Tulsa Metropolitan Area Planning Commission
Wednesday, January 16, 2002, 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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Bayles |
Pace |
Beach |
Romig, Legal |
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Carnes |
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Bruce |
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Dick |
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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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Midget |
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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 Friday,
January 14, 2002 at 10:49 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.
Mr. Westervelt welcomed Commissioner Robert
Dick back to the TMAPC.
Mr. Westervelt recognized Mr. Stump’s 20
years of service at INCOG. Mr.
Westervelt thanked Mr. Stump for his 20 years of service.
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Minutes:
On MOTION of HORNER the TMAPC voted 5-0-2 (Bayles,
Carnes, Hill, Horner, Jackson “aye”; no “nays”; Dick, Westervelt “abstaining”;
Harmon, Ledford, Midget, Pace “absent”) to APPROVE the minutes of the
meeting of November 28, 2001, Meeting No. 2293.
REPORTS:
Chairman’s
Report:
Mr. Westervelt stated that the letter from TMAPC supporting the State Statute change for replats is waiting for a Legislative Assistant to submit a Bill Number. The letter of support will be mailed as soon as the information is available.
Mr.
Westervelt stated that there would be an election for the new TMAPC Officers
for 2002 at the end of this meeting.
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Director’s Report:
Mr. Stump reported that there are several TMAPC items on the City Council agenda for January 17, 2002.
Mr. Stump informed the TMAPC that it is time to start looking for work program items for the fiscal year 2003, which starts July 1, 2002. He stated that there would be a worksession regarding this issue on January 23, 2002.
Mr. Stump stated that the Tulsa County Board of Adjustment has recommended some possible Tulsa County Zoning Code amendments to reflect some of the same philosophies as the Infill Amendments. He indicated that this issue would be discussed during the January 23, 2002 worksession.
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SUBDIVISIONS:
LOT-SPLITS FOR RATIFICATION OF PRIOR APPROVAL:
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L-19117 –
Sack & Associates, Inc. (2083) |
(PD-18) (CD-2) |
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9595
South Riverside Drive |
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L-19119 – Sack & Associates, Inc. (684) |
(PD-18) (CD-8) |
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11001
East 71st Street |
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L-19296 – Karen Borgsmiller (883) |
(PD-18) (CD-2) |
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3001
East 73rd Street |
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L-19309 – Tanner Consulting, LLC (794) |
(PD-17) (CD-5) |
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North
of northeast corner of East 41st Street & 103rd
East Avenue |
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L-19315 – Phil Marshall (1392) |
(PD-18) (CD-9) |
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1202
East 28th Street |
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L-19320 – Scott Hargis (3073) |
(PD-21) (County) |
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1630
East 163rd Place South |
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L-19322 – Melvin Flanary (3324) |
(PD-14) (County) |
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14022
East 136th Street North |
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L-19326 – D.
L. Myers (363) |
(PD-20) (County) |
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18600 Block of South Yale |
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L-19330 – Sack & Associates, Inc. (2083) |
(PD-18) (CD-2) |
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East 95th Street and Delaware Avenue |
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There were no interested
parties wishing to speak.
TMAPC Action; 7 members present:
On MOTION of HORNER, the TMAPC voted 7-0-0 (Bayles, Carnes, Dick, Hill, Horner, Jackson, Westervelt "aye"; no "nays"; none ”abstaining"; Harmon, Ledford, Midget, Pace "absent") to RATIFY these lot-splits given prior approval, finding them in accordance with Subdivision Regulations as recommended by staff.
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Mr. Harmon in at 1:37 p.m.
FINAL
PLAT:
Forty-First Place (2193) (PD 6) (CD 4)
Staff Recommendation:
The project is located at the northeast corner of 41st Street and Harvard Avenue. The site was previously developed and contains Impact Productions to the north along Harvard and the buildings formerly occupied by New Life Christian Center along 41st Street.
Release letters are in order. Staff recommends approval subject to compliance with a request from the City Attorney’s Office tying lot numbers to development areas.
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 (Bayles, Carnes, Dick, Harmon, Hill, Horner, Jackson, Westervelt "aye"; no "nays"; none ”abstaining"; Ledford, Midget, Pace "absent") to APPROVE the final plat for Forty-First Place as recommended by staff, subject to compliance with a request from the City Attorney’s office tying lot numbers to development areas.
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Mr. Midget in at 1:37 p.m.
Booker T. Washington (2030) (PD-2) (CD-3)
Location: Surrounding the intersection of North Trenton Avenue and East Woodrow Place
Staff Recommendation:
This plat consists of one lot in one block and one reserve on 42.35 acres. The property is the site of the new Booker T. Washington High School campus.
The property is zoned RS-3 and has contained a public high school campus for many years. It was the subject of Board of Adjustment approval of several variances on July 25, 2000. This plat was filed to facilitate the redevelopment of the site to accommodate the new high school.
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; 9 members
present:
On MOTION of HORNER, TMAPC voted 9-0-0 (Bayles, Carnes, Dick, Harmon, Hill, Horner, Jackson, Midget, Westervelt "aye"; no "nays"; none ”abstaining"; Ledford, Pace "absent") to APPROVE the final plat for Booker T. Washington as recommended by staff.
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Mr. Ledford in at 1:40 p.m.
PRELIMINARY PLAT:
Fossil Ridge (1824) (PD-14) (County)
Location: East of the northeast corner of East 156th Street North and North Mingo Road
Staff Recommendation:
This plat consists of 17 lots in
one block and one reserve on 15.05 acres. The property will be developed for
single-family residential uses. It’s surrounded by similar, sparsely developed
AG, AG-R, and RE zoned properties with large residential lots. The northwesternmost
part of the property is in floodplain.
The following were discussed January
3, 2002 at the Technical Advisory Committee (TAC) meeting:
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1. |
Zoning: |
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Staff: This property was rezoned in October
this year from AG to RE. All but four of the proposed lots meet the RE bulk
and area requirements. The two most southerly will be too small after the
required right-of-way dedication. Lots 11 and 12 are too narrow. Building
line should be shown along 156th Street. Lot lines need to be
shifted to provide for minimum lot widths on all lots. |
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2. |
Streets/access: |
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Staff: East 156th Street North is a
secondary arterial on the Major Street and Highway Plan. Minimum right-of-way
is 100 feet. Dedication should be made to make a total of 50’ from
centerline. Dimension internal street width. Cul-de-sac exceeds 500’ maximum.
Need to discuss whether stubs should be provided to the east and west. |
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County Engineer: Street will be named 102nd
East Avenue; show the area to be dedicated and label properly; include 30’ radius
returns at intersection in dedication; show access limits on 156th
Street; stubs not needed to either side based on current and anticipated
development; based on the low intensity of this development, over-length
cul-de-sac is acceptable. |
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Applicant: No comments. |
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3. |
Sewer: |
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Staff:
Septic is proposed. ODEQ will approve with minimum lot size of ½ acre with
public water supply. |
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ODEQ: No comments. |
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Applicant: No comments. |
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4. |
Water: |
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Staff:
Application states water provided by Collinsville. |
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Water provider: No comments. |
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Applicant: No comments. |
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5. |
Storm Drainage: |
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Staff:
Floodplain in northwest corner |
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County Engineer: Designate Overland Drainage Easements
that are mentioned in the covenants; plot 100-year and 500-year water surface
elevations and floodway; add notes and language in the covenants regarding
construction and lateral lines in the floodway. |
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Applicant: No comments. |
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6. |
Utilities: |
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Staff:
No additional information. |
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Franchise
Utilities: Add standard utility
language in covenants. |
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Applicant: No comments. |
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7. |
Other: |
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Refer to other examples of covenants and
modify these to meet standard formatting. |
Staff recommends approval of the waiver of
the subdivision regulations and of the preliminary plat subject to the
special and standard conditions below.
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Waivers
of Subdivision Regulations: |
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1. |
Waiver of the
maximum length for a cul-de-sac of 500 feet. |
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Special Conditions: |
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1. |
Modify layout to make all lots conform to
minimum zoning requirements. |
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2. |
Show street dedication in accordance with
accepted standards. |
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3. |
Show access limits along East 156th
Street North. |
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4. |
Indicate overland drainage easements on
the face of the plat. |
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5. |
Plot 100-year and 500-year water surface
elevations and floodway limits. |
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6. |
Add notes and covenant language regarding
construction and lateral lines in the floodway. |
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7. |
Add standard utility language in
covenants. |
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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 topography 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 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.] |
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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.) |
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16. |
The method of water supply and plans
therefore shall be approved by the City/County Health Department. |
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17. |
All lots, streets, building lines,
easements, etc., shall be completely dimensioned. |
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18. |
The key or location map shall be complete. |
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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.) |
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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.) |
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21. |
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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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; 10 members
present:
On MOTION of HORNER, TMAPC voted 10-0-0 (Bayles, Carnes, Dick, Harmon, Hill, Horner, Jackson, Ledford, Midget, Westervelt "aye"; no "nays"; none ”abstaining"; Pace "absent") to APPROVE the waiver of the Subdivision Regulations and of the preliminary plat for Fossil Ridge, subject to special conditions and standard conditions as recommended by staff.
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Amendment to Deed of Dedication:
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Olympia Medical Park –
(PUD-648) (282) |
(PD-8) (CD-2) |
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Location: |
Northeast corner of West 71st Street South and US Highway 75 |
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Staff Recommendation:
Olympia Medical Park final plat was approved September 18, 2001 and filed of record October 2, 2001 as Plat No. 5567. This document seeks to amend the restrictive covenants to allow electric and other utilities to be provided by overhead lines in the easements dedicated in the plat. The applicant requests the Planning Commission to approve and endorse the attached amendment.
Staff reviewed the request and has no concern with the modification. The submitted document appears to be in order. Staff recommends APPROVAL.
The applicant indicated
his agreement with staff’s recommendation.
There were no interested
parties wishing to speak.
TMAPC Action; 10 members
present:
On MOTION of HORNER, TMAPC voted 10-0-0 (Bayles, Carnes, Dick, Harmon, Hill, Horner,
Jackson, Ledford, Midget, Westervelt "aye"; no "nays"; none
”abstaining"; Pace "absent") to APPROVE the amendment to deed of dedication for
Olympia Medical Park as recommended by staff.
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APPLICATION
NO.: Z-6844/PUD-658 |
AG to
OL/CS/PUD |
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Applicant: Roy D. Johnsen |
(PD-26) (CD-8) |
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Location: |
Northwest
corner of East 101st Street South and South Yale Avenue |
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Staff Recommendation for Z-6844:
RELEVANT
ZONING HISTORY:
Z-6498/PUD-538 July 1995: A request to rezone a five-acre tract
located on the northeast corner of East 101st Street South and South
Yale Avenue from RM-2 and RM-0 to CS and RM-2 was approved subject to
modifications within the CS development area.
The mixed-use development included commercial, office and single-family
uses.
Z-6451/PUD-516 October
1994: All concurred in approval
of a request to rezone a ten-acre tract located on the southeast corner of East
101st Street and South Yale Avenue from AG to CS/RS-4/PUD to allow a
mixed use development.
BOA-16438 November 1994: The Board of Adjustment approved a request
for a special exception to allow a children’s day care center in an existing
church facility. The request was
approved per site plan.
Z-6405/PUD-503 June 1993: All concurred in approval of a request to
rezone a 4.4-acre tract located north of the subject property and fronting on
South Yale and East 98th Street South, from AG to RS-1/PUD.
SITE ANALYSIS: The subject property is approximately 2.50
gross acres and is located on the northwest corner of East 101st
Street and South Yale Avenue. The
property is sloping, partially wooded, contains a single-family dwelling and is
zoned AG.
STREETS:
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Exist Access |
MSHP R/W |
Exist. No. Lanes |
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East 101st
Street South |
100¢ |
2 lanes |
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South Yale Avenue |
100’ |
2 lanes |
The
Major Street Plan designates East 101st Street South and South Yale
Avenue as secondary arterial streets.
The City of Tulsa Traffic Counts 1998 – 1999, indicates 12,400 trips per
day on East 101st Street South at the intersection of South Yale
Avenue.
UTILITIES: The subject tract has municipal water and
sewer.
SURROUNDING AREA: The tract is abutted on the north by church uses zoned AG and on the west by single-family uses zoned RS-1. There is a Jenks elementary school zoned RS-3/RM-0/RM-2 to the south of the tract across 101st Street. To the east, across Yale Avenue are commercial uses (Shops of Seville) zoned OL/CS/PUD-538. F&M Bank is located at the southeast corner of 101st Street and Yale Avenue zoned OL/CS/PUD-516.
RELATIONSHIP TO THE COMPREHENSIVE PLAN:
The District 26 Plan, a part of
the Comprehensive Plan for the Tulsa Metropolitan Area, designates the subject
area as Low/Medium Intensity – No Specific Land Use. According to the Zoning Matrix, the requested OL may be found in
accord with the Low Intensity and is in accord with the Medium
Intensity. The requested CS is not
in accord with the Low Intensity and is in accord with the Medium Intensity.
STAFF RECOMMENDATION:
Based on the District 26 Plan and
the policy that the plan designation may allow up to a medium intensity
development on the site, and on existing development and trends in the area,
staff can support the requested OL and CS zoning and therefore recommends APPROVAL
of OL and CS for Z-6844, provided that the accompanying PUD-658 or some version
thereof is also recommended for approval.
RELATED:
Staff Recommendation for PUD-658:
The PUD consists of 1.74 net acres located at the northwest corner of East 101st Street and South Yale Avenue. The subject tract has 280 feet of frontage on Yale Avenue and 272 feet of frontage on 101st Street.
The subject tract is zoned AG. Concurrently, an application (Z-6844) has been filed to rezone the tract to OL and CS. The tract is abutted on the north by church uses zoned AG and on the west by single-family uses zoned RS-1. There is a Jenks elementary school zoned RS-3/RM-0/RM-2 to the south of the tract across 101st Street. To the east, across Yale Avenue are commercial uses (Shops of Seville) zoned OL/CS/PUD-538. F&M Bank is located at the southeast corner of 101st Street and Yale Avenue zoned OL/CS/PUD-516.