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HomeMy WebLinkAbout1989.07.20_Planning Commission AgendaPUBLIC NOTICE OF THE MEETING OF THE OWASSO PLANNING COMMISSION TYPE OF MEETING: Regular Scheduled Meetine DATE: July 20, 1989 TIME: 7:00 -P.m. PLACE: Owasso City Hall, 207 S. Cedar Owasso Oklahoma NOTICE POSTED BY: Richard Hall TITLE: Owasso City Planner FILE P STED IN THE OWASSO CITY HALL AT 8:00 A.M. ON Junly 7, 1989. Richard chard Hall, City Planner OWASSO PLANNING COMMISSION REGULAR SCHEDULED MEETING Thursday, July 20, 1989, 7:00 p.m. Owasso City Hall, 207 S. Cedar Call to Order 2. Roll Call 3. Consider approval of the Minutes of June 15, 1989 ZONING PUBLIC HEARIN 4. OZ -79 INCO Inc. (2114) - A request to rezone three tracts totaling about 252.27 acres from AG (Agricultural) to RS -3 (Residential Single - Family High Density District) located southeast of the intersection of 96th Street North and 129th East Avenue PRELIMINARY PLAT 5. Owasso Commercial Center II (2914) - A replat of a portion of Lot 1 of Block 1 of the Owasso Commercial Center located east of the Northeast corner of the intersection of 76th Street North and the Mingo Valley Expressway service road SUBDIVISION REGULATIONS REVIEW 6. Review of Chapter Four of the proposed Owasso Subdivision Regulations. Discussion of development in and near Owasso 8. Adjourn OWASSO PLANNING MINUTES OF REGULAR MEETING Thursday, June 15, 1989, 7:00 PM Owasso City Hall 207 S Cedar, Owasso, Oklahoma MEMBERS PRESENT Ray Haynes Pat Imbriano Gary Wells Charles Willey MEMBERS ABSENT STAFF PRESENT None Richard Hall Marcia Boutwell The agenda for the meeting was posted in the Owasso City Hall, 207 S Cedar, on May 15, 1989. 1. CALL TO ORDER - Chairman Ray Haynes called the meeting to order at 7:02 p.m. 2. ROLL CALL - Chairman Haynes declared a quorum present. 3. CONSIDER APPROVAL OF THE MINUTES OF MAY 18 - The Commission reviewed the minutes of May 18, 1989. Pat Imbriano moved, seconded by Gary Wells, to approve those minutes as written. A vote on the motion was recorded as follows: Ray Haynes - Yes Pat Imbriano - Yes Gary Wells - Yes The motion carried 3 -0. 4. Recommendation on a request by Bill Waller for a waiver of the platting requirement (Section 260 of the Zoning Code) on a portion of Lot 1 of Block 1 of the Owasso Commercial Center located at the Northeast corner of 76th Street North and the Mingo Valley Expressway. Chairman Haynes introduced the matter. Richard Hall explained that Mr. Waller has a potential buyer for part of the above - mentioned property, but fears that the sale will fall through if he has to take the time to plat the property_ Since the property has already had two lot splits, the Owasso Subdivision Regulations allow no more without replatting. Also, lots zoned CS (Commercial Shopping Center District) must have a frontage of at least 150 feet on a service road or an arterial street. This property has no frontage on either 76th Street North or the east service road. (Enter Charles Willey at 7:25 p.m.) Owasso Planning Commission Minutes of June 15, 1989 Page 2 The Owasso Technical Advisory Committee heard the plat waiver request at its June 14, 1989 meeting and agreed that the property should be platted as required by Ordinance. Since the Owasso City Council is the only body that can waive the platting requirement, TAC recommended that a 17.5 foot utility easement be required around both proposed tracts if the Council does waive the platting requirement. Charles Willey moved to recommend to the City Council that the platting requirement be waived subject to the following conditions: 1. A drainage plan be developed for the proposed motel property; 2. Any public streets given for public access meet or exceed Owasso street standards: 3. A 17.5 foot wide easement be dedicated around the perimeter of the proposed motel property; 4. The driveway east of the day care center be extended as a public street a distance of 50 feet north of the north property line of the day care center to provide frontage required by the Zoning Code; 5. The driveway south of the Golden Corral restaurant be converted to a public street with the permission of the two restaurants on either side of the driveway; 6. That the balance of the property not purchased by the motel be platted. Motion was seconded by Pat Imbriano and a vote was recorded as follows: Ray Haynes - Yes Pat Imbriano - Yes Gary Wells - Yes Charles Willey - Yes The motion carried 4-0. 5. Review of Chapter Three of the proposed Owasso Subdivision Regulations. The Commission discussed the third chapter of the proposed Owasso Subdivision Regulations. The Planning Commission made the following amendments: Owasso Planning Commission Minutes of June 15, 1989 Page 3 In Section 3.2.2 change the maximum number of lot splits from three to two (2), In Section 3.3.2 following the word widths, add "all existing easements," and in the last sentence change City Planner to Planning Commission, In Section 3.3.3 change 8 1/2" by 14" to 8 1/2" by 11 ". Add "If drawing sizes are larger than 8 1/2" by 14 ", twenty -three (23) copies are required, In Section 3.4.1 add "Planning Commission and City Council." at the end of the sentence, In Section 3.4.6 delete the entire section, In Section 3.5 strike "total membership of that" and add a period following the word Committee. Strike "including all utility companies, the County Health Department, the Public Works Director and the City and County Engineers." In Section 3.6 following the words "and either approve ", add ",approve with conditions, ", In Section 3.7.B following the words "Appropriate tests shall be made ", delete accordingly and add "following Health Department Standards" In Section 3.7.3.C, strike numbers 1, 2, and 3. Move number 4 immediately following the last sentence of C so it reads "...to conform to said plane except upon a finding that existing structures lie in the right -of -way proposed by the Owasso Major Street and Highway Plan, In Section 3.7.4.B, strike the word "minimum ", In Section 3.7.5, change the words "City Clerk" to "Planning Commission Chair or Vice Chair ", In Section 3.7.6, add "where applicable" following "the developer shall submit" and change the word "Clerk" to "Planner ", In Section 3.7.6.A add "septic tanks and lagoons approved by the County Health Department. ", In Section 3.7.6.B, following the word "Facilities" add Sanitary Sewer Facilities and Water Supply Facilities" Owasso Planning Commission Minutes of June 15, 1989 Page 4 In Section 3.7.6.0 delete "and /or from the Rural Water District, whichever is applicable," In Section 3.7.6.1) at the end of sentence add "if public facilities are to be built." In Section 3.7.6 add the word "Public" following the word Construct" 6. Discussion of Development In and Near Owasso Richard Hall discussed current building activity. A citizen present at the meeting requested that Old Business and New Business be placed on each agenda as agenda items. The consensus of the Commission was that the agenda be left as is with an item for discussion of development and building activity, but with no old or new business items. If anyone wants an item placed on the agenda, they can let someone in the Community Development Department know. 7. ADJOURN - Pat Imbriano moved, Gary Wells seconded, to adjourn the meeting. A vote on the motion was recorded as follows: Ray Haynes - Yes Pat Imbriano - Yes Gary Wells - Yes Charles Willey - Yes The meeting was adjourned at 9:35 p.m. Chairman Secretary Date Case Number : OZ -79 S.T.R. : 21 T21N R14E Hearing Date : July 20, 1989 OWASSO PLANNING COMMISSION STAFF CASE REPORT APPLICANT: Maxine Burris for INCO Inc. TRACT LOCATION: Southeast of 96th St. N. TRACT SIZE: 247.94 Ac. and 129th East Avenue EXISTING ZONING: AG (Agricultural) EXISTING USE: Vacant PROPOSED ZONING: RS -3 (Residential PROPOSED USE: Residential Single Family High Intensity District) AREA STREETS: 129th East Avenue 96th Street North Existing Right-of-Way 33' West of Street Centerline 33' South of Street Centerline Planned Right-of-Way 50' West of Street Centerline 50' South of Street Centerline SURROUNDING AREA BACKGROUND: 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. Two homes are also located west of the tracts along 129th East Avenue. A subdivision containing large residential lots is located on the south side of 96th Street North. The subdivision is zoned RE (Residential Estate district) and is developing in the county to county development standards. Homes on acreages are scattered along 96th Street North. The remainder of the area is vacant and zoned AG (Agriculturally). SUBJECT PROPERTY BACKGROUND: The subject property contains three tracts that were recently annexed into the city limits. The Annexation Committee heard the request on April 27th, the Planning Commission heard the proposal on May 18th and the City Council reviewed the petition on June 6, 1989. Ordinance 403 accomplished the annexation and was approved by the Council on June 20, 1989. OZ -79 Staff Case Report July 14, 1989 Page 2 ZONING BACKGROUND: Only the subject tract and the Owasso Schools properties have been annexed into the city limits in the square mile containing the subject tract. The following case history concerns the properties west of the subject tract across 129th East Avenue. OZ-16 A request in April of 1974 by John Sublett to rezone 309 acres located north of 86th St. N. and west of 129th E. Ave. from AG to RS -1, RS-2, RM-2 and CS. The staff, Planning Commission and City Council approved a modified zoning proposal (Ord. 174, Lakeridge Additions). OZ-43 A request in January of 1979 by Bland Pittman rezone a 59 acre tract located northwest of the NW /c of 86th St. N. and 129th E. Ave. from RS -1, RS -2, RM -1 and OL to AG, RS -3, RM -1 and OL. The Staff, Planning Commission and City Council concurred in approval of a modification of the request (Ord. 257) OZ -46 A request in July of 1979 by the City of Owasso to administratively rezone a 6 acre tract located north of the NW /c of 86th St. N. and 129th E. Ave, from RM -1 to RS -3. The Staff, Planning Commission and City Council concurred in approval of the proposal (Ord. 267). OZ -48 A request in October of 1979 by Canterbury Properties to rezone a 308 acre tract located west of 129th E. Ave. between 86th St. N. and 96th St N. to RS -3, RS -2, RM -1, RM -2, OL, RD, CS and AG. The staff and Planning Commission concurred in approval but the City Council denied the request. In April of 1980 the Council refused to reconsider the decision and was sued. In July of 1980 the Council and land owners agreed to a District Court journal entry judg- ment that approved a compromise zoning pattern that approved RS -3 zoning west of the High School. OZ -67 A request in May of 1983 by Ow Inc. to rezone an irregular shaped west of 129th E. Ave. at 91st St. N staff had no recommendation but the City Council concurred in approval property (Ord. 327). asso Lakeridge Terrace, 101 acre tract located from RS -2 to RS -3. The Planning Commission and of RS-3 zoning on the OZ-73 A request in February of 1986 by Pittman -Poe and Associates to rezone three tracts from RM -1, RM -2 , RD and AG to OM for a medical campus. The Staff, Planning Commission and City Council concurred in approval of OL zoning on the south 200 feet of the property and OM on the remainder of the tract (Ord. 351). OZ -79 Staff Case Report July 14, 1989 Page 3 STAFF ANALYSIS: RS -3 is the most common type of residential zoning in the City of Owasso. Developers favor the zoning because they can subdivide larger lots than required by the Zoning Code district, but they cannot develop smaller lots. For example, if a developer needs a small lot in a particular area of an addition, he can more easily do so with RS -3 zoning than another type of residential zoning. The remainder of the lots in the addition may be larger than the Zoning Code requirement. The City, however, could be better served with a more diverse zoning strategy. There is no RS -2 zoning in the City. There is only one addition zoned RS -1 and one zoned RE. There is therefore little choice in housing in the city; almost all lots are the smallest size. Also, unfortunately, the most lenient standard becomes the standard. For instance, upscale homes have suddenly become popular. The newest addition in Owasso has homes that are about 500 square feet larger than homes built just last year. The lot size has not changed, however. Builders are trying the put a larger house on the same small lot. The result is cramped lots and an increased incidence of homes that are being accidentally built over lot lines. STAFF RECOMMENDATION: I recommend approval of RS -3 zoning on the subject tract. The zoning is in conformance with the Zoning Code and that type of zoning is already located in the area across 129th East Avenue from the subject tract. OWASSO SUBDIVISION CHECKLIST Approval Requested: Sketch Plat Preliminary Plat X Preliminary and Final Plat Final Plat Owasso Technical Advisory Committee hearing date 7 -19 -89 Owasso Planning Commission hearing date 7 -20 -89 Owasso City Council hearing date Location NE /C. 76th St. N. and U.S. 169 Hwy. S.T.R. 29 -21 -14 Plat Name Owasso Commercial Center II Developer Oklahoma Investment Company Engineer Tuttle and Associates Acreage 12.69 Number of Lots 9 CONDITIONS OF APPROVAL This subdivision checklist, or a revised list, shall accompany a plat proposed for final release by the City Council of the City of Owasso. All conditions noted shall be fulfilled before the plat shall be considered for approval by the Owasso City Council. It is the responsibility of the subdivider, developer and plat engineer that all Owasso Subdivision regulations and the conditions listed below are satisfied. Only the numbered conditions pertain to this particular subdivision. Once the conditions are satisfied, those that are noted with an "A" shall be initialed by the City Engineer, those noted with a "B" shall be initialed by the Building Inspector, those noted with a "C" shall be initialed by the City Planner, and those noted with a "D" shall be initialed by other authorities as shown. 1 Utility easements shall meet the approval of the utility companies. Coordination will be required, particularly if an underground facility is planned. Show additional easements as required. D Oklahoma Natural Gas Company D Public Service Company D Southwestern Bell Telephone D City of Owasso 2 A Paving and drainage plans shall be approved by the City of Owasso. 3 A Drainage system study, including the boundaries of the 100 year flood calculated on the basis of 100% or full upstream urbanization, shall be approved by the City of Owasso. 4 A Water and sewer plans shall be approved by the City of Owasso. 5 A Sewage disposal, the method and plans therefore, shall be approved by the Tulsa City- County Health Department. 6 A A topo map shall bee submitted for review prior to review of the final plat 7 A Building pad elevations shall be placed on each lot on a copy of the final plat prior to recording the plat. Said copy shall be submitted to the City Engineer. 8 A Show the location of all monuments. 9 A Sidewalks shall be provided along both sides of all streets in all zoning categories except industrial in accordance with Ordinance number 182, Article III, Section 3. 10 A & C Access points (or access to the tract) shall be approved by the City of Owasso and shown on the plat accordingly in an appropriate location. 11 A & C Bearings or true north and south shall be shown on perimeter of land being included in the plat. Show a bearing from the Northeast corner of the section to the POB. 12 B Street names shall be approved by the City of Owasso. 13 C A Corporation Commission letter or certificate of non - development shall be submitted (or plugging records) for any oil and /or gas wells before the final plat is released. 14 C Restrictive covenants and deed of dedication shall be submitted for review prior to release of final plat (City Attorney shall also review). 15 C Adjacent streets and /or widths thereof should be shown on final plat. Show adjacent access points. 16 C Complete dimensions shall be shown on all lots streets, building lines, easements, etc. 17 C Key or location may shall be complete. Show all section subdivisions, Mills School, the area being platted and the correct acreage and number of lots. 18 C All Subdivision Regulations shall be met, including provisions of Appendix A and Ordinances 182 and 233, and all other amendments prior to release of final plat. 1 D Subdivision must meet the requirements of the Owasso Fire Marshal. Show fire hydrants as specified by the Fire Chief. 20 C Other Conditions: a. Show a shared access point between lots 3 and 4 and show Limits of No Access (LNA) along 76th Street North. b. Show a 25' Building Line for lots 1, 2 and 3. Lot 3 should be made larger to compensate for the reduced building area caused by the setback line from the cul -de -sac street. c. Show all of the subdivision within a heavy line if the whole original Owasso Commercial Center plat is to be replatted. If only a portion is to be replatted, do not show the original lots or dimensions. d. Show the name and width of the cul -de -sac street. e. Show all separate instrument easements effecting the platted property. f. Show the name and address of the owner(s). SECTION 41 GENERAL Subdivision design shall reflect the provisions of the Zoning Code, the Owasso Major Street and Highway Plan, other city ordinances and these regulations to the end that each subdivision will relate harmoniously with adjacent areas and the community in an orderly, safe, efficient and attractive manner. SECTION 42 STREETS 4.2.1 Access_ A_ Each lot of a subdivision shall be provided with access to a public street or approved private street or highway to assure convenience of the lot owner as well as to provide for the layout of utilities, waste removal, deliveries and emergency services. B. Lots shall not generally derive access from major streets. Provisions restricting ingress and egress to streets may be required by the Planning Commission and City Council to assure traffic safety and to relieve congestion at intersections. C. Double frontage lots and reversed frontage lots shall be avoided except where necessary to provide separation of, residential development from traffic arterials or to overcome specific disadvantages of topography or orientation. 4.2.2 Street Plan_ Major streets shall be planned to conform with the Owasso Major Street and Highway Plan. 4.2.4 Abuttina Railroad or Highway Right-of-Way- Where a subdivi- sion abuts or contains a railroad right -of -way or limited access highway right -of -way, the Planning Commission and City Council may require a street approximately parallel to and on each side of such right -of -way at a distance suitable for the appropriate use of the intervening land. Such distances shall also be determined with regard for the requirements of approach grades and grade separation. 4.2.3 Abp. 9na Arterial P : Where a subdivision abuts or con- tains an existing or proposed arterial street, the Planning Commission may require service streets, reverse frontage with screen planting contained in a non - access reservation along the rear property line, deep lots or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. 4.2.4 Through Traffic: Minor streets shall be arranged so that their use by through traffic will be discouraged. Industrial and commercial streets shall not inject non - residential traffic into residential areas. The arrangement of streets 19 within a subdivision shall, except for cul -de -sacs, connect with streets already dedicated in adjoining subdivisions or provide for future connections to adjoining unplatted tracts. 4.2.5 Adjacent PrODerties: Streets shall be arranged so as to cause no undue hardship on the subdivision or adjacent unplatted tracts and the Planning Commission and City Council may require the dedication of street rights -of -way to facilitate the future subdivision of such properties. 4.2.6 Reserve Strips: Reserve strips controlling access to streets shall be prohibited except where approved by the Planning Commission and City Council. 4.2.7 Future Development- Where a tract to be subdivided includes only a portion of the tract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided remainder of the property shall be prepared and submitted by the subdivider. 4.2.6 large Lots: When a property is subdivided into larger than normal lots, such lots shall be so arranged as to permit the logical location and opening of future streets and easements should the property be resubdivided. 4.2.9 Street Jogs: Street jogs with center -line offsets of less than one hundred fifty (150) feet shall be avoided. 4.2.10 Dedication of Right -of Way: Whenever a major street is located adjacent to the outer edge of a subdivision, one- half (1/2) of the right -of -way shown on the Owasso Major Street and Highway Plan shall be dedicated, if it is determined by the Planning Commission and City Council that such dedication is equitable and feasible for the other half of the right -of -way from the adjacent property. Half- street dedications on minor streets are prohibited. 4.2.11 Cul -de -sac Streets: All dead -end streets having a length of more than one hundred fifty (150) feet shall terminate in a cul -de -sac which has a circular turn - around having a minimum right -of -way radius of fifty (50) feet and a pavement radius of forty (40) feet. No such cul -de -sac street shall be more than six hundred (600) feet in length measured from the entrance to the center of the turn - around. 4.2.12 Street Names and Numb . A. No street names shall be used which will duplicate or be confused with the names of existing streets. East -West street names shall be tree names, North -South streets shall be numbered using the Tulsa County system_ Where a street is an extension of an existing street, the existing name shall be used. Where a new street is not an extension of an existing 20 street, new names or numbers may be used subject to the approval of the Planning Commission and City Council_ S. Address numbers shall be assigned by the City Planner and approved by the Planning Commission and City Council. 4.2.13 Intersections: Streets shall be designed to intersect at right angles or as near to right - angles as possible. Within subdivisions, three -way intersections are preferable to four - way intersections. Right -of -way corners at minor street intersections shall have a minimum radius of twenty five (25) feet. Right -of -way corners involving a major street or highway shall have a minimum radius of forty (40) feet. 4.4.14 Street Layout: A. Road shall be related appropriately to the topography. B. Local roads shall be curved whenever possible to avoid uniformity of lot appearance. All streets shall be arranged so as to obtain as many as possible of the building sites at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in the design standards of these regulations. C. All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated right -of- way as established on the Major Street and Highway Plan. D. Minor or local streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems and to require the minimum number of streets necessary to provide convenient and safe access to property. E. The rigid rectangular grid street pattern need not necessarily be adhered to, and the use of curvilinear streets, cul-de-sacs, or U- shaped streets shall be encouraged where such use will result in a more desirable layout. 4.2.15 Right -of -Way Widths: Minimum right -of -way of all proposed streets shall be of the width specified in the Owasso Major Street and Highway Plan, or if no width is specified therein, the minimum width shall be as follows: 21 TYPE OF STREET Highway Primary Arterial Secondary Arterial Commercial or Industrial Collector Residential Frontage or Service Commercial Alley MINIMUM RIGHT -OF -WAY WIDTH As required by the standards of the Oklahoma Department of Transportation 120 feet 100 feet 80 feet 50 feet 40 feet 30 feet Residential Alley 20 feet Cul-de-sac Radius 50 feet 4.2.16 PayinE Width: The minimum paving width for all streets, measured from curb face to curb face, shall be as follows: TYPE OF STREET MINIMUM PAVING WIDTH Highway As required by the standards Primary Arterial Secondary Arterial Commercial or Industrial Collector Residential Collector Residential Frontage or Service Alleys Cul-de-sac Radius 22 of the Oklahoma Department of Transportation 76 feet (6 lanes) 50 feet (4 lanes) 63 feet (5 lanes) 40 feet (without parking) 36 feet 26 feet 26 feet 15 feet 40 feet 4.2.17 Grades: A. The grades of streets shall not exceed the following, except by variance approved by the Planning Commission and City Council as specified in Section 1.7: TYPE OF STREET Highway Arterials Collectors Residential MAXIMUM GRADE As required by the standards of the Oklahoma Department of Transportation 5.0 percent 8.0 percent 10.0 percent B. All streets shall have a minimum allowable grade of 0.5 percent if composed of Portland Cement and 1.0 percent of composed of asphalt. At intersections, the maximum grade shall be 4.0 percent for a distance of not less than 100 feet from the curb line of the intersecting street. C. All changes in grade in excess of one percent shall be connected by a vertical curve of reasonable length assuring adequate visibility. Length of vertical curve shall be determined by using the latest AASHTO criteria for the stopping sight distance. D. Whenever practical, street grades shall be established in such a manner to avoid excessive grading or removal of trees. 4.2.18 Street Alignment: The horizontal and vertical alignment of streets shall not exceed the following, except by variance approved by the Planning Commission and City Council as specified in Section 1.7: A. Horizontal - Maximum radii of Centerline TYPE OF STREET MAXIMUM HORIZONTAL Highway Primary Arterial Secondary Arterial Commercial Collector As required by the standards of the Oklahoma Department of Transportation 600 feet 400 feet 400 feet 23 Residential Collector 200 feet Residential 100 feet There shall be a tangent between all reversed curves of a length in relation to the radii of the curves so as to provide for a smooth flow of traffic. B. Vertical - Sight distances. All changes in street grade shall be connected by vertical curves of such length as to provide for the minimum sight distance required: TYPE OF STREET Highway Primary Arterial Secondary Arterial Commercial Collector Residential Collector Residential MINIMUM SIGHT DISTANCE As required by the standards of the Oklahoma Department of Transportation 750 feet 500 feet 500 feet 200 feet 100 feet SECTION 4.3 ALLEYS 4.3.1 Commercial and Industrial Districts: Alleys may be required by the Planning Commission and City Council in commercial and industrial zoned districts to provide service access, off - street loading and unloading, parking and access for police and fire fighting services. Such alleys shall be not less than thirty (30) feet in width of right -of -way. 4.3.2 Residential: Alleys are encouraged but not required for resi- dential zoned properties, and when provided shall not be less than twenty (20) feet in width of right -of -way. 4.3.3 Al;anment: Horizontal changes in alignment shall be gradual and at intersection corners shall have a radius of twenty (20) feet to permit safe vehicular turning movements. 4.3.4 Dead -end Alleys: Dead end alleys shall be avoided where poss- ible, abut where unavoidable, and shall be provided with an adequate vehicle turnaround at the terminus as determined by the City Engineer, Planning Commission and City Council. 4.3.5 Obstructions: No obstructions shall be permitted in areas reserved for alleys. 24 SECTION 4.4 EASEMENTS 4.4.1 Width: The Planning Commission may require easements of a minimum width of twenty -two (22) feet, eleven (11) feet on each rear lot line and along each side lot line, and seventeen and one -half (17.5) feet on the subdivision perimeter, or of a width as specified by the Technical Advisory Committee for poles, wires, conduits, drainage, sanitary sewer, gas, water, power, cable television and other utility lines. 4.4.2 Continuitv: Utility easements shall connect with easements established in adjoining properties. These easements, when approved, shall not thereafter be changed without the approval of the City Council, by ordinance, after review and recommend- ation by the Planning Commission. 4.4.3 Drainage Easements: Drainage easements for storm sewers may be required. Easements for open channel drainage may be 'required where the cost for the installation of storm sewers is considered to be prohibitive. These easements may be along the side lot lines, but usually the design should be such that the drainage will be carried along the rear of the lots. If open channel is to be carried in the street right -of -way, additional right -of -way width shall be provided. All drainage easements shall be of a size to allow equipment access for construction and maintenance of the facility. 4.4.4 City Approval: The location, width, and alignment of all easements shall be subject to review by the Technical Advisory Committee prior to approval by the Planning Commission and City Council. SECTION 4. 5 LOTS 4.5.1 Access: Every lot shall abut a street dedicated to the public or a private street of an approved Planned Unit Development or other approved access (See Section 4.2.1 A.). 4.5.2 Double Frontage: Subdivisions should be designed so that lots do not front on two parallel streets except where a row of lots is designed to separate residential development from through traffic or overcome specific disadvantages of terrain and orientation (See Section 4.2.1 C). 4.5.3 Zoning Code Requirements: Lot dimensions, yard sizes, build- ing setback line dimensions, and lot areas shall conform to the minimum requirements of the Zoning Code. 4.5.4 Corner Lots: Lots at the intersections of streets should exceed minimum Zoning Code area requirements to provide adequate building areas and required building setbacks from intersecting streets. 25 4.5.5 Large Lots- When a tract is subdivided into lots larger than one (1) acre, such subdivision shall be designed to permit the opening of future streets and the establishment of additional utility easements should the land be resubdivided (See Section 4.2.8). 4.5.6 Long Lots: Excessive lot depth in relation to lot width is prohibited. The maximum lot depth shall not be greater than the quotient of the lot width divided by 0.45 (45 %). In other words, the maximum lot depth = lot width / .45. 4.5.7 Lot Lines: Side lot lines should be approximately at right angles to straight street lines or radial to curved street lines. 4.5.8 Parking and Loading: Commercial and Industrial lots should be of an appropriate size and shape so provide for adequate off - street parking and loading facilities. SECTION 4.6 BLOCKS The length, width and shape of blocks shall be suited for the planned use of land, consistent with Zoning Code requirements and the need for convenient access, control and safety of street traffic and the limitations of terrain. 4.6.1 Length: Blocks for residential use shall normally not exceed one thousand three hundred twenty (1320) feet in length. When such a block exceeds eight hundred (800) feet, the Planning Commission and City Council may require a dedicated easement not less than fifteen (15) feet in width and a paved crosswalk not less than four (4) feet in width to provide pedestrian access across the block. 4.6.2 Width: Blocks for residential use shall have sufficient width to provide for two (2) tiers of lots of appropriate depth, except on the boundaries of a proposed subdivision or where it is important to separate residential development from other types of development or through traffic. Blocks intended for commercial, office or industrial uses should be of a width suitable for the intended use, with due allowance for off - street parking and loading facilities. Blocks for such uses should normally not exceed six hundred (600) feet in length. SECTION 4.7 BUILDING ,IN . 4.7.1 Zoning Code requirements- Building lines shall be provided for all subdivision plats in accordance with the requirements of the Zoning Code district in which the subdivision is located unless varied by the Board of Adjustment. 4.7.2 Restrictions on a.: Restrictions requiring buildings to be located within the building lines shown on the plat shall be set forth on the plat or on a separate recorded instrument. 26 SECTION 4-8 FLOOD PLAIN AREAS 4.8.1 Prohibitions and Exceptions: Areas identified by the official flood plain maps of the City of Owasso which are subject to flooding hazards and periodic inundations, shall not be subdivided into lots, tracts or parcels for any use which would be incompatible with such flooding hazards unless: A. Improvements meeting the standards and requirements of the City Engineer are designed to render such land safe for residential or other uses, or B. The intended use of the land is permitted by city ordinances or permitted by Variance or Special Exception as outlined by city ordinance. SECTION A-8 OIL AND GAS WELLS 4.9.1 Setback from Producing Wells: Where there is found to be a producing oil or gas well which is in or within one hundred fifty (150) feet of the boundaries of a proposed subdivision, there shall be a building setback line so placed on the plat to prevent the erection of a building within one hundred fifty (150) feet of such well. 4.9.2 Setback from or lugging of Abandoned Wells: Where there is found to be an abandoned oil or gas well which is not adequately plugged according to the standards established by the state law and the Oklahoma Corporation Commission, which well is within the boundaries of a proposed subdivision or within one hundred fifty (150) feet of said subdivision, said well shall be adequately plugged according to said standards and so certified by the Oklahoma Corporation Commission before the plat of such addition is given final approval. In lieu of plugging such wells, a building setback line shall be so placed on the plat to prevent the erection of a building within one hundred fifty (150) feet of such well. In any event, a certificate or clearance shall be obtained from the Oklahoma Corporation Commission as to the existence of any wells reflected in their records. SECTION 4-10 PUBLIC AREA AND OPEN SPACE DI 81IO I In the subdivision of land or resubdivision of an existing plat, due consideration shall be given by the subdivider to the dedication or reservation of suitable sites for parks, playgrounds or other public recreational areas or open spaces. All areas to be reserved for or dedicated to public use shall be indicated on the preliminary plat in order that it may be determined when and in what manner such areas will be dedicated or conveyed to the city. Such land must be free and clear of mortgage or liens at the time of such dedication or conveyance. 27 SECTON 4.11 HILLSIDE DEVELOPMENT The development of hillside areas greater than ten percent (10 %) shall grading and filling and retain natural slope in excess of twenty percent (20 %) space or developed in accordance with as defined by the Zoning Code. r any area with a slope of be designed to minimize ground cover. Areas with shall be utilized as open Planned Unit Development SECTION 4.12 PLANNED UNIT DEVELOPMENT When a subdivision is developed as a Planned Unit Development in accordance with applicable provisions of the Zoning Code, the Planning Commission and City Council may vary the requirements of these regulations in order to allow the subdivider more freedom in the arrangement of the subdivision but at the same time protect the convenience, health, safety, and welfare of the probable future residents of the subdivision as well as the character of the surrounding property and the general welfare of the entire community. 28