Skiatook gets Overlay District - Will Tulsa follow?

[dsjeffries]

Last week, the Skiatook City Council easily passed an ordinance establishing its first overlay district in the zoning code. The overlay affects all properties abutting a 3.5 mile stretch of State Highway 20, which is Skiatook's main street (also known as Rogers Blvd), from Highway 11 all the way to 1/4 mile west of 52nd W Avenue. This sweeping ordinance is one of the first in the Tulsa area, and went into effect the day it was signed. The overlay district focuses heavily on the types and quality of building materials, preventing blank walls, adding awnings and other features to protect pedestrians. It uses very plain English, which is sometimes helpful and sometimes a problem, but it was apparently written and passed in a hurry (there are a few grammatical errors), so I can only guess that the City Council is trying to prevent some impending awful development by imposing these guidelines.

The creation of this overlay district is a monumental step forward for Skiatook, which for years allowed some truly awful stuff to get built (think metal Morton Barns). In some cities, including Tulsa, existing buildings are grandfathered in until they modify more than ~30% of a building's exterior or enlarge the building by ~30%. The Skiatook code goes further: Any exterior modification to the building that requires a building permit must meet the requirements of the overlay. The code allows brick, split-faced concrete block, stone, stucco, synthetic stucco (which is unfortunate), and cement board or wood siding on the face of the building. EIFS may be used but must be accompanied by another approved material. The first one-third of the sides of the building must meet the same requirements, and if a building is located on a corner, all sides facing a public street must meet the requirements and include the same level of detail, as well. The ordinances states that if any existing ordinances are in conflict with the new overlay district, those ordinances are automatically repealed.

I find this striking: Primary building entrances must be clearly defined, and either be recessed or framed by a sheltering element such as an awning, arcade, overhang, or portico to provide weather protection for pedestrians. Public entrances flush with the building wall with no cover are not allowed.

This overlay district is not perfect - its language does need to be cleaned up - but it is a great start and a bold move for Skiatook. I hope Tulsa and other area communities can finally get on board with things Skiatook and Owasso are already doing.

Here's a map and the full text of the new overlay:



CITY OF SKIATOOK, OKLAHOMA

AN ORDINANCE OF THE CITY OF SKIATOOK, OKLAHOMA, REVISING TITLE 11, ENTITLED "ZONING REGULATIONS" CHAPTER 10, "PLANNED UNIT DEVELOPMENTS", OF THE CODE OF ORDINANCES OF THE CITY OF SKIATOOK BY ADDING A NEW SECTION 11-10-9, "STATE HIGHWAY-20 (SH-20) CORRIDOR OVERLAY DISTRICT", AND RETITLING CHAPTER 10, "PLANNED UNIT DEVELOPMENTS" TO READ "PLANNED UNIT DEVELOPMENTS AND OVERLAY DISTRICTS"; CONTAINING OTHER PROVISIONS RELATED THERETO; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH,  AND DECLARING AN EMERGENCY.



   WHEREAS,  the SH-20 corridor is vital to economic health and vitality of the  City of Skiatook and as such should be protected from unattractive architecture that devalues property, causes disinvestment, and promotes blight; and

   WHEREAS, the original town area of the City of Skiatook is historically significant and is source of community pride and should be protected from unattractive architecture that disrupts its charm and character; and

   WHEREAS, The SH-20 corridor is highly visible and portraits an image of the community to visitors and local residents alike should be aesthetically attractive; and  

   NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Skiatook, Oklahoma, duly assembled, as follows:



SECTION 1: NEW SECTION "11-10-9" IN CHAPTER 10.  That there shall be added to existing code section 11-10-9 entitled "State Highway 20 (SH-20) Corridor Overlay District" to Title 11, Chapter 10, of the City Code of the City of Skiatook which shall recite in its entirety as follows:

Definitions: The following definitions shall apply to this section
     Overlay district: The application of an additional layer of development standards, regulations or exceptions that modifies existing land use regulations.  It acts as a supplement to the underlying zoning designation.
         Façade: The front exterior of a building, typically facing the primary street.  Corner buildings may have two front facades.
         Side Elevation: The side of any building or structure, typically not facing a public street.
         Wainscot: A decorative building material applied to lower portions of an exterior wall.
         Administrator: Any person or persons having the authority to approve building or site plans or issue development permits in the City of Skiatook


A.   Purpose:
         1.   Ensure the corridor is aesthetically pleasing and develops in a coordinated fashion
         2.   Protect an area that represents a significant opportunity for business and commercial investment, important to the long term economic health of Skiatook  
         3.   Ensure the Skiatook downtown area is protected from unattractive architecture that could negatively impact its charm and character
         4.   Protect the investment of existing and new businesses from unattractive architecture
         5.   Promote higher property values


B.    SH-20 Corridor Overlay District Designated: The District impacts all lots having frontage on SH-20 between a point beginning at the intersection of SH-11 and SH-20 westward to a point approximately ¼ mile west of the intersection of SH-20 and N. 52nd W. Ave. Said lots meeting these criteria shall be subject to the standards outlined in this Section. The District is depicted in Figure 11-10-9.1 and is defined on the official zoning map.


Figure 11-10-9.1 (Full-sized map)

C.   Permitted Uses: The base zoning districts of parcels fully or partially within the designated overlay district shall not be affected. All applicable regulations for use, yard, area, lot dimensions, utility placement, etc. shall be those specified for each zoning district, including any planned development stipulations.


D.   Application: Commencing on the date of the adoption of this ordinance, these Overlay District standards shall apply to the following.
         1.   All new construction of buildings or structures for parcels zoned OL, OM, CS, CG, CH, IL, IM, and IH, or those within planned developments containing said uses.
         2.   All exterior building improvements requiring a building permit.


E.   Non-Conforming Structures: Any building or structure that lawfully exists at the time this Ordinance is enacted, which would not otherwise be permitted under this Ordinance, may be continued in the same manner as it existed before the effective date of the Ordinance. Any future construction, additions, reconstruction, or renovations shall be subject to the requirements of this ordinance.
   

F.    Single Family and Multi-Family Residential: These regulations shall not  apply to parcels zoned RE, RS, RD, RM, RMH, or those within planned developments containing said uses.  These uses may continue in perpetuity until such time as they may be redeveloped or rezoned for a use described in subsection D.


G.   General Requirements:
         1.   All development shall follow City of Skiatook procedures and requirements described in Chapter 2, General Zoning Provisions, except as noted in this Section.
         2.   Architectural drawings shall be submitted to the Community Development Department at the time the application for a building Permit is made.  These drawings shall depict architectural details that consist of:
                   a.   Renderings or drawings of building elevations that clearly define the exterior building materials to be used to indicate compliance with this Section. The Administrator shall review the proposed exterior building materials for compliance.


H.   Building Facades
         1.   Blank featureless facades shall not be permitted along any exterior wall facing SH-20 or other public street within the overlay district.
         2.   Metal may not be used on the front façade of any structure facing SH-20. Exterior building materials shall include brick, split-faced concrete block, stone, stucco, synthetic stucco, cement-board or wood siding. Exterior Insulation and Finish Systems (EIFS) may be used but must be accompanied with another approved material.
         3.   The front 1/3 of any building side elevation shall use similar materials    as the front facade.  Metal may be used on the remaining portion of the building side (Figure 11-10-9.2).
         4.   Masonry materials may be used as a wainscot along the entire building side elevation as an option to the front 1/3 requirement. The wainscot must be at least 3 feet in height.
         5.   In the case of flat faced buildings not using a pitched roof, a parapet wall is required along the front facade and along the front 1/3 of any building side to screen rooftop equipment. The parapet wall shall
   utilize material that is similar to that of the façade and be of sufficient height to screen rooftop equipment (Figure 11-10-9.2). Metal may not be used as the exterior material for the parapet wall.
         6.   Roofs may utilize metal material.
         7.   Metal may be used as an accent material for awnings or sheltering elements for pedestrians (Figure 11-10-9.2).


Figure 11-10-9.2


I.   Corner Lots: If any building is located on a lot or parcel with a second frontage on a public street other than SH-20 (Figure 11-10-9.3), then both sides of the building shall have an equally detailed façade as described subsection H.

Figure 11-10-9.3


J.   Building Entrances: Primary building entrances shall be clearly defined, and shall be recessed or framed by a sheltering element such as an awning, arcade, overhang, or portico (in order to provide weather protection for pedestrians). Said elements may be constructed out of metal. Public entrances flush with the building wall with no cover are not allowed (Figure 11-10-9.4).

Figure 11-10-9.4


K.   Multiple Buildings in Commercial Centers: In order to unity [sic] between all buildings in a commercial development consisting of more than one building, all buildings in such a development, including pad site buildings, shall employ a consistent architectural style or theme, be constructed of similar exterior materials, and feature similar colors. Design criteria for large and multi-phase developments shall be provided for review.


L.   Original Town Area: A special set of criteria has been established for buildings that reside in the original town area of Skiatook, which for purposes of this section are defined as parcels within an area between the Tulsa/Osage County Line on the west and North B Street on the east. The general area is illustrated in Figure 11-10-9.5.

Within the original town area the following standards shall apply.
         1.   Metal may not be used on the front facade or side elevation of any building. This Includes awnings, porticos, shelters, or similar features.  
         2.   Metal is permitted on the back side of the building in the service areas only.
         3.   Brick shall be the preferred building material and shall match or approximate that of adjoining structures in color and texture when possible. The Administrator may vary this requirement in certain situations.


Figure 11-10-9.5


M.   Wall Articulation: In order to prevent large flat expanses of featureless exterior walls, structures having single walls exceeding fifty feet (50') in length shall incorporate two or more of the following features at least every fifty feet (50') in length (Figure 11-10-9.6):
         1.   Changes in color, graphical patterning, changes in texture, or changes in material
         2.   Projections, recesses, and reveals, expressing structural bays or other aspects of the architecture with a minimum change of plane of twelve inches (12")
         3.   Windows and fenestration
         4.   Gable projections
         5.   Horizontal/vertical breaks
         6.   Other similar techniques

The Administrator may approve variations or alternate treatments, so long as the intent of the ordinance is met.


Figure 11-10-9.6


N.   Commercial Drive Through Lanes: Drive-through facilities associated with commercial uses shall be architecturally integrated with the building.


O.   Screening of Refuse Collection and Loading Areas: Refuse areas shall be screened in order to reduce the visual and acoustic impacts of these functions on adjacent properties and public streets. Non-enclosed service, storage, and off-street loading areas shall be screened with opaque sight-obscuring walls and/or fences of between six feet (6') and eight feet (8') in height made of durable materials.


SECTION 2:   BOUNDARY: The described boundary is contained within Section 23, Township 22 N. Range 12 E, Tulsa County, Oklahoma and Sections 22, 21, 20, and 19, Township 22 N, Range 12 E, Osage, County, Oklahoma:
Beginning at a point on the East line of Section 23, T-22-N, R·12.E, Tulsa County, State of Oklahoma, said point being the centerline intersection of State Highway 20 and State Highway 11; thence N-01°22'31"-W along the center of State Highway 11, a distance of 200.00'; thence S-89°42'17"-W and parallel with the centerline of State Highway 20 a distance of 1799.06' to a point on the East right-of-way line of "B" Street of Skiatook, Oklahoma; thence N-01°22'31"-W along the East line of "B" Street a distance of 65.00'; thence S-89°42'17"-W a distance of 220.00'; thence S-01°22'31"-E a distance of 65.00'; thence S-89°42'17"-W a distance of 140.00'; thence N-01°22'31"-W a distance or 140.00' to a point being the South right-of-way of East Second Street and the East right-of-way of Broadway Avenue, Skiatook, Oklahoma; thence S-89°42'17"-W along the South right-of-way of East Second Street a distance of 590.00'; thence S-01°22'31"-E a distance ot 140.00'; thence S-89°42'17"-W a distance of 150.00' to a point on the West line of Tulsa County; being 200.00' North of the centerline of Highway 20; thence S-88°56'23"-W and parallel with the centerline of State Highway 20 a distance of 3,547.94' to a point on the centerline of Lombard Lane and 200.00' North of the centerline of Highway 20; thence S-88°49'07"-W and parallel with the centerline of Highway 20 a distance of 5,317.06' to a point on the centerline of Lenapah Street and 200.00' North of the centerline of State Highway 20; thence S-88°06'22"-W and parallel with the centerline of State Highway 20 a distance of 5,292.54' to a point on the centerline of Javine Hill Road and 200.00' North of the centerline of State Highway 20; thence N-89°52'15"-W and parallel with State Highway 20 a distance of 1,326.73'; thence S-00°03'32"-E a distance of 400.00'; thence S-89°52'15"-E and parallel with the centerline of State Highway 20 a distance of 1,326.73' to a point on the centerline of North 52nd West Avenue and 200.00' South of the centerline of State Highway 20; thence N-88°o6'22"-E a distance of 5,292.54' to a point on the centerline of Lenapah Street and 200.00' South of the centerline of State Highway 20; thence N-88°49'07"-E and parallel with the centerline of State Highway 20 a distance of 5,317.06' to a point on the centerline of Lombard Lane and 200.00' South of the centerline of State Highway 20; thence N-88°56'23"-E a distance of 3,547.94' to a point on the Tulsa County line and 200.00' South of the centerline of State Highway 20; thence S-01°22'31"-E along the West line of Tulsa County, a distance of 200.00' to a point on the South right-of-way of East Third Street; thence N-89°42'17"-E along the South line of East Third Street a distance of 880.00'; thence N-01°22'31"-W a distance of 200.00' thence N-89°42'17"-E a distance of 2,019.06' to a point on the centerline of State Highway 11; thence N-01°22'31"-W along the centerline of State Highway 11 a distance of 200.00' to the Point of Beginning.


SECTION 3.   RETITLING OF EXISTING CHAPTER 10, OF TITLE 11:  Chapter 10, Of Title 11, is hereafter retitled to read "Planned Unit Developments and Overlay Districts"
SECTION 4.   NO IMPLIED AMENDMENTS. No amendments to Section 11-10-9 shall be implied and any amendments or revisions shall be as   specifically set forth herein.
SECTION 5.   REPEALER:  All ordinances or parts of ordinances in conflict herewith are expressly repealed.
SECTION 6.   SEVERABILITY:  Should any section, subsection, sentence, provision, clause or phrase hereof be held invalid, void or unconstitutional, then the remaining parts and provisions of this ordinance shall remain in full force and effect.
SECTION 7.   EMERGENCY:  For the preservation of the public peace, health, and safety, an emergency is hereby declared to exist and this ordinance shall be in full force and effect immediately from and after its passage, approval and publication as required by state law.

   PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF SKIATOOK, OKLAHOMA, this 30th day of June, 2015 with the emergency clause having been voted upon and approved separately.

[RecycleMichael]

Skiatook High football team wins a few games and the town gets all gussied up.

[PonderInc]

But I thought overlays were a communist plot to take away your guns, religion and first born children....

You mean it can be used to...improve a community?

Radical stuff going on up there in Skiatook.  First they fill up their lake with water, and then they go wild!

Did it require 100% of the property owners to agree to it? Or did someone in a leadership position just man up and do the right thing?

[dsjeffries]

It didn't require the approval of any of the property owners. The City Council decided it was the right thing to do, and then they...did it.

[Townsend]

It didn't require the approval of any of the property owners. The City Council decided it was the right thing to do, and then they...did it.

They they they...just did it?

[Conan71]

They they they...just did it?

"Hey Beavis, they uh...just...DID it."

[cannon_fodder]

Oh great zoning overlords...

Can someone post some pictures of cities, districts, or areas that have had success with zoning requirements. Areas that encouraged retail, or development, or redevelopment using "smart growth" principles and the results are easy to see. I'm thinking Cherry Street/Brookside streetscapes vs. Harvard from the BA to 41st. Both areas probably have about the same number of businesses, one has higher property values, more sales tax per acres, and attracts people to it.

Show off your success stories. Maybe our leaders will understand pictures. 

[Red Arrow]

Maybe our leaders will understand pictures. 

A picture is worth 1000 words.  Probably overwhelming for our leaders.

[Hoss]

A picture is worth 1000 words.  Probably overwhelming for our leaders.

If that picture's on a cell phone, it's probably on fire.