peoria
L-19210 – Daniel Bradley (2191) (PD-23) (County)
4002 South 137th West Avenue
L-19211 – White Surveying
Company (294) (PD-17) (CD-6)
16138 East 4th Street
L-19212 – Ruby R. Wright (1082) (PD-8) (CD-2)
2141 West 77th Street
L-19213 – Dan Lowe (3091) (PD-23) (County)
16507 West 46th Street
L-19227 – City of Tulsa (1194) (PD-17) (CD-6)
17108 East 11th Street
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; 9 members present:
On MOTION of BOYLE, the TMAPC voted 9-0-0 (Boyle, Carnes, Harmon, Hill, Jackson, Ledford, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Horner, Selph "absent") to RATIFY these lot-splits given prior approval, finding them in accordance with Subdivision Regulations as recommended by staff.
* * * * * * * * *
FINAL PLAT:
Eastside Market II – (PUD-601) (0684) (PD 18) (CD 8)
Northeast corner East 71st Street and South
Highway 169
Staff Recommendation:
This plat consists of two lots in one block on 15.83
acres. It includes part of Development Area A and all of Development Area D of
PUD 601. Corridor Site Plan Z-6631-SP-1 also governs it. Permitted uses include
parking, office, restaurants, convenience goods and services, retail shopping
and hotel, motel and recreation uses.
The preliminary plat was approved November 17, 1999
and expired one year later. Four months after the expiration date, the draft
final plat was submitted. The applicant was advised of the status and requested
that it be distributed for review and release and presented to the Planning
Commission for reinstatement of the preliminary plat and approval of the final
plat.
All reviewing agencies have submitted their releases
and the plat is in order. Based on these releases signifying approval, the fact
that changes in the surrounding area have not impacted the requirements for
platting this property and all conditions of preliminary plat approval have
been met, staff recommends reinstatement
of the preliminary plat and approval
of the final plat.
There were no interested parties wishing to speak.
The applicant
indicated his agreement with staff’s recommendation.
TMAPC Action; 9 members present:
On MOTION of BOYLE, TMAPC voted 9-0-0 (Boyle, Carnes, Harmon, Hill, Jackson, Ledford, Midget, Pace,
Westervelt "aye"; no "nays"; none ”abstaining";
Horner, Selph "absent") to APPROVE the reinstatement of the preliminary plat
and APPROVE the final plat for Eastside Market II as
recommended by staff.
* * * * * * * * *
Mr. Midget out at 1:55 p.m.
PRELIMINARY PLAT:
The following information was provided at
the TAC meeting of 05/03/01.
The site sits on the north side of 71st Street, approximately ¼ mile west of Highway 75. The site is bounded on the west by the Page Belcher Golf Course, on the north by vacant land, on the east by Union Avenue and on the south by 71st Street. The subject property and the properties to the east and south are zoned CS.
The plat shows three lots, one in the southeast corner of the site with another wrapping around it on the north and west sides, with another farther to the north.
The use proposed for Lot Two of the site would be an ONG service center, providing a base for field and related administrative personnel. Site uses will include office space, parking, indoor storage for tools and supplies and area for outdoor storage of small diameter pipe. Larger diameter pipe in quantities to support emergency service may be present.
STREETS
The site is bounded on the east by Union Avenue and on the south by 71st
Street south.
The site will be accessed from 71st Street and Union Avenue. Three access points are shown off of 71st Street with one of those points providing access to Lot One (SEC of site). Five access points are shown into the site from Union Avenue; one of those provides access to Lot One.
SEWER
WATER
Water is present along Union Avenue.
The plat indicates detention pond easements and Reserves A and B. Reserve B appears to be in City of Tulsa Regulatory Floodplain.
Easements are shown at the perimeter and along the lot line separating
Lots 2 and 3.
Staff
provides the following information from TAC.
STREETS:
Somdecerff, Traffic:
West 71st street is a secondary arterial and requires only
50’ of right of way on this side.
Brown, Streets: Access
to the lot in the southeast corner could be reviewed when that lot was to be
utilized. Staff might support a change-in-access request, depending on
configuration.
SEWER:
Payne, PW: No comment.
WATER:
Holdman, PW:
Stubs are present along the 16” line on the west side of Union.
STORM DRAIN:
McCormick, PW:
The detention facilities as shown will provide storage for Lots 1 and
2. Detention for Lot 3 should also be
shown. Water from the parking lot
should be caught and piped to the detention area floodplain areas should be
mapped; a reserve area should be placed over the floodplain and should extend
15’ on either side of it.
FIRE:
Calkins. Fire: No comment.
UTILITIES: No comment.
Staff recommends APPROVAL of the preliminary plat subject to
the following:
SPECIAL CONDITIONS:
Detention facilities for water from Lot 3
should be identified.
The floodplain area should be mapped with a
reserve area laid over it and extending 15’ on either side of the floodplain.
STANDARD CONDITIONS:
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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. |
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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.) |
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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). |
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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. |
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5. |
Paving and/or drainage plans (as required) shall be approved by the
Public Works Department. |
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6. |
Any request for a Privately Financed Public Improvement (PFPI) shall
be submitted to the Public Works Department. |
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7. |
A topo map shall be submitted for review by TAC (Subdivision
Regulations). (Submit with drainage
plans as directed.) |
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8. |
Street names shall be approved by the Public Works Department and
shown on plat. |
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9. |
All curve data, including corner radii, shall be shown on final plat
as applicable. |
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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.) |
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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. |
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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.) |
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15. |
All lots, streets, building lines, easements, etc., shall be
completely dimensioned. |
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16. |
The key or location map shall be complete. |
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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.) |
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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.) |
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19. |
Applicant is advised of his responsibility to contact the U.S. Army
Corps of Engineers regarding Section 404 of the Clean Waters Act. |
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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. |
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21. |
All other Subdivision Regulations shall be met prior to release of
final plat. |
There were no interested parties wishing to speak.
The applicant
indicated his agreement with staff’s recommendation.
TMAPC Action; 8 members present:
On MOTION of BOYLE, TMAPC voted 8-0-0 (Boyle, Carnes, Harmon, Hill, Jackson, Ledford, Pace,
Westervelt "aye"; no "nays"; none ”abstaining";
Horner, Midget, Selph "absent") to APPROVE the preliminary
plat for Westside Tulsa Service Center, subject to special conditions and
standard conditions as recommended by staff.
* * * * * * * * *
Mr. Westervelt stated he would be abstaining from the following item.
CHANGE OF ACCESS ON FINAL PLAT:
Lot 1, Block 1, Memorial 101 (2383)
Staff Recommendation:
This application is made to facilitate the location
of a driveway for a QuikTrip store. It proposes to move the 40’ platted access
five feet east.
The Traffic Engineer has reviewed and approved the
request.
Staff recommends approval of the change of access.
There were no interested parties wishing to speak.
The applicant
indicated his agreement with staff’s recommendation.
TMAPC Action; 8 members present:
On MOTION of BOYLE, TMAPC voted 7-0-1 (Boyle, Carnes, Harmon, Hill, Jackson, Ledford, Pace,
"aye"; no "nays"; Westervelt ”abstaining"; Horner,
Midget, Selph "absent") to APPROVE the change of access on recorded plat for
Lot 1, Block 1, Memorial 101 as recommended by staff.
* * * * * * * * *
Application No.:
PUD-307-A major amendment
Applicant: Louis Levy (PD-18)
(CD-9)
Location: West of the northwest corner of South Lewis
Avenue and East 71st Street
Staff Recommendation:
PUD-307 was approved by the City on March 1, 1983. The approved uses were an existing community recreational and cultural facility on the southern portion of the tract and an elderly housing and extended care facility to be added to the northern portion of the tract. The existing facility contained slightly less than 44,000 SF on 12.1 acres. The elderly housing and extended care facility was approved for a maximum of 171 units on 7.9 acres.
Through minor amendments the land area for the elderly housing and extended care facility (north portion) was increased from 7.9 acres to 8.5 acres, the set back from internal development use line* was reduced from 40 feet to zero feet and the setback from the east boundary was reduced from 140 feet to 100 feet. Also by minor amendment, the minimum setback from the entire west boundary was reduced from 20 feet to 17.5 feet.
The subject tract contains 20 acres. The underlying zoning is OM. The tract is abutted on the north by apartments and vacant land, zoned RM-1; to the east by a postal center and office uses, zoned CS and OM; to the west by office uses zoned OM and OM/PUD-287; and to the south of the tract across 71st Street are hotel and apartment uses, zoned CS/PUD-282 and OM.
This major amendment proposes to add museum uses as permitted uses in the southern portion, increase the maximum floor area to 66,752 SF and allow a maximum building height of 55 feet. An additional 100 SF sign is being requested along the 71st Street frontage. The provisions of the OM district only permit one ground sign for street frontage, not to exceed 20 feet in height.
Staff
finds the uses and intensities of development proposed and as modified by staff
to be in harmony with the spirit and intent of the Code. Based on the following conditions, staff
finds PUD-307-A as modified by staff, to be:
(1) consistent with the Comprehensive Plan; (2) in harmony with the
existing and expected development of surrounding areas; (3) a unified treatment
of the development possibilities of the site; and (4) consistent with the
stated purposes and standards of the PUD Chapter of the Zoning Code.
*The development use line was established by the Camp Shalom Amended Plat.
Therefore, staff recommends APPROVAL of PUD-307-A subject to the following conditions:
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1. |
The applicant’s Outline Development Plan and Text be made a condition of approval, unless modified herein. |
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2. |
Development Standards: |
(Within the area north of the Development Use Line established by the Camp Shalom Amended Plat)
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Land Area: |
8.52 Acres |
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Permitted Uses: |
Elderly Housing Apartments, Extended Care Facility, Administrative Office, Dining Facilities and Accessory Uses. |
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Maximum Number of Units: |
171 |
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Maximum Building Height: |
Six Stories |
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Minimum Building Setbacks: |
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From the Development Use Line |
0 FT |
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From the east boundary of the Development Area |
100 FT |
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From the north boundary of the Development Area |
80 FT |
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From the west boundary of he Development Area |
17.5 FT |
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Parking: |
As required by the applicable Use Unit of the Tulsa Zoning Code. |
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Minimum Livability Space: |
4.25 Acres |
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Landscaping: |
All landscaping shall comply with the requirements of the Tulsa Zoning Code. |
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Other Bulk and Area Requirements: |
As established within the OM district. |
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(Within the area south of the Development Use Line established by the Camp Shalom Amended Plat)
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Land Area: |
11.48 Acres |
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Permitted Uses: |
Existing uses and Museum as included within Use Unit 5. |
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Maximum Building Floor Area: |
66,752 SF |
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Maximum Building Height: |
60 FT |
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Minimum Building Setbacks: |
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From the Development Use Line |
0 FT |
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From the other boundaries of the Development Area |
New construction shall not be nearer to the other Development Area boundaries than the existing buildings. |
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Parking: |
As required by the applicable Use Unit of the Tulsa Zoning Code. |
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Landscaping: |
A minimum of 15% of net lot area shall be landscaped and all landscaping shall comply with the requirements of the Tulsa Zoning Code. |
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Other Bulk and Area Requirements: |
As established within the OM district. |
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3. |
Signs within the PUD shall comply with the requirements of the OM district. |
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4. |
Each lot within the PUD shall have vehicular access to all other lots in the PUD through the use of mutual access easements. |
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5. |
No Zoning Clearance Permit shall be issued for a lot within the PUD until a Detail Site Plan for the lot, which includes all buildings, parking and landscaping areas, has been submitted to the TMAPC and approved as being in compliance with the approved PUD Development Standards. |
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6. |
A Detail Landscape Plan for each lot shall be approved by the TMAPC prior to issuance of a building permit. A landscape architect registered in the State of Oklahoma shall certify to the zoning officer that all required landscaping and screening fences have been installed in accordance with the approved Landscape Plan for the lot, prior to issuance of an Occupancy Permit. The landscaping materials required under the approved Plan shall be maintained and replaced as needed, as a continuing condition of the granting of an Occupancy Permit. |
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7. |
No sign permits shall be issued for erection of a sign on a lot within the PUD until a Detail Sign Plan for that lot has been submitted to the TMAPC and approved as being in compliance with the approved PUD Development Standards. |
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8. |
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