CHAPTER 5

OFFICE DISTRICT PROVISIONS

 

500      Purposes

510      Principal Uses

520      Accessory Uses

530      Bulk and Area Requirements

540      Special Exception Uses, Requirements

550      Site Plan Review

 

SECTION 500            PURPOSES OF THE OFFICE DISTRICT

 

500.1   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:

 

A.        Establishing bulk and area controls.

 

B.         Requiring off-street parking and loading facilities.

 

C.        Establishing the districts necessary to meet the need for a variety of office types.

 

500.2   Purposes of the OL Office Low Intensity District

 

The OL District is designed to facilitate the development and preservation of low intensity office development.

 

500.3   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.

 

SECTION 510            PRINCIPAL USES PERMITTED IN OFFICE DISTRICTS

410.1      Uses within the Office Districts

The principal uses permitted in the Office Districts are: abstract company, advertising agency, ambulance service, artist’s studio, broadcasting or recording studio, church, college, community center, computing service, copying service, data processing service, drafting service, dental clinic and laboratory, employment agency, financial institution (other than pawn shop), fire protection facility, funeral home, general business offices excluding on-premise sale of merchandise, hospital, interior design (no retail sales), library, medical offices, medical clinics, medical laboratories, optician or optical offices, optician or optical laboratories, park, photography studio, post office, prescription pharmacy (provided that no sundry or other merchandise is sold or offered for sale), school, studio for teaching ballet, dance, drama, fine arts, music, language, business, or modeling, tennis court, transportation ticket office, travel agency, and veterinary office (excluding boarding services).

The special exception uses permitted in the Office Districts are: beauty or barber shop, book store, candy store, children’s nursery, eating place, electrical regulations station (excluding storage or service garages and yards), florist, gift shop, golf course, newsstand, nut store, pressure control station (gas or liquid, excluding storage or service garages and yards), liquor store, private club, stationary and office supplies store, tobacco store, water storage facility.

SECTION 520            BULK AND AREA REQUIREMENTS IN THE OFFICE DISTRICTS

Table 3

BULK AND AREA REQUIREMENTS IN THE OFFICE DISTRICTS

                                REQUIREMENT

          OL

          OM

Lot Area Minimum (Sq. Ft.)

         N/A

          N/A

Frontage (Min Ft.)

            Arterial and Freeway Service Road

            Non-Arterial

 

            75

            50

 

            100

            50

Floor Area Ratio (maximum)

          .25

           .50

Setback from Centerline of Abutting Street (Min. Ft.):

            To the setback distance shown, add ˝ of the right-of-way width designated on the Major Street Plan, or 25 feet if the street is not designated.

                        Arterial and Freeway Service Road

                        Non-Arterial

 

 

 

   

            30

            20

 

 

 

 

            50

            25

Setback from Abutting AG or R District boundaries

          10

          10*

Building Height (Max. Ft.)

          18

          N/A

            *          Plus 1 foot of setback for each 1 foot of building height exceeding 18 feet, if the abutting property is within an RE, RS, or RD District.

 

SECTION 530            SPECIAL EXCEPTION USES IN OFFICE DISTRICTS, REQUIREMENTS

The Special Exception uses permitted in the Office Districts are subject to the minimum requirements set out below and such additional safeguards and conditions as may be imposed by the Board of Adjustment:

1.         Shopping Goods and Services in the Office districts shall comply with the following requirements:

A.        The permitted special exception shopping goods and services listed below shall be located entirely within the principal building and shall have their pedestrian entrance and exit through the principal building.

B.         Permitted special exception shopping goods and services in the Office districts are limited to the following uses and use groupings:

                                    Barber Shop

                                    Beauty Shop

                                    Book Store

                                    Florist

                                    Gift, Novelty

                                    Liquor Store

                                    Newsstand

                                    Medical, Dental, Optical, and Orthopedic Supplies

                                    Stationary and Office Supplies

                                    Tobacco, Candy, and Nut Store

C.        Each accessory use shall be limited to a maximum of 4,000 square feet of floor area per specific use grouping (1-10) listed above.

2.         A minimum frontage of 100 feet is a requirement of the Special Exception uses.

SECTION 550            SITE PLAN REVIEW

By reason of potential adverse effects on public services or to neighboring land uses, site plan review and approval by the Community Development Department, after review by the Technical Advisory Committee, is required for all office developments for the purpose 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 an office development, except in accordance with an approved site plan.  

 

550.1 Purposes

By reason of potential adverse effects on public services or to neighboring land uses, site plan review and approval by the Community Development Department, after review by the Technical Advisory Committee, is required for all commercial developments for the purpose 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 this development, except in accordance with an approved site plan.

550.2 Application for Site Plan Review

An application for site plan review shall be filed with the Community Development staff.  The plan must show information showing compliance with applicable sections of this code and all other applicable city codes and ordinances.  Appeals from denial of the Community Development staff shall be made to the City Council.

 

Site Plan application packets must be submitted to the Community Development Department no later than the 1st Business Day of the Month in which the Owasso Technical Advisory Committee will address the Site Plan.  The Site Plan shall be accompanied by an application and checklist, as provided by the City Planner, in the following format and with the following information:

 

  • Fifteen (15) Full Size Copies (24”x 36”)*
  • Ten (10) ˝ Scale Copies*
  • One 8 ˝” x 11” Copy

 

*Plans should be folded to be no larger than 9”x12” in size

 

  • One Digital Copy (dwg. Format)
  • Completed application, $25.00 fee.
  • Owner authorization to proceed with application.  Attach copy if applicant is not record  owner’s agent.

 

SITE PLAN REQUIREMENTS:

 

  • Date, Indication of the scale (Minimum Scale 1”=100’, 1”=20’ preferred), bar scale, north arrow and location map (does not have to be drawn to scale).

 

  • Sufficient surrounding area to demonstrate the relationship of the development to adjacent uses, both existing and proposed based on topographic and/or ALTA survey or previously approved site plan.  The base information should include, but not be limited to, the existing topographic character of site including trees, mass vegetation, wetland delineation, etc., extending onto adjacent property a minimum of 40 feet.

 

 

  • Location of all floodplain boundaries and notation of FEMA Flood Insurance Rate Map (FIRM) with which the site is associated.

 

  • Location and size of existing water, sanitary sewer, stormwater systems, natural gas, telephone, cable, electric and any other utility adjacent to or proposed to serve the site.

 

  • Location and dimensions of required building setbacks, landscape setbacks and\or easements.

 

  • Zoning and land uses of all adjacent properties.

 

  • Location and size of all existing and proposed parking areas including driving, maneuvering lanes, and loading areas or berths.

 

  • The location and dimension of all existing and proposed curb lines, driveways and neighboring street intersections within 150’ of project.

 

  • The location of all existing and proposed storm water conveyance structures.

 

  • Proposed stormwater detention facilities and structures.

 

  • Outdoor Lighting Plan

Included on the site plan or as a separate sheet, if necessary, locate all illuminating devices and include a description of each device, fixture, lamp, support, reflector, pole, foundation/footing and other device (including but not limited to manufacturers or electric utility catalog specification sheets).  There should also be a table included on the plan that indicates the fixture classification (i.e. cutoff fixture, wall pack, flood light, etc.).

 

For projects that will likely impact nearby residential developments, a photometric plan (a point-by-point footcandle array in a printout format indicating the location and aiming of illuminating devices) will be required.

 

Site Plans must show and/or dimension the following information:

·        Existing and Proposed Right-of-way and easements should be shown and dimensioned.

·        Parcel/Lot Dimensions. (Tie to street monument)

·        Existing and proposed rights-of-way improvements (curb/gutter/sidewalk/driveways).

·        Driveway locations and widths.

·        Existing and proposed street names and classifications.

·        Existing and proposed driveways along with size of drive.

·        Raised islands, existing and proposed traffic signals and other traffic control devices.

 

Site Plans must show the following information on all existing and proposed buildings and structures:

·        Location

·        Dimension and square footage.

·        Building height.

·        Proposed building finished floor elevation

·        Dimension building(s) to property lines and distances between buildings

·        Label each building with the proposed use

 

Site Plans must show the following information regarding existing streets adjacent to the development site:

·        Right-of-way and pavement widths.

·        Existing, proposed and anticipated street names and classifications.

·        Existing and/or proposed access points.

·        Acceleration and deceleration lanes (required on arterial streets).

·        Traffic Island and other traffic control devices.

·        Proposed curb cuts, service drives and drainage survey indicating that stormwater flow will not be adversely affected.

 

  • Pedestrian walkways or sidewalks including curb ramps where required.

 

  • Location and length of queuing areas for drive through service areas. 

 

  • Location of proposed retaining walls (include detail and cross-section).

 

  • Show and label screening/buffering from adjacent Residential uses.

 

  • Trash enclosure (include detail).

 

  • Location, height and material of fences.

 

  • Location, height, size, and type of any proposed ground sign (signs are approved by separate permit).

 

  • Show all phases of development for each lot/site plan (if applicable).

 

  • Location of all planned landscape areas.

 

Plan data table including the following information:

·        Site Area (Gross and Net)

·        Gross Building Area

·        Percent of Lot Coverage (show calculation)

·        Parking Required and Provided (including ADA accessible)

 

Site Plans must also provide a narrative statement explaining the character of the development (i.e. eating place, convenience goods, intensive outdoor recreation, etc).