CORRIDOR DISTRICT PROVISIONS
800. Purposes
801. Principal
Uses
802. Accessory
Uses
803. Bulk and Area
Requirements
804. Access
Requirements
805. Site Plan
Review
SECTION 800. PURPOSES
The Corridor District is established to allow and encourage high intensity multifunctional development, in compliance with an approved site plan, within appropriate freeway corridors, in order to:
A. Allow for the development of a diversity of intense uses which benefit from mutual proximity and from the immediate service of high capacity thoroughfares.
B. Allow for a wide range of lifestyles and housing types close to employment, recreational, shopping, and cultural facilities.
C. Maximize the interrelationship between land use and transportation and in particular encourage development patterns compatible with the evolution of transit systems.
D. Maximize the utilization of the higher capacity segments of the transportation systems.
E. Encourage a more productive use of land consistent with the public objectives and standards of accessibility and land use compatibility.
SECTION 801. PRINCIPAL USES PERMITTED IN CORRIDOR DISTRICTS
The principal uses permitted in the Corridor District are designated by use units as set forth in Table 1. The use units are groupings of individual uses and are fully described, including their respective off-street parking and loading requirements in Chapter 12. Selection of specific uses and their locations are subject to the requirements as set forth in Subsections 805.B, 805.C and 805.D of this chapter.
Table 1
Use Units Permitted in Corridor Districts
No. |
Name |
1. |
Area-Wide Uses |
2. |
Area-Wide Special Exception Uses |
4. |
Public Protection and Utility Facilities |
5. |
Community Services & Similar Uses |
6. |
Single-Family Dwelling |
7. |
Duplex Dwelling |
7a. |
Townhouse Dwelling |
8. |
Multifamily Dwelling and Similar Uses |
9. |
Manufactured Home Dwelling |
10. |
Off-Street Parking Areas |
11. |
Offices, Studios, and Support Services |
12. |
Eating Establishments Other than Drive-Ins |
12a. |
Adult Entertainment Establishments |
13. |
Convenience Goods and Services |
14. |
Shopping Goods and Services |
15. |
Other Trades and Services |
16. |
Mini-Storage |
17. |
Automotive and Allied Activities |
18. |
Drive-In Restaurants |
19. |
Hotel, Motel and Recreation Facilities |
20. |
Commercial Recreation: Intensive |
21. |
Business Signs and Outdoor Advertising |
22. |
Scientific Research and Development |
23. |
Warehousing and Wholesaling |
TOP OF CHAPTER TABLE OF CONTENTS
SECTION 802. ACCESSORY USES PERMITTED IN CORRIDOR DISTRICT
A. Accessory Uses Permitted
Accessory uses customarily incidental to a principal use permitted in a Corridor District are permitted in such district.
B. Accessory Use Conditions
1. Accessory buildings shall meet the minimum building setback lines of the applicable district.
2. Accessory buildings erected as an integral part of the principal building shall be made structurally a part thereof, shall have a common wall therewith, and shall comply with the requirements applicable to the principal building.
3. Signs in the Corridor District, which are accessory to permitted principal uses, are subject to the use conditions as set forth in 1221.C and 1221.D of this Code. In addition, signs are also subject to Section 805 of this chapter, and conditions imposed by the approving authority.
Outdoor advertising signs in the Corridor District are subject to the use conditions for outdoor advertising signs in 1221.F. In addition, outdoor advertising signs are subject to Section 805 of this chapter, and conditions imposed by the approving authority.
SECTION 803. BULK AND AREA REQUIREMENTS IN THE CORRIDOR DISTRICT
Table 2
Bulk and Area Requirements in the Corridor District
| Floor Area Ratio (Nonresidential Uses)(Maximum) | 1.25 |
| Density (Residential Uses) | |
| Land Area Per Dwelling Unit (Minimum) | 1,000 SF |
| Livability Space Per Dwelling Unit (Minimum) | 200 SF |
| Maximum Land Coverage of Buildings* | 30% |
| Minimum Building Setback from Centerline of Abutting Arterial Street & Freeway Service Road (Min.) ** | |
| Residential Buildings (3 stories or less) | 85 feet |
| Residential Buildings (4 stories or more) | 100 feet |
| Office and Research Buildings | 100 feet |
| Hotels and Motels | 100 feet |
| All Other Commercial Buildings*** | 200 feet |
| Warehouse Buildings**** | 100 feet |
*Land Coverage is defined in Chapter 18.
**Add to the distance designated in the column to the right 10 feet if adjacent to a Primary Arterial Street.
***Except, a 100-foot building setback shall apply to commercial buildings located within 550 feet of an arterial street intersection.
****Add to the distance designated in the column to the right 1-foot of setback for each 1-foot of building height exceeding 20 feet.
SECTION 804. ACCESS REQUIREMENTS
In order that the traffic carrying capacity of the transportation system may be maintained, any corridor development's access shall be principally from internal collector service streets.
SECTION 805. SITE PLAN REVIEW
A. Purposes
By reason of potential adverse effects on public services or to neighboring land uses, site plan review and approval is required for any development within a Corridor District for the purposes of assuring proper accessibility, circulation, functional relationships of uses, and compatibility with adjoining and nearby development. No building permit shall be issued nor use commenced within a Corridor District except in accordance with a subdivision plat incorporating the provisions of the site plan, submitted to and approved by the Planning Commission, and filed of record in the Office of the County Clerk of the county in which the property is located. A CO (Corridor District) zoning classification is required to file and process a corridor site plan.
Chapter 17, Amendments, sets forth the procedure for processing a zoning map amendment. An application for the approval of a Corridor site plan may be processed simultaneously with and contingent upon an application for an amendment to the zoning map which, if successful, would result in the tract being placed in a CO Corridor District.
B. Application for Site Plan Review
An application for site plan review shall be filed with the Planning Commission with three copies of the site plan accompanying the filing of the application. The applicant shall pay an application fee in accordance with the established fee schedule, and additionally shall pay the newspaper publishing cost and the cost of posting appropriate signs on the subject property which fee and costs shall accompany the application. The application shall be in such format and content as the Planning Commission may by resolution establish. A site plan shall consist of maps and texts containing:
1. Proposed location of uses, including off-street parking, open spaces and public uses.
2. Development standards for location, height, and size of buildings and other structures.
3. Proposed location of all existing or proposed site improvements, including drains, culverts, retaining walls and fences.
4. Public and private vehicular and pedestrian circulation.
5. Proposed location and development of buffer areas, screening and landscaping.
6. The approximate intensity of residential uses expressed in number of dwelling units and the approximate intensity of nonresidential uses expressed in floor area, allocated to each identifiable segment of the development.
7. A computation of lot area, building floor area, and building coverage for each type of proposed use.
8. Proposed location, height, and size of any ground sign.
9. Sufficient surrounding area to demonstrate the relationship of the development to adjoining uses, both existing and proposed.
10. Existing topographic character of the land including identification of floodplain areas, treed areas, slope analysis and soil analysis.
11. An explanation of the character of the development.
C. Public Hearing and Planning Commission Action
The Planning Commission, upon the filing of an application for site plan review shall set the matter for public hearing and give 20 days notice thereof by publication in a newspaper of general circulation, 20 days notice of a public hearing by mailing written notice to all owners of property within a 300 foot radius of the exterior of the boundary of the property and 20 days notice of public hearing by posting a sign or signs on the property. (See Section 1703.C for contents of notice.) Within 60 days after the filing of an application, the Planning Commission shall conduct the public hearing and shall determine:
1. Whether the proposed corridor development is consistent with the Comprehensive Plan.
2. Whether the proposed corridor development harmonizes with the existing and expected development of surrounding areas.
3. Whether the proposed corridor development is a unified treatment of the development possibilities of the project site.
4. Whether provision has been made for proper accessibility, circulation, and functional relationships of uses.
5. Whether the proposed corridor development is consistent with the stated purposes and standards of this Chapter.
The Planning Commission shall forward its recommendations, the application, and the site plan to the City Council for further hearings as provided in Section 805.D.
D. City Council Action on Site Plan Review
Upon receipt of the application, site plan, and Planning Commission recommendation, the City Council shall hold a hearing, review the site plan, approve, disapprove, modify, or return the site plan to the Planning Commission for further consideration. Approval by the City Council shall be authorization for the processing of a subdivision plat incorporating the provisions of the site plan.
E. Subdivision Plat
A corridor subdivision plat shall be filed with the Planning Commission and shall be processed in accordance with the Subdivision Regulations, and in addition, to the requirements of the Subdivision Regulations, shall include:
1. Details as to the location of uses and street arrangements.
2. Provisions for the ownership and maintenance of the common open space as will reasonably insure its continuity and conservation. Open space may be dedicated to a private association or to the public, provided that a dedication to the public shall not be accepted without the approval of the City Council.
3. Such covenants as will reasonably insure the continued compliance with the approved site plan. In order that the public interest may be protected, the City of Tulsa shall be made beneficiary of the covenants pertaining to such matters as location of uses, height of structure, setbacks, screening, and access. Such covenants shall provide that the City of Tulsa may enforce compliance therewith, and shall further provide that amendment of the covenants shall require the approval of the Planning Commission and the filing of record of a written amendment to covenants, endorsed by the Planning Commission.
F. Issuance of Building Permits
After the filing of an approved corridor subdivision plat, and notice thereof to the Building Inspector, building permits shall be issued in accordance with the approved plat incorporating the provisions of the site plan.
G. Amendments
Minor changes in the proposed corridor development may be authorized by the Planning Commission, which may direct the processing of an amended subdivision plat, incorporating such changes, so long as substantial compliance is maintained with the approved site plan and the purposes and standards of this Chapter. Changes which would represent a significant departure from the site plan shall require compliance with the notice and procedural requirements of an initial site plan review and approval.
H. Abandonment
Abandonment shall require the City Council's approval, after recommendation by the Planning Commission. Upon final action authorizing abandonment, no building permit shall be issued until a subsequent site plan has been approved, and platting completed as hereinbefore provided or until the property has been rezoned to another district and permits sought in accordance with the restrictions of the applicable district.