CHAPTER 6
OFFICE
DISTRICT PROVISIONS
Table of Contents
600. Purposes
601. Principal
Uses
602. Accessory
Uses
603. Bulk and Area Requirements
604.
Special
Exception Uses, Requirements
SECTION 600. PURPOSES OF
THE OFFICE DISTRICTS
A. General Purposes
The Office
Districts are designed to preserve and promote the development of efficient
office facilities and to maximize the compatibility with other land uses by:
1. Establishing bulk
and area controls.
2. Requiring
off-street parking and loading facilities.
3. Establishing the
several districts necessary to meet the need of a variety of office types.
4. Controlling the
number, area, location, and types of signs.
B. Purposes of the OL Office Low Intensity District
The OL
District is designed to facilitate the development and preservation of low
intensity office development.
C. Purposes of the OM
Office Medium Intensity District
The OM
District is designed to provide areas for offices, together with certain
community facilities normally compatible with primary office uses. It is
designed to preserve existing medium intensity office development and to
facilitate the development of new medium intensity office areas.
D. Purposes of the OMH Office Medium-High Intensity
District
The OMH
District is designed to provide for multi-story office development in areas
that have been designated as High Intensity Office or Special District by the
Comprehensive Plan.
E. Purposes of the OH Office High Intensity District
The OH
District is designed to provide areas for high intensity office use, together
with community facilities, and certain limited commercial uses normally
compatible with high intensity office uses.
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SECTION 601.
PRINCIPAL USES PERMITTED IN OFFICE DISTRICTS
The principal
uses permitted in the Office Districts are designated by use units. The use
units are groupings of individual uses and are fully described, including their
respective off-street parking, loading, and screening requirements and other
use conditions in Chapter 12. The use units permitted in Office Districts are
set forth below in Table 1.
Table 1
Use Units Permitted in Office Districts*
*X = Use by Right
E = Special Exception
** = Drive-in bank facilities whether a principal or
accessory use, require Board of Adjustment approval of special exception in OL
Districts.
*** = Limited to hotel and motel
****= Limited to barber and beauty
shops.
# = Residential Treatment and Transitional Living Centers are
allowed by right in OM, OMH, and OH Districts.
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SECTION 602. ACCESSORY USES PERMITTED IN OFFICE DISTRICTS
A. Accessory Uses Permitted
Accessory uses customarily incident to a principal use
permitted in an Office District are permitted in such district. In addition,
the uses set forth in Table 2 are permitted as accessory uses.
Table 2
Accessory
Uses Permitted in Office Districts
* By Special Exception requiring Board of Adjustment
approval, subject to the requirements set forth in Section 604.
**Private Club as used in this chapter is defined as provided in Title 21,
Chapter 21, Section 401 of the Tulsa Revised Ordinances.
B. Accessory Use Conditions
1. General
Conditions
a. Accessory buildings
shall meet the minimum building setback lines of the applicable district.
b. An accessory
building erected as an integral part of the principal building shall be made
structurally a part of the principal building, shall have a common wall with
the principal building and shall comply with the requirements applicable to the
principal building.
2. Convenience
Goods & Services and Shopping Goods & Services
a. Permitted convenience
goods and services and shopping goods and services in an OH District or any
Office District with a PUD Supplemental District are limited to the uses
included in Use Unit 13 and 14.
b. The convenience
goods and services and shopping goods and services in an OH District or any
Office District with a PUD Supplemental District shall be located entirely
within the principal building.
c. The convenience
goods and services and shopping goods and services in an OH District or any
Office District with a PUD Supplemental District shall not occupy more than
fifteen percent (15%) of the gross floor area of the building in which located.
3. Eating
Establishments Other Than Drive-Ins
a. Permitted accessory
eating establishments are limited to the uses included in Use Unit 12, designed
and located for the convenience of the occupants of the principal building.
b. The eating
establishments shall be located entirely within the principal building.
c. The eating
establishments shall not occupy more than five percent (5%) of the gross floor
area of the building in which located.
4. Business
Signs
a. Business signs in
the office zoning districts shall comply with the requirements of this section
and, in addition, shall comply with the general use conditions for business
signs as provided in 1221.C.3, 9, 10, 11, 12, 13, 14 and 15. Where the requirements of this section are
greater or more restrictive than the requirements in 1221.C, the requirements
of this section shall apply.
b. Not more than one
(1) sign may be erected per each street frontage of a lot.
c. The sign shall not
exceed two-tenths (2/10) of a square foot of display surface area per lineal
foot of street frontage; provided that in no event shall the sign be restricted
to less than thirty-two (32) square feet nor be permitted to exceed one hundred
fifty (150) square feet of display surface area.
d. Signs, if visible
from an R district other than street, highway or freeway right-of-way, or if
visible from a designated residential development area, shall be setback from
such district or area a minimum distance of fifty (50) feet.
e. Ground signs in the
OL, OM, OMH Districts shall not exceed the
height of the building in which the principal use is located or twenty (20)
feet, whichever is lower. Ground signs in the OH District shall not exceed
thirty (30) feet in height.
f. Illumination, if
any, shall be by constant light.
g. Roof signs shall be
prohibited.
5. Private Clubs
- OH Districts
Within the OH District a private club shall be located
entirely within the principal building and shall not occupy more than five (5%)
of the gross floor area of the building in which located.
Within the OH District the principal office structure may
include an eating place occupying a maximum of five percent (5%) of the gross
floor area, a private club occupying a maximum of five percent (5%) of the
gross floor area and facilities for convenience goods and services and shopping
goods and services occupying a maximum of fifteen percent (15%) of the gross
floor area with a total of not more than twenty percent (25%) of the principal
structure being devoted to uses other than offices and studios.
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SECTION 603. BULK AND AREA REQUIREMENTS IN THE OFFICE DISTRICTS
Table 3
Bulk
and Area Requirements
in
the Office Districts
* In the OH
District, residential buildings and the residential portions of mixed buildings
shall be subject to the minimum land area per dwelling unit requirement of the
RM-3 District.
** Plus 2 feet of setback for each 1-foot of building
height exceeding 15 feet, if the abutting property is within an RE, RS or RD
District.
*** The Board of Adjustment may allow by special exception a
floor area ratio (maximum) of .40.
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SECTION 604. SPECIAL EXCEPTION USES IN OFFICE DISTRICTS,
REQUIREMENTS
The Special
Exception Uses, permitted in the Office Districts, as designated in Table 1 and
Table 2, are subject to the minimum requirements set out below and such
additional safeguards and conditions as may be imposed by the Board of
Adjustment.
A. The accessory use provisions of the Office Districts
pertaining to signs apply to signs which are accessory to uses permitted by
special exception; provided that each sign permitted shall primarily identify
the principal building; permitted accessory goods and services shall be
secondary.
B. Multifamily use in the OL District shall comply with
the bulk and area requirements of the RM-1 District. Multifamily use in the OM
and OMH Districts shall comply with the bulk and area requirements of the RM-2
District.
C. Accessory convenience goods and services and accessory
shopping goods and services in the OM and OMH Districts shall comply with the
following requirements:
1. No convenience goods and
services and shopping goods and services shall be permitted unless the principal
building shall contain a minimum of 50,000 square feet.
2. The permitted convenience
goods and services and shopping goods and services listed below shall be
located entirely within the principal building and shall have no exterior
pedestrian access except through the general building entrances.
3. Permitted convenience
goods and services and shopping goods and services are limited to the following
uses and use groupings:
a. Book, stationery and office supply store
b. Gift, novelty and florist shop
c. Medical, dental, optical and orthopedic supply (prescription service
only)
d. Tobacco and candy store
4. The permitted convenience goods and services and shopping goods and
services listed above shall not occupy more than 10% of the gross floor area of
the building in which located, and each goods and services use or use grouping
shall be limited to a maximum of 2,000 square feet of floor area; provided that
if a restaurant and/or private club is requested or existing that the total
amount for all accessory uses, including restaurants and private clubs, shall
not exceed 12.5% of the gross floor area of the principal building.
D. Private clubs in the OM and OMH Districts, shall
comply with the following requirements:
1. The private club
shall be located entirely within the principal building.
2. The private club
shall not occupy more than 5% of the gross floor area of the building in which
located.
3. Exterior business
signs identifying the private club are prohibited.
E. Except as provided in Section 209 for public
protection and utility facilities, a minimum frontage of 100 feet is a
requirement of the Special Exception uses unless the use unit requirements are
more restrictive, in which case the more restrictive shall control.
F. Special
housing facilities in Use Unit 2 (Area Wide Special Exception Uses), Use Unit 6
(Single-Family), and Use Unit 8 (Multifamily) shall meet applicable Use
Conditions and Off-Street Parking and Loading Requirements as provided in Chapter
12.
G. Mini-storage facilities located in the Office
Districts shall comply with the following requirements:
1. The building height
is limited to 12 feet, provided however, if the facilities contain an accessory
dwelling to be used for management and security purposes, the height of the
dwelling shall not exceed 35 feet.
2. The minimum
building setback from an adjacent arterial street or freeway service road shall
be 50 feet, plus 1/2 the right-of-way designated on the Major Street Plan. The
minimum building setback from an adjacent nonarterial
street shall be 35 feet. The minimum building setback from a freeway and all
other boundaries shall be 10 feet, provided however, the Board of Adjustment
may allow less building setback in these two instances if the wall of the
building is also to be used to meet the screening requirement, but in no event
shall such setback be less than 5 feet.
3. Building walls on
the exterior of the development shall consist of masonry construction using
brick, stone, stucco or concrete tilt-up panels. Metal or standard (smooth)
concrete block exterior walls are not permitted on such exterior.
4. The floor area
ratio (FAR) shall not exceed .5.
5. Access doors to
storage units shall not be visible at ground level from an abutting O or R
District and shall not be visible from an abutting public street.
6. No hazardous, toxic
or explosive materials are permitted to be stored in such facilities.
7. Open air storage is
prohibited in the OL District. Open air storage is prohibited on the perimeter
of the lot in an OM or OMH or OH District, but is permitted on the interior of
the lot if the storage is not visible at ground level from an abutting O or R
District or any public street.
8. The development
site shall have frontage on and access to an arterial street unless provided
otherwise by the Board of Adjustment.
9. Only one ground
sign shall be permitted. Location, size and height of such sign shall be
determined by the Board of Adjustment, provided however, the sign shall not
exceed 20 feet in height and 32 square feet of display surface area or 2/10 of
a square foot of display surface area per lineal foot of street frontage
(whichever is greater) and illumination of the sign, if any, shall be by
constant light.
10. A screening fence
or masonry wall (to be determined by the Board of Adjustment) a minimum of 8
feet in height is required along the lot line or lot lines in common within an
R District. The wall of the buildings may be used to comply with this screening
requirement with the Board of Adjustment approval and in such case open spaces
between perimeter buildings shall be screened with an 8 foot masonry wall.
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