HomeMy WebLinkAbout1989.05.18_Planning Commission AgendaPUBLIC NOTICE OF THE MEETING OF THE
OWASSO PLANNING COMMISSION
TYPE OF MEETING: Regular Scheduled Meeting
DATE: May 18, 1989
TIME: 7:00 p.m.
PLACE: Owasso City Hall 207 S Cedar Owasso Oklahoma
NOTICE POSTED BY: Richard Hall
TITLE: Owasso City Planner
FILED POSTED IN THE OWASSO CITY HALL AT A.M. P.M.
Richard Hall, City Planner
OWASSO PLANNING COMMISSION
REGULAR SCHEDULED MEETING
Thursday, May 18, 1989, 7:00 p.m.
Owasso City Hall, 207 S. Cedar
Call to Order
Roll Call
3. Consider approval of the Minutes of March 16, and April 20,
1989
ANNEXATION PUBLIC HEARINGS
4. James Smith. Jefferson Smith Joanne McNelis (2114) - Requests
to annex into the corporate limits a 23.94 acre tract located
East of the Southeast corner of 96th Street North and 129th East
Avenue
5. Owasso Venture. an Oklahoma Joint Venture (2114) - A request
to annex into the corporate limits a 155.77 acre tract located
South of the Southeast corner of 96th Street North and 129th East
Avenue
6. Owasso Properties Ltd an Oklahoma Limited Partnership
2114 - A request to annex into the corporate limits a 68.23
acre tract located West of the Southwest corner of 96th Street
North and 145th East Avenue.
REQUEST TO BUILD OVER A SANATARY SEWER EASEMENT
7. Henry Harker (3014) - A request to build a building over a
sanatary sewer easement on a property zoned CH (Commercial High
Intensity District) described as Lots One (1) and Two (2) of
Block Twenty (20) of the Original Township of Owasso, Tulsa
County, Oklahoma, also known as 8 South Atlanta, (The Southwest
Corner of Broadway Avenue and Atlanta Street), Owasso.
PROPOSED ZONING CODE AMENDMENT
8. Discussion of the calling of a Public Hearing to amend Zoning
Code SECTION 1140 DESIGN STANDARDS FOR OFF- STREET PARKING AREAS
SUBDIVISION REGULATIONS REVIEW
9. Review of Chapter 2 of the proposed Owasso Subdivision
Regulations.
INCOG POPULATION ESTIMATES
10. Discussion of the population of Owasso as of April 1, 1989
11. Discussion of Construction Activity in Owasso
12. Adjourn
OWASSO PLANNING COMMISSION
MINUTES OF REGULAR MEETING
Thursday, March 16, 1989, 7:00 p.m.
Owasso City Hall
207 S. Cedar, Owasso, Oklahoma
MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT
Ray Haynes None Richard Hall
Pat Imbriano
Charles Willey
The agenda for the meeting was posted in the Owasso City
Hall, 207 S. Cedar, on March 8, 1989.
1. CALL TO ORDER - Chairman Ray Haynes called the meeting to
order at 7:00 p.m.
2. ROLL CALL - Chairman Haynes declared a quorum present.
3. MINUTES OF FEBRUARY 16, 1989 - The Commission reviewed the
minutes of February 16, 1989. Motion was made by Pat Imbriano
and seconded by Charles Willey to approve those minutes as
written. A vote on the motion was recorded as follows:
Ray Haynes - Yes
Pat Imbriano - Yes
Charles Willey - Yes
The motion carried.
SUBDIVISION REGULATIONS REVIEW
4. Review of the first chapter of a proposed revision of the
Owasso Subdivision Regulations.
The Commission discussed the first chapter of the proposed
Owasso Subdivision Regulations with Richard Hall and Wayne
Vincent, an Owasso resident. Mr. Vincent recommended that the
regulations correspond to the BOCA Building Code. The Planning
Commission made the following amendments:
In Section 1.2 add "and so forth" to the third line after
"easements ",
In Section 1.7 in the 13th line amend "3/4 of members" to
3/4 of members present,"
In Section 1.11 show the following members of the Technical
Advisory Committee (T.A.C.):
Owasso Planning Commission
Minutes of March 16, 1989
Page 2
The City Manager
The City Engineer
A representative from the Owasso Public Works Authority
The City Attorney
The City Planner
The Building Inspector
The Fire Chief
The County Engineer of the involved county
The School Superintendent
A representative from the County Health Department of the
involved county
A natural gas company representative
An electric company representative
A cable television company representative
A telephone company representative
5. NEW BUSINESS - Richard Hall informed the Commission that
there had been a Board of Adjustment petition to request a
variance of the Zoning Code parking space size requirement. He
said that he would schedule an item on an upcoming Planning
Commission agenda to consider an amendment of that requirement.
9. ADJOURN - Motion was made by Charles Willey and seconded by
Pat Imbriano to adjourn the meeting. A vote on the motion was
recorded as follows:
Ray Haynes - Yes
Pat Imbriano - Yes
Charles Willey - Yes
The meeting was adjourned at 8:17 p.m.
Chairman
Secretary
Date
OWASSO PLANNING
MINUTES OF REGULAR MEETING
Thursday, April 20, 1989, 7:00 p.m.
Owasso City Hall
207 S. Cedar, Owasso, Oklahoma
MEMBERS PRESENT
Ray Haynes
Gary Wells
MEMBERS ABSENT
Pat Imbriano
Charles Willey
STAFF PRESENT
Richard Hall
The agenda for the meeting was posted in the Owasso City
Hall, 207 S. Cedar, on April 16, 1989.
Due to the lack of a quorum, the following items were not
considered but were continued to the next regular meeting of the
Planning Commission:
1. Consider approval of the Minutes of March 16, 1989
2. Discussion of the calling of a Public Hearing to amend Zoning
Code SECTION 1140 DESIGN STANDARDS FOR OFF- STREET PARKING AREAS
SUBDIVISION REGULATIONS REVIEW
3. Review of Chapter 2 of the proposed Owasso Subdivision
Regulations.
4. New Business
Chairman
Secretary
Date
TO: Owasso Planning Commission
FROM: Richard Hall, Owasso City Planner
SUBJECT: Requests to annex three tracts located Southeast of the
Southeast corner of 96th Street North and 129th East
Avenue
DATE: May 15, 1989
REQUEST:
The following land owners have requested that their
properties be annexed into the Owasso City Limits:
James Smith, Jefferson Smith, Joanne McNelis - a 23.94 acre
tract located East of the Southeast corner of 96th Street
North and 129th East Avenue
Owasso Venture, an Oklahoma Joint Venture - a 155.77 acre
tract located South of the Southeast corner of 96th Street
North and 129th East Avenue
Owasso Properties, Ltd., an Oklahoma Limited Partnership - a
68.23 acre tract located West of the Southwest corner of
96th Street North and 145th East Avenue.
BACKGROUND:
A local realtor has submitted five petitions to the city
proposing annexation of three properties totaling about 252.27
acres. The properties are shown on the attached map and are
vacant and undeveloped. The 24 acre northwestern most tract is
owned jointly by three individuals and all three petitions
contained property description errors. It will be necessary to
have those owners submit accurate petitions to continue with the
annexation procedure. The 68 acre tract property also had an
error in its legal description.
SURROUNDING LAND USE:
The Owasso Junior and Senior High Schools abut the property
on the south. Three churches, one of which is under construction,
are located west of the properties along 129th East Avenue. One
home is also located west of the tracts across 129th East Avenue.
A subdivision containing large lots is located on the south side
of 96th Street North and is developing in the county. Homes on
acreages are scattered along 96th Street North. The remainder of
the area is vacant and zoned AG (Agriculturally).
OWASSO ANNEXATION COMMITTEE ACTION:
The Owasso Annexation Committee met on April 27, 1989 to
discuss the annexation petitions of the owners of three
properties.
The committee discussed the locations of the properties and
the land use situation around the tracts. The committee discussed
the availability of city services to the properties. Motion was
made by Pat Marlar and seconded by Erick Baker to recommend
annexation of the three properties requested by their owners'
petitions. A vote on the motion was recorded as follows:
Bob Allen - Yes
Erick Baker - Yes
Kirby Crowe - Yes
Richard Hall - Yes
Ray Haynes - Yes
Stacy Lamb - Yes
Pat Marlar - Yes
Rodney Ray - Yes
The motion carried.
RECOMMENDATION:
I recommend that the Planning Commission recommend to the
City Council that the properties be annexed as requested. It is
advisable to annex vacant tracts so that the city can have a
direct influence on how the properties are developed. All of the
properties are vacant and adjacent to the city limits.
MEMORANDUM
TO: Owasso Planning Commission
FROM: Richard Hall, Owasso City Planner
SUBJECT: A request to build a building over a sewer easement
DATE: May 15, 1989
In September of 1988 the Owasso Board of Adjustment heard a
case OBOA -110, a request for a Special Exception of the Zoning
Code to allow a light manufacturing business to expand in an area
zoned CH (Commercial High Intensity District). The property is
located at 8 South Atlanta, (The Southwest Corner of Broadway
Avenue and Atlanta Street) and its size is 150' x 199.7' (29,955
sq. ft.). The business had been expanded once before in January
of 1982 after Board had granted a similar request.
Before the most recent Board of Adjustment review of the
matter, it was discovered that new building was proposed to be
built over a sewer easement that had been granted to the city in
April of 1953. At its meeting of September 21, 1988 the Board
voted 5 -0 to grant the Special Exception with the following
stipulations:
(1) All business and employee parking shall be on an
all- weather dust -free parking lot surface that is not
located on public street right -of -way. The size of the
parking area shall be according to Zoning code standards:
one space for each 800 sq. ft. of floor area of the
manufacturing buildings and one space for each 300 sq. ft.
of floor area of the office area. There shall be at least
one loading berth,
(2) the building shall not be constructed on the Public
sewer easement or the sewer line shall be moved to a new
location as approved by the Owasso City Engineer,
(3) all fabrication materials, equipment and products shall
be stored inside enclosed buildings and all manufacturing
activity shall take place inside closed buildings to protect
the neighborhood appearance and reduce or eliminate noise,
(4) exterior lighting shall be aimed away from abutting
homes to the north and east.
Despite requirement two, the applicant has been trying to
find a way to build his new structure over the existing sewer
easement so that it will connect with his existing building. At
first we did not know if the sewer was being used. After die
testing, however, OPWA employees determined that the Public
Service Building was using the line. The City Engineer and I
have visited many times with Mr. Harker, the applicant of the
case and the owner of the business, to find a solution to his
problem. We have discussed routing the sewer around his building
so that the easement can be closed and his building plan may
proceed. Mr. Harker claims that additional easements for the
routing are not available and that the alternative will be
expensive. We discussed routing the PSO sewer line to the south
across 76th Street North. Again Mr. Harker claims that
alternative will be difficult, expensive and that PSO does not
prefer that plan. Instead, Mr. Harker wants to encase the sewer
in a sleeve and continue with his idea to build the structure
over the line. he claims that if the line fails that it can be
extracted from the sleeve, repaired and placed back in the
sleeve. The City Engineer and I have repeatedly told Mr. Harker
that we has staff cannot approve such a plan or allow the
construction of the building over an easement for several
reasons:
1. State laws and city ordinances prohibit such construction
over an easement.
2. The Board of Adjustment ruled against the proposal.
3. If the line does fail, it will be extremely difficult for
city crews to dig a pit, push the line out of the sleeve,
repair the line and push it back into the sleeve under a
building. PSO service would also be interrupted for the
whole procedure.
4. We think that it would create a bad precedent to build
future structures over easements.
Nevertheless, Mr. Harker persists with his plan. The City
Engineer and I informed him that since we, as staff, have no
authority to allow the plan, his only recourse was to appeal to
the City Council. Since the Harker proposal affects development
in Owasso, I felt it appropriate to bring the matter before the
Planning Commission for your recommendation to the Council. I
plan to present the proposal to the Council on June 6, 1989 for
its action.
Attached for your review is a map of the property, a letter
from Mr. Harker.
I recommend denial of the proposal to build the structure
over the sewer line and easement that are still in use.
TO: Owasso Planning Commission
FROM: Richard Hall
SUBJECT: Proposed Zoning Code amendment of SECTION 1140, DESIGN
STANDARDS FOR OFF - STREET PARKING AREAS
DATE: April 13, 1989
In February of this year, a commercial developer applied to
the Owasso Board of Adjustment for a variance of the Zoning Code
to allow parking spaces that were 8.5 feet wide instead of ten
feet as required by the Code. At the first hearing the Board
directed the staff to measure the width of parking spaces of
local commercial developments. The Building Inspector measured
parking spaces of random commercial developments and submitted
the following measurements:
Charney's law office 8'11"
City Hall 9'11"
Burger King 9' 2"
Homeland
9'
2"
Knight's Bridge
10'
2"
Former T.G.& Y.
9'
5"
Captain D's
8'
7"
Golden Corral
9111"
Liberty Bank
9110"
Former K Mart
8'
Taco Bueno
10'
2"
Executive Center
9'
i"
Evergreen Care Center
9'
1"
Owasso Post Office
8'11"
Owasso Beauty College
8111"
AVERAGE 9.28' (9'3 ")
At the second Board hearing, the measurements made it
apparent that there were many of commercial parking spaces that
did not meet the Zoning Code requirements.
The Board of Adjustment denied the requested variance but
suggested that the matter might be better addressed by an
amendment of the Zoning Code. I agreed with the Board that a
variance of the Code was not appropriate but I supported the
proposal to reduce the width of parking spaces from ten feet to
nine feet. First, most cars are smaller now than when the Zoning
Code was written. Second, evidently the Zoning Code has not been
consistently enforced in regard to the striping of parking
spaces. Of the random stall measurements, a clear majority did
not meet the Zoning Code standard.
If your desire to pursue the matter
legal notice in the Owasso Reporter
Commission to set a public hearing to
Council amend the Zoning Code to allow
than 10'x 20'. If you do not elect to h�
issue will not be heard further unless
that the Zoning Code section be amended.
further, I will place a
to allow the Planning
recommend that the City
spaces that are smaller
3ve a public hearing, the
the City Council directs
CHAPTER 2. SUBDIVISION PLAT PROCEDURES
Section 2.1 PROCESS
2.1.1 Requirement: Whenever any subdivision of land is proposed,
before any contract is made for the sale of any part of the
land and before any permit for the erection of a structure
in such proposed subdivision shall be granted, the owner of
the land or his agent shall apply for and secure Planning
Commission and City Council approval of such proposed
subdivision.
2.1.2 Procedure: The proposed subdivision shall be processed as
follows:
A. Pre -plat conference and submission of a Sketch Plan
B. Application for Preliminary Plat,
C. Technical Advisory Committee (T.A.C.) review of the
Preliminary Plat,
D. Planning Commission review of the Preliminary Plat,
E. Revision of the Preliminary Plat, if required,
F. Submission of Construction Plans to the City Engineer
and revision of the Plans as required,
G. Application for the Final Plat,
H. T.A.C. review of the Final Plat,
I. Planning Commission review of the Final Plat,
J. City Council review and approval of the Final Plat and
Construction Plans,
K. Certification of the Final Plat,
L. Record the certified Final Plat with the appropriate
County officials,
M. Construction of subdivision improvements in accordance
with the approved Construction Plans, or submission of
performance bonds in lieu of construction, and submission of
street and public utility As Built Construction Plans,
N. Application for building permits on the lots in the
subdivision.
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Section 2.2 SKETCH PLAT
2.2.1 Purpose: The purpose of the Sketch Plat is to provide the
subdivider, the Planning Commission and city officials an
opportunity to identify some of the potential problems
concerning the land use, general design, and overall
approaches to installation of improvements before the
expenditure of large amounts of money and manpower in the
preparation of more detailed platting documents. This step
in the overall subdivision process is very important because
it is at the initial part of the process when decisions are
to be made that can have great value or when wrong decisions
are made that can cause great damage. It is important that
all of the land to be included in the proposed subdivision
shall be included in the sketch plat so that an overview of
an entire area can be accomplished.
2.2.2 Sketch Plat Conference: A preplatting conference shall be
held between the Subdivider and the City Planner to discuss
Zoning Code requirements, subdivision design requirements,
platting procedures and improvements construction. At the
preplatting conference the Subdivider shall submit to the
City Planner three (3) copies of the Sketch Plat. The
Sketch Plat may be submitted in the form of a freehand
pencil sketch but shall be a clear and legible product drawn
approximately to scale. It need not be certified by a
registered engineer or surveyor. A review of the Sketch
Plat will be conducted by the City Planner, Public Works
Director and City Engineer. The comments of the review group
shall not be binding on the Subdivider, the City Planner,
the Planning Commission or the City of Owasso. Comments
concerning the Sketch Plat shall be forwarded to the
Subdivider or his representative within fifteen (15) working
days following the preplatting conference. The Sketch Plat
shall contain the following information:
A. The general topography of the tract,
B. Existing adjoining development,
C. Existing streams, flood plains, and storm drainage,if
any,
D. Existing public and private utilities and easements,
E. The proposed land use such as residential, commercial,
parks, schools, drainage detention facilities,
F. The
proposed
layout of streets, lots and blocks,
G. The
proposed
subdivision name,
H. The proposed layout of public utilities,
J. The locations of every oil, gas, or abandoned well or
dry hole as shown by the records of the Oklahoma Corporation
Commission,
H. The name, address and telephone number of the property
owner and subdivider and
I. Any other pertinent information.
Section 2.3 PRELIMINARY PLAT
2.3.1 Purpose: The purpose of the Preliminary Plat is to provide
an interim step in the procedure when the Subdivider shall
present drawings of the detail features of the subdivision.
It is at this point, that the items discussed at the Sketch
Plat stage are shown and the development is examined to see
if it is technically functional.
2.3.2 Application: The Subdivider shall submit twenty -two (22)
copies of the Preliminary Plat to the City Planner no later
than seventeen (17) calendar days prior to the Planning
Commission meeting at which the plat will be reviewed. The
Preliminary Plat shall be accompanied by an application, the
forms for which shall be supplied by the City Planner, and a
fee as established by ordinance.
2.3.3 Preliminary Construction Plans: The Subdivider shall submit
with the Preliminary Plat three (3) sets each of the
Preliminary Construction Plans for streets, drainage and
detention, sanitary sewer and water systems, including off -
site systems. The Preliminary Construction Plans shall show
basic horizontal configurations, connections to existing
utilities, sizes and locations of proposed lines, proposed
street widths and horizontal curves, locations of storm
sewers and detention or retention facilities. It is not
necessary that the plans show construction details,
calculations, or profiles.
2.3.4 Preliminary Plat Contents: The Preliminary Plat shall be
drawn at a scale of one hundred (100) feet to one inch or
larger and shall contain or be accompanied by the following
information:
A. The Proposed name of the subdivision. The name shall not
duplicate or too closely resemble names of existing sub-
divisions.
B. The names and addresses of the owner(s) of record, the
subdivider(s), and the registered engineer or land surveyor
preparing the plat.
7
C. An accurate legal description of the property and a
complete boundary survey showing the dimensions, distances
the nearest one - hundredth foot, bearings to the nearest
second and acreage to the nearest one - hundredth acre.
D. The scale, north point and date.
E. The key or location map, at a legible scale, showing the
locations of subdivisions within the mile section.
F. The location of adjoining unplatted land and the names
of adjoining subdivisions and the location of city limits
boundaries if adjoining the subdivision.
G. The topography with contour intervals of not more than
two (2) feet based on United States and Geodetic Survey
data.
H. The location and description of all existing structures.
I. The locations of all ponds, lakes and streams and the
areas subject to flooding based upon the regulatory flood.
J. The location, width and name of each existing or
proposed street or other public way, railroad, and utility
right -cf -way, bridge, park and other public open space
within or adjacent to the proposed subdivision.
K. The location, pipe sizes and grades of all existing
sewers, water mains, gas mains, or other underground
installations within or immediately adjacent to the proposed
subdivision.
L. The locations and widths of easements of all oil, gas
and petroleum product pipelines within or adjacent to the
proposed subdivision.
M. The location of every existing or abandoned oil or gas
well or dry hole drilled in search of oil or gas as shown by
the records of the Oklahoma Corporation Commission and by
such records as may be on file with the Planning Commission.
N. The location of facilities and land to be considered for
dedication to public use, or to be reserved for use of all
property owners in the subdivision and any conditions of
such dedications or reservations.
O. All proposed lots consecutively numbered, their dimen-
sions, and building setback lines.
P. All blocks consecutively numbered.
L
Q. Any other information as may be deemed by the Planning
Commission as reasonably necessary for the full and proper
consideration of the proposed subdivision.
2.3.5 Review of Preliminary Plats:
A. The City Planner upon receipt of the required plats,
construction plans and fees shall:
1. Distribute copies of the Preliminary Plat to the
Technical Advisory Committee,
2. Set the plat on the T.A.C. and Planning Commission
agendas,
3. Review the plat for conformance with the Zoning code
and these Regulations,
4. Prepare recommendations for submission to the T.A.C.
and Planning Commission.
B. The Technical Advisory Committee shall:
1. Review the Preliminary Plat and make recommendations
to the Planning Commission.
C. The Planning Commission shall:
1. Hold a public hearing on the Preliminary Plat,
2. Approve, conditionally approve, or disapprove the
Preliminary Plat at such meeting or within thirty (30)
days after the date of the public hearing. If the
Preliminary Plat is approved with conditions, the
Planning Commission may require the Subdivider to submit
a revised Preliminary Plat. The Subdivider shall be
advised of any amendments required by the Planning
Commission to comply with these Regulations. If the
Preliminary Plat is dis- approved, the reasons for that
action shall be stated.
2.3.6 Preliminary Plat Expiration: The approval of a Preliminary
Plat shall be effective for a period of two (2) years from
the date of approval by the Planning Commission, at the end
of which time approval of the final plat must have been
obtained from the City Council. Any Preliminary Plat not
receiving final plat approval within two years shall be null
and void. Every plat shall conform to existing Subdivision
Regulations applicable at the time of approval of the
Preliminary Plat unless modifications have been granted.
9
Section 2.4 FINAL PLAT
2.4.1 Application: The Subdivider shall submit twenty -two (22)
full size copies of the Final Plat and Restrictive Covenants
and three (3) sets of final Engineering Construction
Plans of all the proposed improvements to the City
Planner no later than seventeen (17) calendar days prior
to the Planning Commission meeting at which the plat
will be reviewed. The Final Plat shall be accompanied
by an application, the forms for which shall be supplied
by the City Planner, and a fee as established by
ordinance. Requests for Exceptions to these Regulations
or requirements of the Preliminary Plat shall be
submitted in accordance with these Regulations. Upon
final approval of the Construction Plans by the City
Engineer, the developer shall furnish two (2) copies of
all water and sewer plans for submittal to the Oklahoma
State Department of Health for approval, along with the
Application for Permit to Construct the facilities, the
Engineer's Report and the appropriate application fee
for the Health Department review.
2.4.2 Contents: The Final Plat shall show:
A. The name of the subdivision, city, county and state.
The subdivision name shall not duplicate or too closely
approxi -mate the name of any existing subdivision.
B. The name and address of the owner(s) of record, the
subdivider(s) and the registered engineer or land surveyor
preparing the plat. Official seals of the engineer or
surveyor are required.
C. The accurate legal description of the subdivision
referenced to section, range and township, based on an
accurate traverse, giving angular and linear dimensions
which must mathematically close, the allowable error of
closure on any portion of a final plat shall be one (1) foot
in five thousand (5,000).
D. The date of preparation of the plat, north arrow and
scale (written and graphic presentation).
E. The key or location map showing location and name of
subdivisions within the mile section.
F. The total acreage and total number of lots of the
subdivision shown near the key or location map.
G. The names of all adjacent subdivisions and the names,
locations and widths of all existing and proposed streets,
10
easements, drainageways, and other public ways adjacent to
the property.
H. The location of monuments shown in reference to existing
United States Coastal and Geodetic Survey data or the
nearest established street lines, including true angles and
distances to such reference points or monuments.
I. Location of lots, streets, public highways, alleys,
parks, building lines, limits of no access and other
features, with accurate dimensions in feet and decimals of
feet and distances, angles and /or bearings. Where these
lines follow a curve, the central angle, the radius, point
of curvature, length of curve and length of intermediate
tangents shall be shown.
J. The blocks numbered consecutively throughout the entire
subdivision and the lots numbered consecutively throughout
each block, with areas to be excluded from platting marked
"reserved" or "not for public use."
K. Locations and accurate dimensions of all property to be
offered for dedication for public use, and all property
reserved for the common use of the property owners within
the subdivision, with purpose indicated. This includes, but
is not limited to, dedication of streets and alleys, parks,
drainageways, or other areas dedicated or reserved for
public_ use.
L. The names of all streets to be dedicated.
M. The dimensions of all lots and lot lines, and the
bearings of those lot lines not parallel or perpendicular to
the street right -of -way line.
N. Location and dimensions of all easements to be
dedicated. All easements shall be denoted by fine dashed
lines, clearly identified, and if already on record, the
recorded reference of such easements. The width of an
easement with sufficient ties to locate it definitely with
respect to the subdivision must be shown.
0. Easements located outside the boundaries of the plat,
required for plat approval. Proof of executed easements
shall be provided to the city upon request of a permit to
construct.
P. The deeds of dedication for all rights -of -way, easements
and other properties and any deed restrictions applicable to
the subdivision shall be shown.
11
Q. The location of every oil or gas well, or abandoned oil
or gas well, or dry hole drilled in search of oil or gas, as
certified by the records of the Oklahoma Corporation
Commission submitted to the Planning Commission.
R. All lots located in a flood -prone area of special flood
hazard shall have the building pad elevation provided on
each lot on a copy of the final plat prior to recording the
final plat.
S. A copy of any private restrictions affecting the sub-
division or any part thereof attached to each plat.
T. Reference to any separate instruments which directly
affect land being subdivided, including restrictive
covenants, filed in the office of the county recorder of
deeds.
U. Any other information as may be deemed by the Planning
Commission as reasonably necessary for the full and proper
consideration of the proposed subdivision.
V. When individual sewage disposal devices have been
installed, the certificate of the County Health Department
shall accompany the record plat.
2.4.3 Planning Commission Action: The Planning Commission shall
act upon the Final Plat within sixty (60) days after it has
been submitted for final approval unless the stipulation for
additional time is agreed to by the developer. If the final
plat is disapproved, grounds for the refusal shall be stated
in writing, a copy of which shall be transmitted to the
applicant.
2.4.4 City Council Action: The City Council shall act upon the
Final Plat for approval and for acceptance of public ways
service and utility easements and land dedicated to public
use. Approval of the final plat shall in no way be
construed as acceptance of the public works improvements.
The dis- approval of any plat or plan by the City Council
shall be deemed a refusal of the proposed dedication shown
thereon.
2.4.5 Drafting: The Final Plat prepared for recording purposes
shall be drawn at a scale of at least one (1) inch equals
one hundred (100) feet. The size of sheets on which such
Final Plats are submitted shall be a maximum of twenty -four
(24) inches by thirty -six (36) inches or a size that can be
properly and conveniently folded to said dimensions. The
drawing surface of any such plat shall have a binding margin
of two (2) inches at the left side of the plat, a margin not
less than one (1) inch at the right side and a margin of not
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less than one and one half (1 1/2) inches at the top and
bottom. Where the proposed plat is of unusual size, the
Final Plat may be submitted on two or more sheets of the
same dimensions. If more than two sheets are required, an
index sheet of the same dimensions shall be filed showing
the entire development at a smaller scale.
2.4.6 Certifications: The following certifications shall be
required on the Final Plat filed of record in the office of
the County Clerk:
A. Certification signed and acknowledged by all parties
having any title interest in the land subdivided, consenting
to the preparation and recording of the plat as submitted.
All copies of the plat shall carry the original signatures
of the owner or owners and notary public.
B. Certification by the registered land surveyor or
register -ed engineer as to the accuracy of the survey and of
the plat, and that the monuments and bench marks are
accurate as to location shown.
C. Certification by the Mayor and City Clerk, or Deputy
City Clerk, of the approval of the plat by the City Council.
2.4.7 Prints to be Furnished after Final Approval of the Plat:
A. A minimum of eleven (11) copies of the approved final
plat shall be furnished for endorsement by the appropriate
city officials. Each copy shall bear the original
signatures of the owner or owners and be duly acknowledged.
Two or more these eleven (11) copies shall be on linen
tracing cloth, cronoflex, mylar or other similar durable
material suitable for filing at the office of the County
Clerk.
B. After the approved Final Plat is filed of record in the
office of the County Clerk, the subdivider shall return
eight (8) certified plats, one (1) original and seven (7)
copies, All with the appropriate stamps, signatures and plat
number from the County Clerk's office to the City Planner.
C. After the final plat has been endorsed by all required
officials, the City Planner shall distribute copies to
appropriate officials, agencies or departments and retain
file copies in the offices of the City Clerk and City
Planner.
2.4.8 Approval and Recording of Plats Required: No plat or other
land subdivision instrument shall be filed in the office of
the County Clerk until it shall have been approved by the
13
less than one and one half (1 1/2) inches at the top and
bottom. Where the proposed plat is of unusual size, the
Final Plat may be submitted on two or more sheets of the
same dimensions. If more than two sheets are required, an
index sheet of the same dimensions shall be filed showing
the entire development at a smaller scale.
2.4.6 Certifications: The following certifications shall be
required on the Final Plat filed of record in the office of
the County Clerk:
A. Certification signed and acknowledged by all parties
having any title interest in the land subdivided, consenting
to the preparation and recording of the plat as submitted.
All copies of the plat shall carry the original signatures
of the owner or owners and notary public.
B. Certification by the registered land surveyor or
register -ed engineer as to the accuracy of the survey and of
the plat, and that the monuments and bench marks are
accurate as to location shown.
C. Certification by the Mayor and City Clerk, or Deputy
City Clerk, of the approval of the plat by the City Council.
2.4.7 Prints to be Furnished after Final Approval of the Plat:
A. A minimum of eleven (11) copies of the approved final
plat shall be furnished for endorsement by the appropriate
city officials. Each copy shall bear the original
signatures of the owner or owners and be duly acknowledged.
Two or more these eleven (11) copies shall be on linen
tracing cloth, cronoflex, mylar or other similar durable
material suitable for filing at the office of the County
Clerk.
B. After the approved Final Plat is filed of record in the
office of the County Clerk, the subdivider shall return
eight (8) certified plats, one (1) original and seven (7)
copies, All with the appropriate stamps, signatures and plat
number from the County Clerk's office to the City Planner.
C. After the final plat has been endorsed by all required
officials, the City Planner shall distribute copies to
appropriate officials, agencies or departments and retain
file copies in the offices of the City Clerk and City
Planner.
2.4.8 Approval and Recording of Plats Required: No plat or other
land subdivision instrument shall be filed in the office of
the County Clerk until it shall have been approved by the
13
Planning Commission and by the
All Final Plats shall be filed w
approval of the City Council and
any plat until recorded. Failure
six (6) months of the date of
shall void all approvals thereto.
City Council as required.
ithin six (6) months of the
no lots shall be sold from
to record the plat within
the City Council approval
2.4.9 Permit to Construct: Permits to construct any improvements
shall be approved by the City Engineer prior to
construction. Building Permits shall be approved by the
Building Inspector for any structure prior to construction.
Section 2.5 PLANNED UNIT DEVELOPMENT
The platting of Planned Unit Developments shall proceed in
accordance with Chapters one and two of these Regulations upon
approval of a PUD by the Planning Commission and City Council in
accordance with the applicable sections of the Zoning Ordinance.
14
Richard Hall
K11
OG a voluntary association of local governments serving creek, osage and tulsa counties
201 west 5th street, suite 600•tulsa, oklahoma 74103-4212.918/584 -7526
MEMORANDUM
Data Users FROM: Rich Brierre 0i
Deputy Directo
Bob Pendergrass,
Senior Research
Planner
SUBJECT: POPULATION ESTIMATES 1989 DATE: April 24, 1989
Enclosed you will find population estimates for counties, cities,
towns, and unincorporated areas of the INCOG Region as of;Apri;T "1,
1989. What follows is a brief explanation of the methods used for
these estimates.
Population estimates for the INCOG region utilized several distinct
methods. Population estimates for the counties used one method, while
the estimates for incorporated places employed another. The selec-
tion of methods was dictated in large measure by the availability of
appropriate data.
Data that were available for the incorporated places were not
generally available for the counties and vice versa.
Incorporated Places. Population estimates for the incorporated places
in the NCB OG region are calculated using a "housing unit" method.
Essentially the procedure involves estimating the number of households
in an area and applying an estimate of the number of persons per
household to arrive at an estimated number of persons in households.
Total population is then computed by adding the number of persons who
reside in "group quarters" to the number who reside in households.
Since adequate data pertaining directly to the numbers of dwelling
units and the occupancy rates are generally unavailable, indicators of
occupied housing units must be employed. Building permit data which
ideally could yield a reasonable approximation of housing stock (in
conjunction with census data) were not used for several reasons.
First, building permit data are available for only a few incorporated
Memo to Data Users
Page 2
April 24, 1989
places in the INCOG region. Second, most of these places, which have
permit data, do not issue demolition permits. Third, building permit
data indicate only the intention to build and not the actual numbers
of structures built and occupied. Finally, building permit data for
some areas reflect only a small fraction of the residential building
activity. Residential electric meter data, however, are good indica-
tors of households and were available for most of the incorporated
places in the INCOG region.
Residential electric meters could not be used simply as counts of
households. Adjustments were necessary for multi- family units served
by "master" meters and households which were not served by electric
service. Electric meter data from 1980 were used in conjunction with
1980 household data from the U.S. Census to calibrate the 1989
electric meter data to more accurately estimate households in 1989.
In addition, housing unit counts were available for incorporated pla-
ces in Tulsa County from county assessor records. Adjustments to this
data were necessary for multi- family housing and mobile homes. Multi-
family housing unit counts were obtained from INCOG's Apartment and
Condominium Directory. Assessor records on mobile homes were
augmented with data from an INCOG survey of mobile home parks.
Population per household is based on the State experience in the
change in population per household since 1980. Population per house-
hold has decreased by .07 persons per household from 1980 to 1987
based on survey data and estimates of the Census Bureau for the State
of Oklahoma. The general decline in household size, evident since
1940 and especially precipitous in the 1970's, is continuing albeit at
a slower rate in the 1980's. The 1989 population per household figures
reflect the national trend toward smaller households. The 1989 local
level is taken as the 1980 local level plus the estimated change from
1980 to 1987 in household size at the state level ( -.07).
Three separate equations relating electric meter data to population,
and one equation relating dwelling units to population were used to
arrive at the final population estimates. In some instances, data for
1980 were unavailable or considered unreliable. And in some instan-
ces, the electric utilities' service areas extended beyond the cor-
porate limits. These data constraints necessitated the use of
multiple estimation procedures with the available electric data.
Specifically, electric meter data used three methods for estimating
population: POP87A, POP89B and POP89C. POP89A estimates population
on the basis of 1989 households as indicated directly by the 1989
residential electric meter data:
POP89A = (ELEC89 X PPH89) + GQ89
Memo to Data Users
Page 3
April 24, 1989
Method B uses the 1989 household estimate of Method A and a similar
household estimate for 1980 to form a ratio to adjust the 1980 house-
hold count from the Census to a 1989 household count:
POP87B = E(ELEC89 X HH80 x PPH89)] + GQ89
ELECK
Method C is calculated on the basis of the number of households in
1989 as estimated by the number of households in 1980 (from the
Census) plus the difference in residential electric meters from 1980
to 1989:
POPC = E(ELEC89 - ELEC80 + HH80) X PPH 891 + GQ89
Finally, the dwelling unit method in POP87D estimates population on
the basis of 1989 households as indicated directly by the dwelling
unit data:
POP87D = E(DU89 X VAC ADS) X PPH891 + GQ89
The population estimate derived from electric meter data is an average
of the estimates which are based upon the data which are available and
considered reliable. In some instances, 1980 data for electric meters
may be unavailable (or believed inaccurate), then only those popula-
tion estimate methods which have the requisite data can be used to
arrive at the final population estimate.
The appropriate method to use with either the electric meter or
dwelling unit data is based on the availability and quality of the
data. If the electric meter data were deemed generally superior to
dwelling unit data for a particular place, then the population esti-
mate would be on the basis of the electric meter data. Given equal
confidence in the reliability of the electric meter data, and the
dwelling unit data, the population estimate would be the average of
the population estimates derived by the various data sources.
A few places did not have electric meter data available. In these few
cases, the 1989 population was estimated using a linear extrapolation
of the population trend based on the 1970 and 1980 census populations,
or from 1989 housing counts obtained by field surveys or from aerial
photography.
Finally adjustments in the electric meter methods were made for vacant
housing units where such data were available. The most current data
available on vacancy rates were obtained from a November, 1985 Postal
Vacancy Survey.
Population in group quarters for 1989 was derived from the average
daily census for nursing homes as reported by the Oklahoma Department
Memo to Data Users
Page 4
April 24, 1989
of Human Services and from a telephone survey of other group quarters
conducted by INCOG.
Counties. Data on residential electric customers were unavailable
at the county level. Current housing unit counts were available only
for Tulsa County. Census Bureau county population estimates for July 1,
1987 were used for other counties.
Unincorporated Areas. Unincorporated areas within Creek, Osage and
Wagoner counties are the balance of the county not accounted for by
the population in incorporated places. Electric and water meter data
are unavailable for these areas of political geography. Current
housing unit counts and occupancy rates are also unavailable. Caution
is urged in using the unincorporated area estimates for Creek, Osage
and Wagoner Counties as they are a residual balance from different
estimating techniques used for incorporated places and county popula-
tions. Housing counts for the unincorporated area of Tulsa County
were available and were used for the unincorporated population esti-
mate for Tulsa County.
Multi- County Places. Populations of multi- county places are appor-
tioned according to the county distributions of these populations in
1980 or based on 1989 housing counts where such data are available.
Comparison with previous estimates. Several improvements have been ade m —in this year's estimation process, both in terms of data and
methods for incorporated places. Data users should be aware, however,
that, while we believe these improvements will result in greater
accuracy for the current estimates, the use of our estimates from pre-
vious years for time series purposes is discouraged.
Results. INCOG area 1989 estimates are given in the attached table.
Acknowled ?ements. Once again, we wish to extend our thanks to all the
loco oicials and utility companies who supplied the information on
which these estimates are based. Also assisting in the process were
Betty Baker, Rickey Jones, and Terry Taylor of INCOG.
RB /BP /ve
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