CHAPTER 7

INDUSTRIAL DISTRICT PROVISIONS

 

700      Purposes

710      Principal Uses

720      Accessory Uses

730      Bulk and Area Requirements

740      Site Plan Review

 

SECTION 700            PURPOSES OF INDUSTRIAL DISTRICTS

 

700.1   General Purposes

 

The Industrial Districts are designed to:

 

A.        Achieve the industrial objectives of the Comprehensive Plan.

 

B.         Meet the needs for industrial services and goods of the City of Owasso trade area.

 

C.        Preserve and promote the development of efficient industrial areas and to minimize the adverse effects of industrial uses on other land uses and thoroughfares by:

 

1.         Differentiating the types and purposes of industrial activities.

2.         Establishing bulk and area controls.

3.         Requiring off-street loading and parking facilities.

4.         Protecting the character of industrial districts and their peculiar suitability for industrial uses.

 

700.2   Purposes of the IL Industrial Light Manufacturing, Research, and Development District

 

The IL District is designed to provide an environment conducive to the development and conservation of modern industrial and scientific research facilities and to provide areas suitable for manufacturing, wholesaling, warehousing, and other industrial activities which have no objectionable environmental influences.

 

 

 

 

700.3   Purposes of the IM Industrial Moderate District

 

The IM District is designed to group together a wide range of industrial uses which may produce moderately objectionable environmental influences in their operation and appearance.

 

700.4   Purposes of the IH Industrial Heavy District

 

The IH District is designed to provide areas for manufacturing and other industrial activities which may constitute substantial objectionable environmental influences or hazards.

 

SECTION 710            PRINCIPAL USES PERMITTED IN INDUSTRIAL DISTRICTS

 

710.1   Uses within the IL Industrial District

The principal uses permitted in the IL Industrial District are: abstract company, advertising agency, agricultural implement sales, air conditioning and heating, aircraft sales, ambulance service, arena, armored car service, artist’s studio, auctioneer, auto wash, automobile rental, bakery, bait shop, bindery, broadcasting or recording studio, bottled gas, bottling plant, building contract construction service and storage, cabinet maker, carpentry, carpeting, cesspool cleaning, church, computing service, concrete construction service, copying service, data processing service, decorating, drafting service, dental clinic and laboratory, drapery service, electrical regulation station, electrician, employment agency, enclosed scientific research and testing and development, exterminator, fence, financial institution, fire protection facility, frozen food locker, fuel oil, funeral home, gasoline service station, general business offices, general merchandising establishment, grain elevators, greenhouse, heavy construction contracting service, hospital, ice plant, janitorial service, kennel, landscape contractor, laundry, linen supply, lumber yard, machine repair, masonry, medical offices, mini storages, mobile home sales, monument shaping and sales, oil well drilling and cleaning establishments, optical offices, outdoor recreation, painting contractor, paper hanging contractor, pawn shop, plastering contractor, plastic materials trade establishment, photography studio, pharmacy, plumbing, portable storage building construction and sales, post office, pressure control station, printing and publishing, race tracks (auto, dog, horse), reupholstery, roofing, rodeo grounds, rug cleaning, school, sheet metal, shelter (civil defense and storm), sign painting, skateboard track, stone work, stadiums, storage, temporary open air facilities (such as a carnival, Christmas tree sales, circus, and tent revival), taxidermist, tile setting, transportation ticket office, travel agency, trucking establishments, truck rentals, vehicle repair, vehicle sales, vending sales and service, veterinary office, warehouses, water storage facility, water well drilling and cleaning, welding shop, wholesale establishments, window cleaning, and woodworking shop.

The special exception uses permitted in the IL Industrial District are: airport, barber shop, beauty shop, bus station, cafeteria, candy store, cemetery, coffee shop, convict pre-release center, crematory, dairy store, delicatessen, drag strip, drive-in theater, dry cleaning, fairgrounds, florist, frisbee golf course, gift shop, go-cart track, golf driving range, governmental services, grocery, gun club, heliport, hydro-electric generation plant, juvenile delinquency center, liquor store, mausoleum, newsstand, offsite construction facility, restaurant, retail trade establishments not otherwise classified, rifle and skeet range, sanitary landfill, sewage disposal facility, tobacco store, water treatment plant, and waterslide.

710.2   Uses within the IM Industrial District

The principal uses permitted in the IM Industrial District include all the principal uses permitted in the IL Industrial District plus: manufacturing of: acetylene gas, aluminum, bleaching powder, brass, brick, cellophane, celluloid, chlorine, coke, copper, creosote, dextrin, disinfectant, dyestuff, fertilizer, gas (heating or illuminating), gelatin, glucose, grease, hair, insecticide, lamp black, lard, linoleum, matches, oil, oilcloth, paint, paper, pickle, printing ink, rayon, rubber, sausage, sauerkraut, soap, soda ash, starch, tallow, turpentine, terra cotta, varnish, vinegar, washing compound, and yeast; blast furnace; boiler works; concrete ready mix plant; recreational uses such as: drag strip, fair grounds, frisbee golf course, go-cart track, golf driving range, gun club, rifle and skeet range, and waterslide; iron or steel foundry; rolling mill; sugar refining; tanning or curing of leather; and wool scouring.

The special exception uses permitted in the IM Industrial District are: airport, barber shop, beauty shop, bus station, cafeteria, candy store, cemetery, coffee shop, convict pre-release center, crematory, dairy store, delicatessen, drive-in theater, dry cleaning, florist, gift shop, governmental services, grocery, heliport, hydro-electric generation plant, juvenile delinquency center, liquor store, mausoleum, newsstand, offsite construction facility, restaurant, retail trade establishments not otherwise classified, sanitary landfill, sewage disposal facility, tobacco store, and water treatment plant.

710.3   Uses within the IH Industrial District

The principal uses permitted in the IH Industrial District include all the principal uses permitted in the IM Industrial District plus: auto salvage; manufacturing of: acid, ammonia, asphalt, cement, explosives, glue, gypsum, lime, and plaster of paris; distillation of bones, coal, tar, or wood; fat rendering; incineration or reduction of dead animals, garbage, offal or refuse; junk yard; refining of petroleum or other crude materials; refuse dump; slaughtering of animals; smelting; and stock yards;

The special exception uses permitted in the IH Industrial District are: airport, barber shop, beauty shop, bus station, cafeteria, candy store, cemetery, coffee shop, convict pre-release center, crematory, dairy store, delicatessen, drive-in theater, dry cleaning, florist, gift shop, governmental services, grocery, heliport, hydro-electric generation plant, juvenile delinquency center, liquor store, mausoleum, newsstand, offsite construction facility, restaurant, retail trade establishments not otherwise classified, sanitary landfill, sewage disposal facility, tobacco store, and water treatment plant.

SECTION 720            ACCESSORY USES PERMITTED IN INDUSTRIAL                                          DISTRICTS

 

720.1   Accessory Uses Permitted

 

Accessory uses customarily incident to a principal use permitted in an industrial district are permitted in such district.

 

720.2   Accessory Use 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 structurally a part thereof, shall have a common wall therewith, and shall comply with the requirements applicable to the principal building.

 

C.                 Accessory storage of materials, equipment, or products within 200 feet of an abutting R or AG district shall be screened by the erection of a screening wall or fence along the lot line or lines in common with the abutting R district.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SECTION 730            BULK AND AREA REQUIREMENTS IN THE                                                   INDUSTRIAL DISTRICTS

 

Table 1

BULK AND AREA REQUIREMENTS IN THE INDUSTRIAL DISTRICTS

            REQUIREMENTS

IL

IM

IH

Frontage (Min. Ft.)

            Arterial and Freeway Service Road

            Non-Arterial    

 

150

            50

 

200

100

 

200

100

Floor Area Ratio (Max.)

N/A

N/A

N/A

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

 

 

 

 

50

25        25

 

 

 

 

50

25        25

 

 

 

 

50

25

Setback from Abutting AG, R, or O District boundary lines (Min. Ft.)*

  50      75

  75

  100

Building Height (Max. Ft.)

N/A

N/A

N/A

*          Does not apply when lot abuts a freeway zoned AG, R, or O; however, in those instances a 10 feet setback shall be required.

 

SECTION 740            SITE PLAN REVIEW

740.1 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 industrial 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.

740.2 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).