Tulsa Metropolitan Area Planning Commission

Minutes of Meeting No. 2288

Wednesday, October 3, 2001, 1:30 p.m.

Francis Campbell City Council Room

Plaza Level, Tulsa Civic Center

 

Members Present

Members Absent

Staff Present

Others Present

Bayles

Carnes

Beach

Romig, Legal

Harmon

Selph

Huntsinger

 

Hill

 

Matthews

 

Horner

 

Stump

 

Jackson

 

 

 

Ledford

 

 

 

Midget

 

 

 

Pace

 

 

 

Westervelt

 

 

 

 

The notice and agenda of said meeting were posted in the Reception Area of the INCOG offices on Monday, October 1, 2001 at 8:54 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:

Approval of the minutes of September 19, 2001, Meeting No. 2286

On MOTION of HORNER the TMAPC voted 8-0-0 (Bayles, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt “aye”; no “nays”; none “abstaining”; Carnes, Midget, Selph “absent”) to APPROVE the minutes of the meeting of September 19, 2001, Meeting No. 2286.

 

Minutes:

Approval of the minutes of September 26, 2001, Meeting No. 2287

On MOTION of LEDFORD the TMAPC voted 8-0-0 (Bayles, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt “aye”; no “nays”; Westervelt “abstaining”; Carnes, Midget, Selph “absent”) to APPROVE the minutes of the meeting of September 26, 2001, Meeting No. 2287.

 

Mr. Midget in at 1:33 p.m.

 

 

REPORTS:

Chairman’s Reports:

Mr. Westervelt stated that there is a request for a continuance for the preliminary plat for Heartland Venture II to October 17, 2001 in order for a minor amendment to be processed.

 

There were no interested parties wishing to speak.

 

Heartland Venture II (2683)                                 (PD-26) (CD-8)

Location: North of the northwest corner of East 111th Street and South Memorial Drive

 

TMAPC Action; 9 members present:

On MOTION of HARMON, the TMAPC voted 9-0-0 (Bayles, Harmon, Hill, Horner, Jackson, Ledford, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Selph "absent") to CONTINUE the preliminary plat for Heartland Venture II to October 17, 2001 at 1:30 p.m.

 

* * * * * * * * *

 

 

Hunters Hollow - PUD 527 - (3483)                   (PD-26) (CD-8)

Location: 121st and South Yale, northeast corner

 

STRICKEN FROM THE AGENDA.

 

* * * * * * * * *

 

 

Mr. Westervelt reported that he attended a meeting with Public Works Officials and worked out the last two debated language issues regarding the Subdivision Regulations.

 

* * * * * * * * *

 

 

Worksession Reports:

Review of Summary Minutes for September 26, 2001

 

Mr. Westervelt stated that the summary minutes are very helpful and he approves of the format.

 

* * * * * * * * *

 

 

Director’s Report:

Mr. Stump reported that there are several zoning items on the City Council agenda for Thursday, October 04, 2001.

 

* * * * * * * * *

 

 

SUBDIVISIONS

Preliminary Plats:

Airport Office and Warehouse - (2603)                                       (PD-16) (CD-3)

Locations: 240 feet north of East Virgin Street and North Sheridan Road, east side

 

Staff Recommendation:

This plat consists of one lot in one block on 1.55 acres.  It will be developed for office/warehouse use.

 

The following were discussed September 20, 2001 at the Technical Advisory Committee (TAC) meeting:

 

1.

Zoning:

 

Staff: The zoning is mostly IL with about 150 feet of the south end zoned CS.  Records are not exactly clear as to when, but the zoning was changed some time ago and is currently subject to plat.

2.

Streets/access:

 

Staff: Fifty feet will be dedicated to Sheridan Road.

 

Public Works Traffic & Transportation: No comments.

 

Applicant: No comments.

3.

Sewer:

 

Staff: No additional information.

 

Public Works Waste Water: No comments.

 

Applicant: No comments.

4.

Water:

 

Staff: No additional information.

 

Public Works Water: No comments.

 

Applicant: No comments.

5.

Storm Drainage:

 

Staff: No additional information.

 

Public Works Stormwater: Onsite detention with easement required; stormwater to be piped to public storm sewer; easements needed to right-of-way.

 

Applicant: Consent.

6.

Utilities:

 

Staff: No additional information.

 

Franchise Utilities: No comments.

7.

Other:

 

A 17.5’ utility easement needed along Sheridan Road.

 

Staff recommends approval of the preliminary plat subject to the standard conditions below.

 

Waivers of Subdivision Regulations:

 

1.

None requested.

Special Conditions:

 

1.

None needed.

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 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 HORNER, the TMAPC voted 9-0-0 (Bayles, Harmon, Hill, Horner, Jackson, Ledford, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Selph "absent") to recommend APPROVAL of the preliminary plat for Airport Office and Warehouse, subject to the standard conditions as recommended by staff.

 

* * * * * * * * *

 

 

Cavalier Park II - (2203)                    (PD-16) (CD-3)

Location: East 30th Street North, west of Sheridan

 

Staff Recommendation:

This plat consists of one lot in one block and three reserves on 20.45 acres.  It will be developed as a mobile home park.

 

The following were discussed September 20, 2001 at the Technical Advisory Committee (TAC) meeting:

 

1.

Zoning:

 

Staff: The property was rezoned to RMH (Residential Mobile Home) in about 1990.  This triggered a requirement to plat.

2.

Streets/access:

 

Staff: Dedication will be made for East 30th Street.  Internal circulation by a combination access/utility easement.

 

Public Works Traffic & Transportation: Objects to half-street dedication of extension of East 30th Street.  Would rather delete the dedication or provide full 50’ extended only to proposed 50’ access.

 

Applicant: Will comply.

3.

Sewer:

 

Staff: No additional information.

 

Public Works Waste Water: No comments.

 

Applicant: No objections expressed.

4.

Water:

 

Staff: No additional information.

 

Public Works Water: Extend eight-inch main at 30th Street; put in restricted water-line easement if not in public streets; add 20’ restricted water line easement for fire hydrant.

 

Applicant: No objections expressed.

5.

Storm Drainage:

 

Staff: No additional information.

 

Public Works Stormwater: Show limits of 100-year floodplain with 15’ maintenance all sides; place floodplain in reserve; no utility easements in reserve; onsite detention will be required; no work may be performed in the floodway.

 

Applicant: No objections expressed.

6.

Utilities:

 

Staff: No additional information.

 

Franchise Utilities: Need additional utility easements.

 

Applicant: No objections expressed.

7.

Other:

 

No other comments.

 

Staff recommends approval of the preliminary plat subject to the special and standard conditions below.

 

Waivers of Subdivision Regulations:

 

1.

None requested.

Special Conditions:

 

1.

Modification of proposed street dedication satisfactory to Public Works – to be indicated by release letter.

2.

Extension of water mains and restricted easements satisfactory to Public Works – to be indicated by release letter.

3.

Include limits of floodplain and maintenance easement, placed in reserve, and onsite detention as required by Public Works – to be indicated by release letter.

4.

Include additional utility easements satisfactory to meet the needs of the utility companies – to be indicated by release letter.

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 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.

 

TMAPC Comments:

Mr. Westervelt questioned the street and right-of-way condition.  In response, Mr. Beach explained Public Works is recommending that the applicant either delete the right-of-way dedication or take out the jog and make it a full 50 feet to align with the existing 50-foot access and utility easement.  Mr. Beach stated that the City doesn’t want half of a right-of-way because it would be difficult to obtain the other half in the future.  Mr. Beach explained that the two streets in question would be offset if the applicant followed through with his proposal.

 

Mr. Ledford stated that the only problem with not dedicating the 30 feet is it would be more difficult to get the dedication from the abutting property in the future when it is developed.

 

Mr. Westervelt stated that it appears that the right-of-way issue is all geometry-related.  In response, Mr. Beach agreed.

 

Ms. Pace stated that she couldn’t get down the road and turning around was impossible.  She commented that an adequate street would need to be in place.

 

Applicant’s Comments:

Richard Cosman, Horizon Engineering, 1422-D East 71st Street, Tulsa, Oklahoma 74136, stated that the plat indicates a 25-foot easement, but what is not shown is that there is a 25-foot easement currently dedicated on the north side.  He explained that the easements do not show up on the county maps, but they are filed of record.  He indicated that he plans to discuss this with Traffic Engineering to resolve the issue.

 

TMAPC Comments:

Mr. Ledford stated that the applicant should be required to prove that the 25 feet of right-of-way on the north side has been recorded of record and he has dedicated 25 feet of right-of-way on his side, or the applicant should dedicate the full 50 feet of right-of-way if he can’t prove the 25 feet of right-of-way dedication to the north.

 

TMAPC Action; 9 members present:

On MOTION of LEDFORD, the TMAPC voted 9-0-0 (Bayles, Harmon, Hill, Horner, Jackson, Ledford, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Carnes, Selph "absent") to recommend APPROVAL of the preliminary plat for Cavalier Park II, subject to special conditions and standard conditions, subject to the applicant submitting proof that 25 feet of right-of-way to the north has been filed of record and being required to dedicate 25 feet of right-of-way on the applicant’s development, or in the alternative, the applicant dedicate the full 50 feet of right-of-way as modified by TMAPC.

 

* * * * * * * * *

 

 

French Creek Patio Homes - PUD 643 - (1283)                (PD-18) (CD-7)

Location: 74th and Memorial, south of the southeast corner

 

Staff Recommendation:

This plat consists of 80 lots in ten blocks and nine reserves on 11.6 acres.  It will be developed as patio homes.

 

The following were discussed September 20, 2001 at the Technical Advisory Committee (TAC) meeting:

 

1.

Zoning:

 

Staff: The property was rezoned to PUD-643 in February of this year.  This triggered a requirement to plat.  The PUD allows up to 80 townhouse dwellings, one-story, up to 35 feet high.

2.

Streets/access:

 

Staff: Private streets in 30’ right-of-way.  Parking access is allowed only at the rear of the lots, not from any streets.  Reserve areas are placed for this purpose.  Several of these are only 20 feet wide.  We question whether this is sufficient to allow convenient maneuvering in and out of driveways.

Mark Brown recommended during the public hearing that East 74th Place should remain private with a cul-de-sac located near the west side of the subject tract.  The PUD was approved with this condition.  The cul-de-sac is not shown on this plat.

Note that a neighboring property owner is adamant in requesting the cul-de-sac be required.

 

Public Works Traffic & Transportation: Reiterated the requirement to provide a public cul-de-sac at the west end of East 74th Place, connecting with the remainder of the street out to Memorial Drive.

 

Applicant: Stated he has approved PFPI plans that do not have the cul-de-sac.  It is his understanding that this requirement was rescinded.  Will likely ask the Planning Commission to waive this requirement.

3.

Sewer:

 

Staff: No additional information.

 

Public Works Waste Water: No comments.

 

Applicant: No comments.

4.

Water:

 

Staff: