CITY BOARD OF ADJUSTMENT
Tuesday,
June 11, 2002, 1:00 p.m.
Francis
F. Campbell City Council Room
Plaza
Level of City Hall
Tulsa
Civic Center
|
MEMBERS
PRESENT |
MEMBERS
ABSENT |
STAFF
PRESENT |
OTHERS
PRESENT |
|
Dunham,
Vice Chair |
Turnbo |
Beach |
Boulden,
Legal |
|
Cooper Perkins |
|
Butler
|
Cox,
Neighborhood Inspection |
|
White,
Chair |
|
|
|
The notice and agenda of said meeting was posted in the Office of INCOG, 201 W. 5th St., Suite 600, on Friday, June 7, 2002, at 09:00 a.m., as well as at the City Clerks office, City Hall.
After declaring a quorum present, Chair, White called the meeting to order at 1:00 p.m.
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Mr. Jim Beach
read the rules and procedures for the Board of Adjustment Public
Hearing.
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MINUTES:
On
MOTION of Perkins, the Board
voted 3-0-0 (White, Dunham, Perkins "aye"; no "nays"; no "abstentions"; Cooper,
Turnbo "absent") to APPROVE
the Minutes of May 28, 2002 (No. 842).
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Mr.
White announced that the two cases for reconsideration would be heard later in
the hearing when there were at least four board members present to hear the
presentation.
Action
Requested:
Special Exception to permit auto sales in a CS district. SECTION 701. PRINCIPAL USES PERMITTED IN COMMERCIAL
DISTRICTS Use Unit 17; Variance of requirement that there be no open-air
storage or display of merchandise within 300 of adjoining R district. SECTION 1217.C. USE UNIT 17. AUTOMOTIVE AND ALLIED ACTIVITIES, Use
Conditions, located NW/c 106th E. Pl. & E. Admiral
Pl.
Presentation:
Mike Lang, stated he represented Randall G. Gehring. He informed the Board that the applicant
proposes to open a used car lot on the property. Mr. Lang pointed out that the property
was originally used for a gas station and then a security company maintenance
depot. Mr. Gehring has discussed
his plan with the neighboring church and other neighbors and they offered their
support. He has already begun
improving the property and plans to do much more. He offered a list of conditions (Exhibit
B-1) that were suggested by a neighborhood association. The applicant would be
willing to follow these conditions with the exception of the third condition
regarding signs, banners and such, should the application be approved.
Interested
Parties:
Wayne
Bohanon, 10617
E. 1st, stated he is President of the Wagon Wheel Neighborhood
Association. They are opposed
to the application for a used car lot in a CS district. He stated that their experience in east
Tulsa with used car lots has been that they soon deteriorate into a
junkyard. The owners typically go
into business with a towing service, so the towing service can have a location
to store the repossessed cars. He
listed other complaints of: bright outdoor lights and speakers; hours of
operation into the evening; inoperable vehicles stored on sight; cause of rats,
mice, mosquitoes and vermin; vehicles parked on grass; and increased
traffic. He added that the use
would violate the intent and spirit of the code. They asked for a hardship to be stated
for the variance. They further
oppose the storage and display of merchandise within 300 of a residential
district. Mr. Bohanon submitted a
photograph (Exhibit B-2). He
pointed out the close proximity of three homes. He stated it would reduce the quality of
life, reduce property values, increase traffic and accidents, and become another
junkyard.
Mr.
Cooper arrived at 1:15 p.m.
Troy
Williams, 402 S. 105th E. Pl.,
stated he is Vice-President of the Wagon Wheel Homeowners Association,
Inc. He was in agreement with Mr.
Bohanons objections. He submitted
photographs (Exhibit B-2) to the Board.
Tabitha
Watkins,
20 N. 106th Pl. E., stated she represented the family that owns all
three homes abutting the subject property.
She listed concerns of bright lights, security after hours, distance cars
would be parked from the residences, and request a screening fence behind the
homes on the north of the subject property.
Art
Justis,
City Councilor, 1302 S. 122nd E. Ave., stated he opposes the
application. He would request that
restrictions be placed if the case is approved. He has sought for all Use Unit 17
properties be in a PUD; the autos be for sale; operable; no auto repair;
specific hours of operation; and no salvages or car
storage.
Applicants
Rebuttal:
Mr.
Lang stated the applicant is in full agreement regarding no junkyards in the
area. The plans are for a clean
used car lot only. They already
plan to put up a screening fence on the north side of the lot. He described the distance from the Wagon
Wheel homes as four lanes of traffic with a median and trees behind the
homes. He reminded the Board that
the church next door is in support of the application.
Comments
and Questions:
Mr.
Dunham asked for the proposed days/hours of operation. Mr. Lang stated the hours and days would
be 10:00 a.m. to 7:00 p.m. Monday through Saturday. Ms. Perkins asked about the number of
cars. Mr. Lang replied there would
be more than 15 cars, and 30 would be the maximum. He further explained that if you have
too many displayed it ruins the appearance of the lot. Mr. Boulden asked for the hardship. Mr. Lang responded that it would be an
improved appearance to the previous uses.
Board
Action:
On
MOTION
of Perkins,
the Board voted 4-0-0 (White, Dunham, Perkins, Cooper "aye"; no "nays"; no
"abstentions"; Turnbo "absent") to APPROVE
a Special Exception
to permit auto sales in a CS district; Variance of requirement
that there be no open air storage or display of merchandise within 300 of
adjoining R district, with conditions for Monday through Saturday 10:00 a.m. to
7:00 p.m.; maximum of 30 cars; auto sales only, no towing or recovery business;
and per the items listed in Exhibit B-1 with the exception of # 3: perimeter
barrier around the lot be no higher than three feet above the ground except for
the 6 screening fence to the residential property to the north; no chain link
fences; no inoperable vehicles, including no wrecked, or otherwise disabled
vehicles; only light mechanic work on vehicles inside the building; provide
customer parking in compliance with the code; no parking of vehicles on adjacent
properties including customers vehicles; no lights shining directly on adjacent
properties, on the following described property:
That part of Lot 5, in Spring Grove Subdivision of Lot 2, Section 6,
T-19-N, R-14-E, City of Tulsa, Tulsa County, State of Oklahoma, more
particularly described as follows, to-wit: Beg. at the SE/c of the highway
property line of Lot 5; thence W along the highway property line 165 to a
point; thence N 125 parallel to the E line of Lot 5 to a point; thence E 165
parallel to the S line of the highway property line to a point on the E line of
Lot 5; thence S 125 along the E line of Lot 5 to the POB.
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Action
Requested:
REQUEST FOR RECONSIDERATION of a
Special Exception to allow a bed and breakfast facility in an RS-3 zoned
district. SECTION 401. PRINCIPAL USES PERMITTED IN RESIDENTIAL DISTRICTS Use
Unit 2, located 1100 North 27th West Avenue.
Mr.
Beach announced that the Board would only decide whether to reconsider the case
at a future hearing based on new evidence to be presented.
Presentation:
Paul Vestal stated his concern that the application was previously
considered to include special events, not simply a Bed and Breakfast.
Comments and
Questions:
Mr.
White asked if the neighbors are in support of the application now. Joe McCormick, 601 Park
Tower, representing the owners of the subject property, stated that some of the
homeowners were concerned about special events. He added some neighbors stated they
would not object if it were just a bed and breakfast. He requested a continuance to meet again
with the neighbors and prepare another presentation to the Board. Mr. Dunham asked it the plans were for
five guest rooms. Mr. Vestal
responded in the affirmative.
Interested
Parties:
David
Mandrell,
1171 N. 27th W. Ave, stated that he lives across the street from the
subject property.
Comments and
Questions:
Mr.
White asked if the neighbors have changed their minds. Mr. Mandrell replied not that he is
aware of. He added that the
applicant and the Board made it clear at the last hearing that the request was
not for special events, just a bed and breakfast.
Interested
Parties:
Patty
Mandrell,
1171 N. 27th W. Ave., stated she was present at the last meeting and
understood completely that is was just for a bed and breakfast. She also attended the meeting with Mr.
Amos and the Murphys. She informed
the Board that neither she nor any of the neighbors present indicated that they
would support the application. They
were not asked if they would support it and no poll or vote was
taken.
Comments and Questions:
Mr.
Dunham thought there was some confusion at the previous hearing that this was a
zoning change. He believed the
confusion about the special events was cleared up. Mr. White commented that the bed
and breakfast would probably draw more guests during special events at Gilcrease
Museum. The close proximity to the
Gilcrease Museum and substandard streets would cause traffic problems. Mr. Boulden asked if the Board had
received any new information that would give them reason to reconsider the
case. Mr. White replied that he did
not see any new evidence. Mr.
Dunham agreed.
Board
Action:
No
MOTION
to Reconsider
was made on the following described property.
N/2 SW NE NE, Section 33, T-20-N, R-12-E, City of Tulsa, Osage County,
State of Oklahoma.
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Action
Requested:
REQUEST FOR RECONSIDERATION of a Special
Exception to reduce the number of off-street parking spaces from 27 required to
15. SECTION 1212a.D. USE UNIT 12a. ADULT ENTERTAINMENT ESTABLISHMENTS;
Off-Street Parking and Loading Requirements. SECTION 1408.B.4. NONCONFORMING
ADULT ENTERTAINMENT ESTABLISHMENTS; Special Exception to allow a bar within
150.00 from an R zoned district. SECTION 701. PRINCIPAL USES PERMITTED IN
COMMERCIAL DISTRICTS Use Unit 12a, located 4002 East 11th Street
South.
Presentation:
Andre Bahlinger, 5818 E. 77th St., submitted a packet
of information (Exhibit A-1) to the Board.
She pointed out her new evidence was that a Certificate of Occupancy was
issued to the tenant by the City of Tulsa in 1999. The application submitted at the
previous hearing was for a special exception for distance from a residential
district and to reduce the number of required parking spaces. She did not think the special exception
for distance was necessary since they received a Certificate of Occupancy.
Comments and
Questions:
Mr.
Beach responded that the bar was subject to the Zoning Code in 1994 and it did
not come into compliance, therefore it was illegal and had no lawful
non-conforming status. The
Certificate of Occupancy does not negate the zoning requirement for parking or
distance from the residential district.
Ms. Bahlinger responded that the previous tenants did not comply, but the
current tenant moved in with the intention to comply fully in 1999. She explained that because of a total
reorganization of Development Services there were several changes leading to
confusion as to the requirements.
She added that other than the condition for resurfacing, nothing was said
to the tenant or herself about the number of parking spaces or distance from the
residential district.
Mr.
White and Mr. Dunham were present at the previous hearing and agreed that no new
evidence for reconsideration was presented.
Interested
Parties:
There
were no interested parties who wished to speak.
Board
Action:
No
MOTION
for Reconsideration
was made for the following described property:
Lots 6 and 7, Block 1, Mayo Addition, City of Tulsa, Tulsa County, State
of Oklahoma.
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Action
Requested:
Variance of setback from 79th East Avenue from 50 to 47.5 to
permit new construction. SECTION
703. BULK AND AREA REQUIREMENTS IN
THE COMMERCIAL DISTRICTS; Variance of maximum floor area ratio from .50 to .63
to permit a new hotel in a CS district.
SECTION 703. BULK AND AREA
REQUIREMENTS IN THE COMMERCIAL DISTRICTS, 3100 of South 79th East.
Avenue.
Presentation:
Danny Mitchell, 4111 S. Darlington Ave., submitted a site plan
(Exhibit C-1) to the Board. He
pointed out to the Board that other hotels in the area have variances for the
same FAR or similar. He also noted
the easements for a sanitary sewer, a
very large drainage ditch, and the configuration of the lot as the
hardships. He showed the Board that
the variance is only for a corner of the structure where the elevator would be
located.
Mr.
White stated that Mr. Cooper would abstain from this case.
Interested
Parties:
There
were no interested parties who wished to speak.
Board
Action:
On
MOTION
of Dunham,
the Board voted 3-0-1 (White, Dunham, Perkins "aye"; no "nays"; Cooper
"abstained"; Turnbo "absent") to APPROVE
a Variance
of setback from 79th East Avenue from 50 to 47.5 to permit new
construction; Variance of maximum floor area ratio from .50 to .63
to permit a new hotel in a CS district, per plan, on conditions for hotel use
only and that no restaurants, or accessory uses be allowed, finding the existing
easements and lot configuration are the hardships, on the following described
property:
All that part of Lot 3, Interchange Center, City of Tulsa, Tulsa County,
State of Oklahoma, lying in the NE/4 of Section 23, T-19-N, R-13-E of the IBM,
more particularly described as follows, to-wit: Commencing at the NE/c of said
Section 23; thence due W a distance of 1,206.93; thence due S a distance of
692.34 to a point in the SEly right-of-way of I-44 and the NWly boundary of
said Lot 3 and the POB; thence N 48°5530
E along the SEly right-of-way of I-44 a distance of 150.00; thence S
41°0430
E a distance of 278.99; thence S 00°0000
E a distance of 92.10 to a point in the Nly right-of-way of S. 79th
E. Ave.; thence on a curve to the left having a radius of 390.00 along said Nly
right-of-line of S. 79th E. Ave. a distance of 124.00; thence N
20°2303
W a distance of 50.00; thence N 41°0430
W a distance of 240.28 to the POB.
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Action
Requested:
Special Exception to allow Use Unit 26, in an IL zoned district. SECTION 901. PRINCIPAL USES PERMITTED IN INDUSTRIAL DISTRICTS Use Unit 26; Variance to allow parking on gravel and grass area. SECTION 1303.D. DESIGN STANDARDS FOR OFF-STREET PARKING AREAS, located E of NE/c E. Zion & N. Kingston.
Presentation:
Diana Dean Davie, 5124 E. Easton, stated she moved there in 1990,
cleaned the site, and fenced it.
She leased it out for two years and then purchased it. She obtained IL zoning in 1998, and
complied with all the requirements that she was aware of. Kevin Cox with Neighborhood Inspections
advised her that she needed an all-weather surface for parking vehicles. Ms. Davie stated she has surfaced about
80% of the parking area. She
informed the Board that most of the cars she picks up are impounded. She explained that it takes time to
contact the owners before she can legally dispose of the vehicles. She submitted photographs (Exhibit D-2)
to show the surrounding properties.
A petition in support and other photographs were submitted (Exhibits D-1
and D-3).
Comments and
Questions:
Mr.
White asked if she has her own wrecker service or or if other services bring
cars to her. Ms. Davie replied that
she has her own wrecker service and does not use any other. Mr. White asked how many of the
cars are inoperable. She responded
about 60%. He asked if she sells
parts. She responded that she does
not.
Interested
Parties:
David
Patrick,
City Councilman for District 3, stated he is in support of the application. He is familiar with the area and her
business. He spoke in support of
her efforts to comply with the code, and that she has run a good business
there. He noted that the
configuration of the lot is unique and needs some special considerations. He stated that the business is needed
and the location is appropriate.
Mr. Beach asked him if the property had been used as an outdoor storage
since before 1970. The Councilman
replied in the affirmative.
Kevin
Cox,
with Neighborhood Inspections, 111 S. Greenwood, stated he directed Ms. Davie to
the Board. He stated that she has a
viable business and with this relief she could continue to operate. He mentioned that it would still be
non-conforming if she had not obtained rezoning to IL. He informed the Board that she is making
progress in complying with the code and he would like to work with her to meet
the rest of the requirements.
Comments
and Questions:
Mr.
White mentioned that the applicant has an 8 fence between her property and the
property to the west. Mr. Beach
stated there is a screening requirement for the south and the south half of the
west side of her property.
Councilor Patrick informed the Board that the property to the south is a
wooded area and cannot be developed because of the flood plain. Mr. Beach stated that the applicant
would need more relief to not screen the adjacent RS
property.
Board
Action:
On
MOTION of Dunham, the Board voted 4-0-0 (White, Dunham, Perkins,
Cooper "aye"; no "nays"; no "abstentions"; Turnbo "absent") to
APPROVE a Special
Exception to
allow Use Unit 26, in an IL zoned district; and a Variance to
allow parking on gravel and grass area as shown on the plan within 30 months,
finding it will not cause substantial detriment to the public good or impair the
purposes, spirit, and intent of the Code, or Comprehensive Plan; and to
CONTINUE Case No. 19369 for additional relief to the meeting on
June 25, 2002, for the following described property:
Tract 1: Beg. 355.86 S NW/c W/2 E/2 E/2 NW NE thence E 165.10, thence N 196.24, NW 197.69, thence S 306.03 to the POB; Tract 2: Beg. 354.92 S NE/c E/2 E/2 E/2 NW NE, thence W 165.06, thence N 196.24, thence SE 198.03, thence S 86.26 to the POB; and Tract 3: Beg. 268.66 S of NW/c NE NE, thence SEly 116.00, thence SWly 26.5, thence W 81.80, thence N 76.84 to the POB, all in Section 27, T-20-N, R-13-E, City of Tulsa, Tulsa County, State of Oklahoma.
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Action
Requested:
Variance of setback from centerline of the street of 45 down to
30. SECTION 210.B.5.b. YARDS,
Permitted Obstructions in Required Yards Use Unit 6, located 1331 S.
121st E. Ave.
Presentation:
The
interested parties have met with the applicant and request Case No. 19377 be
continued to the meeting on 6-25-02.
Board
Action:
On
MOTION of Dunham, the Board voted 4-0-0 (White, Dunham, Perkins,
Cooper "aye"; no "nays"; no "abstentions"; Turnbo "absent") to
CONTINUE Case No. 19377 to the meeting on June 25, 2002, on the
following described property:
Lot 25, Block 1, Eastport Addition, City of Tulsa, Tulsa County, State of Oklahoma.
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Action
Requested:
Variance of required parking to permit a restaurant in a CH
district. SECTION 1212.D. USE UNIT 12. EATING ESTABLISHMENTS OTHER THAN
DRIVE-INS, Off-Street Parking and Loading Requirements, located 1303 E.
15th St.
Presentation:
Paul Prather, 525 S. Main, Ste. 1000, submitted a packet (Exhibit
E-1) to the Board. The project is
for a Palace Cafι, a gourmet restaurant. This is a unique area with mixed
uses. The required parking under
todays zoning code would be 20 parking spaces for a 1900 square foot
restaurant. The existing parking
lot as it is currently striped has 30 parking spaces. The proposed parking lot would have 39
spaces, so by re-striping they could gain nine spaces. He stated they would be short two
spaces. He pointed out photographs
of the parking lot showing different times of the day with minimal parking in
each. The hours of operation for
this business will be 10:00 a.m. to 11:30 p.m., seven days a week. A site plan was provided (Exhibit
E-2).
Interested
Parties:
There
were no interested parties who wished to speak.
Board
Action:
On
MOTION
of Dunham,
the Board voted 4-0-0 (White, Dunham, Perkins, Cooper "aye"; no "nays"; no
"abstentions"; Turnbo "absent") to APPROVE
a Variance
of required parking to permit a restaurant in a CH district, per plan, on
conditions as set forth in the applicants presentation to re-stripe parking
lot, and days/hours of operation to be 10:00 a.m. to 11:30 p.m., seven days a
week, finding it is an improvement in the existing condition, on the following
described property:
Lot 1, Broadmore Heights, City of Tulsa, Tulsa County, State of Oklahoma.
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Action
Requested:
Special Exception under Section 1407.C of the Tulsa Zoning Code to permit
the change in the use of the Medical Office Building area from medical office
use (Use Unit 11) to restaurant use (Use Unit 12) and to permit the change of
use of 2,900 square feet from retail use (Use Unit 14) to restaurant use (Use
Unit 12) without providing additional off-street parking spaces except for 138
new spaces within the pad site of the demolished Medical Office Building. SECTION
1407.C. PARKING, LOADING AND
SCREENING NONCONFORMITIES Use Units 11, 12, 13 & 14, located S side of E.
21st St. between Utica Ave. & Yorktown Ave.
Presentation:
Charles Norman, 2900 Mid-Continent Tower, for Helmerich and Payne,
in a new project at Utica Square.
This property was developed in a large part prior to the addition of the
parking requirement within the CH zoning district. Utica Square is non-conforming as to
parking with the exception of the area that was developed for Saks Fifth
Avenue. That property is in the CS
zoning district with a parking requirement. Parking was added to serve that store
when it was developed in the mid 1980s.
The Square is non-conforming by 300 to 400 parking spaces. The medical office building has been
removed and the management proposes to construct two restaurants in that
location, with a maximum of 7500 square feet of building area for each
location. Mr. Norman had submitted
a copy of the calculations that show a reduction of the parking requirement that
existed for the medical building (Exhibit F-3). A part of the application is a plan to
change the use of the former Irene Herbert store across the landscape square
from the Wild Fork, which has about 2900 square feet from retail to restaurant
space. He stated that the existing
two-level parking structure would remain as a parking resource. There was a severe grade from the
northwest corner of the medical center parking area down to the southeast
corner. There will be a retaining
wall to permit the leveling of the pad sites for the new restaurant location,
and will represent a significant change in the terrain. He submitted one unsolicited letter of
support (Exhibit F-2) from the owner of the apartments to the south of the
site. Partial site plans (F-1a and
F-1b were included with the application.
Interested
Parties:
Jeff
Levinson,
3508 E. 18th St., stated he objected to the special exception. The use is an issue not for what is
permitted by the zoning code but the code section to be considered would grant
the exception under a different standard.
He commented that the focus should not be on reduction of the shortage of
parking spaces, but on the shortage itself. He stated there is simply not enough
parking.
Comments and
Questions:
Mr.
Cooper asked whom Mr. Levinson was representing. Mr. Levinson replied for purposes of the
record, he was there on his own behalf.
Applicants
Rebuttal:
Mr.
Norman reminded the Board of the lawful non-conforming status for parking in
Utica Square, which they have recognized in previous cases. The section that Mr. Levinson
referred to is a specific section about the parking non-compatibility. The reduction of the parking deficit
will not increase the incompatibility of the Square, in so far as parking is
concerned with its neighbors.
Mr. Norman also reminded the Board that there has never really been a
real deficit in parking within Utica Square. Sometimes during the Christmas season
you have to drive around a little to find a space, but his experience has been
there has never been a problem with people parking in the neighborhood. They will be adding back 138 parking
spaces where the medical building stood.
Board
Action:
On
MOTION of Dunham, the Board voted 4-0-0 (White, Dunham, Perkins,
Cooper "aye"; no "nays"; no "abstentions"; Turnbo "absent") to
APPROVE a Special
Exception under
Section 1407.C of the Tulsa Zoning Code to permit the change in the use of the
Medical Office Building area from medical office use (Use Unit 11) to restaurant
use (Use Unit 12) and to permit the change of use of 2,900 square feet from
retail use (Use Unit 14) to restaurant use (Use Unit 12) without providing
additional off-street parking spaces except for 138 new spaces within the pad
site of the demolished Medical Office Building, per plan, subject to the uses
being U.U. 12 restaurant uses and no U.U. 12.as be permitted without additional
relief from the Board, finding it will be in harmony with the spirit and intent
of the Code, and will not be injurious to the neighborhood or otherwise
detrimental to the public welfare, on the following described property:
All that part of the NW/4 NE/4 of Section 18, T-19-N, R-13-E, of the IBM,
less and except the N 125.00 of the E 163.80 thereof, and less and except the
N 200.00 of the W 230.00 thereof, and less and except the S 100.00 of the N
300.00 of the W 181.37 thereof; and all that part of the NE/4 NE/4 of Section
18, T-19-N, R-13-E of the IBM, less and except the N 185.00 thereof; All of
said above-described property being more particularly described by metes and
bounds as follows: Commencing at the NW/c of said NW/4 NE/4; thence E 230.00 to
the POB; thence S 00°4330
E parallel to Wly boundary line of said NW/4 NE/4 a distance of 200.00; thence
W parallel to the N boundary line of said NW/4 NE/4 a distance of 48.63; thence
S 00°4330
E parallel to the Wly boundary of said NW/4 NE/4 a distance of 100.00; thence W
and parallel to the N boundary line of said NW/4 NE/4 a distance of 181.37 to
the Wly boundary of said NW/4 NE/4; thence S 00°4330
E along the Wly boundary line of said NW/4 NE/4 a distance of 671.50 to the N
boundary line of 22nd Pl.; thence E parallel to the N boundary line
of said NW/4, NE/4 a distance of 920.33; thence to the left on a curve of
radius 1720.17 a distance of 157.75; thence N 84°4503
E a distance of 75; thence to the right on a curve of radius 1770.17 a
distance of 162.09 to the E boundary of said NW/4 NE/4; thence N 00°4831
W along the E boundary of said NW/4 NE/4 a distance of 824.96 to a point, said
point being 125.00 S of the N boundary line of said NW/4 NE/4; thence W
parallel with the N boundary line of said NW/4 NE/4 a distance of 163.80;
thence 90°
to the N a distance of 125.00; thence W along the Nly boundary line of said
NW/4 NE/4 a distance of 921.51 to the POB, and Beg. at a point in the W line of
the NE/4 of the NE/4 Section 18, T-19-N, R-13-E, 185.00 S of the NW/c thereof,
said point being the SW/c of Lot 3, Block 1, Brentwood Heights Addition to the
City of Tulsa; thence S 765.00 along said W line to a point in the N line of
22nd Pl.; thence E along
said N line of 22nd Pl. 16.25; thence NEly along the W line
of Yorktown Ave. upon a curve to the right of radius 30 30 a distance of
60.50; thence continuing along said W line of Yorktown Ave. N 11°4551
E a distance of 418.91 to a point of tangent upon a curve to the left of radius
1620.08; thence along said curve and along the W boundary of Yorktown Ave., a
distance of 297.70 to the SE/c of Lot 1, Block 1, of Brentwood Heights
Addition; thence W 152.19 to the POB, City of Tulsa, Tulsa County, State of
Oklahoma.